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The Petula Clark Postulate: Exploring CCRC’s as Revitalization Solutions for Failing Downtowns
Presented by Dodd Kattman and Zachary Benedictat the National Conference of the Environments for Aging
Tuesday, March 23, 2010, 8:15-9:15 am, San Diego, CA
Copyright ©2010 by Morrison Kattman Menze, Inc.
A Special Thanks to…
Bruce Blalock, CEO, Lutheran Life Villages
Mayor W. Suzanne Handshoe, City of Kendallville
Anita Shepherd, Executive Director, Kendallville Area Chamber of Commerce
Tim Stair, Mennonite Health Services
Tom Leedy, Dekko Foundation
Jim Leich, Executive Director, Indiana Association of Homes and Services for the Aging
Rick Sherck, Executive Director, Noble County Economic Development Corporation
Philip Stafford, Director, Center on Aging and Community, Indiana University
Jessica Wolfe, Bluepond, LLC
The lights are much brighter there.
You can forget all your troubles, forget all your cares.
So go downtown, things'll be great when you're…
Downtown - no finer place, for sure.
Downtown - everything's waiting for you.
Petula Clark (1964)
“
”
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
2©2010 Morrison Kattman Menze, Inc.
0102
DEVIANT MODEL: Discuss how development patterns have
transformed (Midwestern) communities and left them ill-prepared for the
shifting marketplace.
TOPICS
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
3©2010 Morrison Kattman Menze, Inc.
010203
QUALITY OF PLACE: Illustrate how evolving priorities will
present a renewed sense of place and begin to level the playing field
for smaller (Midwestern) cities and towns.
SOCIAL CATALYST: Propose how a rapidly aging demographic
can be utilized as a vital resource and incentive for the revitalization
of failing downtowns (throughout the Midwest).
Our enormous and rapidly growing older population is
a vast, untapped resource. If we can engage these
individuals in ways that fill urgent gaps in our society,
the result will be a windfall for American civic life in the
twenty-first century.
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
4©2010 Morrison Kattman Menze, Inc.
twenty-first century.
Marc FreedmanPrime Time: How Baby Boomers Will Revolutionize
Retirement and Transform America (1999)
PART ONEDEVIANT MODEL
criminals
sick
old
rich
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
5©2010 Morrison Kattman Menze, Inc.
normal
poor
educated
loud
creatives
IMPLICATIONS
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
6©2010 Morrison Kattman Menze, Inc.
80+ million
IMPLICATIONS
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
7©2010 Morrison Kattman Menze, Inc.
Suburban living in this country is becoming seen
more of an epidemic than a development
methodology when you consider that in 2000
“80 million Americans were either too
young, too old, or too poor to drive.”
Andres Duany, Elizabeth Plater-Zyberk and
Jeff Speck, Suburban Nation: the Rise of
Sprawl and the Decline of the American
Dream (2000), pg 115
DISCONNECTED
65+ Demographic Projections
Mil
lio
ns
of
Am
eri
can
s 6
5+
50
75
100
IMPLICATIONS
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
8©2010 Morrison Kattman Menze, Inc.
Mil
lio
ns
of
Am
eri
can
s 6
5+
2010 2020 2030
0
2000
25
50
71
.5 M
ILLI
ON
*Projections as of July 2004 per U. S. Census Bureau
DEVIANT MODEL
DIAGRAM
IMPLICATIONSG
RO
WT
H
CURRENT
TREND
EMERGING
TREND
“Incrementalism is the death of
Innovation” -Tom Peters
The Circle of Innovation
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
9©2010 Morrison Kattman Menze, Inc.
TIME
GR
OW
TH TREND
CREATIVE DESTRUCTIONCREATIVE DESTRUCTIONCREATIVE DESTRUCTIONCREATIVE DESTRUCTION
Average Lifetimes for Energy-Related Capital Stock
IMPLICATIONS
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
10©2010 Morrison Kattman Menze, Inc.
*IEA (2000), World Energy Outlook 2000, p. 43
IMPLICATIONS
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
11©2010 Morrison Kattman Menze, Inc.
“Only by understanding the rise of
this [creative] class and its values
can we begin to understand the
sweeping and seemingly disjointed
changes in our society and begin to
shape our future more intelligently.”
Richard Florida
The Rise of the Creative Class, p. xxvii
BRAIN DRAIN
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
12©2010 Morrison Kattman Menze, Inc.
© 2008 Richard Florida
BRAIN DRAIN“Maybe it’s the Indiana attitude. I’ve never
been anywhere that is so risk-adverse. A lot
of parents just don’t value education, and
they’ve passed that on to their kids. There's
a lack of leadership. Indiana people seem to
be content to be mediocre people living in
mediocre cities.” -Richard Longworth
Caught in the Middle, p48
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
13©2010 Morrison Kattman Menze, Inc.
$6,700 $7,200$8,490
$12,700
$15,000
$17,470
$0
$5,000
$10,000
$15,000
$20,000
Indiana US Average Average of Top 10 States
Additional Earnings w/Associates Additional Earnings w/Bachelors
Economic Incentives for Education in Indiana
Difference in Median Annual Earning Between College Graduates and High School
Graduates in Indiana vs. the U.S. and the Top 10 States (18-64 Year Olds) for 2000.
Source: U.S. Census Bureau, 2000 Census 5% Public Use Microdata Samples.
Indiana Population Growth from 2005 to 2040:
AGING MARKET
15%
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
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for 65+ POPULATION
90%
SENIORS YP’s FAMILIES LOW INCOME
AGING MARKET
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
15©2010 Morrison Kattman Menze, Inc.
When I retire I want to drink beer and work on my car all day long. I know I won’t be able to
drive the damn thing, but that’s not the point. I have worked hard, and when I retire that’s what
I want to do. So give me a garage, a fridge full of beer, and leave me alone. Sure…
come in to change my diaper, make sure I have a pulse – but then let me get back to changing
my carburetor…
…and if you won’t do it, I will pay for someone else to; and if I cant find anyone I will find
friends of mine and we will just build our own damn garage and hire 30 full time nurses.
“
”Dr. Lowell CatlettKeynote Address AIA-IN+KY Convention
Columbus, Indiana 2007
UNDERSTANDING “HOME”
Disagree5%
Agree*94%
Very
Not VeryConfident**
39%
Neither/
PERCENTAGE OF INDIANA RESIDENCES AGE 60+ WHO WANT TO STAY AT “HOME”
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
16©2010 Morrison Kattman Menze, Inc.
94%Very
Confident61%
Neither/DK/RF
1%
We asked respondents whether they agree or disagree
with the following statement: “What I’d really like to do is
stay in my current residence for as long as possible.”
For people who answered “agree” we calculated the percentage of
adults age 60+ who were very confident/not very confident that
they will be able to afford to live in their current residence for as
long as they would like.
*Agree includes those who said Strongly agree or Somewhat agree.**Not Very Confident includes those who said Somewhat confident, Not too confident, Not confident at all, Don’t know, or Refused.
Note: Percentages may not add up to 100% due to rounding and/or missing information.
§ Excludes Area 2 (Elkhart, Kosciusko, LaPorte, Marshall & St. Joseph Counties) which was surveyed in 2006.
Source: AdvantAge Initiative Community Survey in Indiana 2008
UNDERSTANDING “HOME”
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
17©2010 Morrison Kattman Menze, Inc.
UP, Pixar Films (2009)
UNDERSTANDING “HOME”“Home is not where you live, but
where they understand you.”
- Christian Morganstern
“I long, as does every human
being, to be home wherever I
find myself.” - Maya Angelou
Home is not merely about control, but about human
agency, a sense that what you are doing in the world
makes a difference that nobody else could make. “
”
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
18©2010 Morrison Kattman Menze, Inc.
“Home is a place where you grow up wanting
to leave, and grow old wanting to get back to.”
- John Ed Pearce
makes a difference that nobody else could make.
- Philip Stafford
“”
“The home is the center and
circumference, the start and the
finish, of most of our lives.” - Charlotte Perkins Gilman
“My home is not a place, it is people.”
- Lois McMaster Bujold “There is a magic in that little world, home; it is a
mystic circle that surrounds comforts and virtues
never known beyond its hallowed limits.”
- Robert Southey
A NORC (Naturally Occurring
Retirement Community) is the
opposite of a planned retirement
community. A NORC could be a
community, neighborhood,
building or whatever real estate
subset you choose, that evolves,
well, naturally.
For example, say you live in a
condominium building on the North
Side of Chicago. It just happens that
most of the residents are older
“SOCIAL NETWORK
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
19©2010 Morrison Kattman Menze, Inc.
most of the residents are older
people. In most cases, the
residents didn't move there
old, they just got older
along with the building.
That's a NORC.
David Gest, 'Naturally Occurring Retirement
Communities' In First Suburbs,” (2006)
Charles Street, Beacon Hill, Boston, MA
Photo by MKM, 2009.
”
SOCIAL NETWORK
84.0%
95.4%
participate in more
activities then they
used to
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
20©2010 Morrison Kattman Menze, Inc.
SOCIAL INTERACTION
Surveys show that more than 88%
of NORC residents talk with more
people than they used to.
95.4%
70.5%
know more about their
community’s services
than they used to
feel healthier and more
active than they used to
16
18 65 75
70 720
0
BIRTH OCCUPATIONAL DURATION DEATH
AGRARIAN
INDUSTRIAL
WORK/RETIRE
RATIO
27:1
5:1
AGING MARKET
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
21©2010 Morrison Kattman Menze, Inc.
RETIREMENT
21
25
62 82
55 85
0
0
INFORMATION
FUTURE
2:1
1:1
50%+ WORKING
PART TWOQUALITY OF PLACE
WHAT’S GOING ON??? WHAT’S THERE???
1
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
22©2010 Morrison Kattman Menze, Inc.
MODERN
METRIC
WHAT’S GOING ON???The vibrancy of street life, café culture,
arts, music and people engaging in
outdoor activities – altogether a lot of
active, exciting, creative endeavors.
WHAT’S THERE???The combination of the built
environment and the natural
environment; a proper setting for
pursuit of creative lives.
23WHO’S THERE???The diverse kinds of people,
interacting and providing cues
that anyone can plug into and
make a like in a community.
RENEWAL
1. VITALITY: How “healthy” is your city and the overall health of your
residents?
2. EARNING: How is your city’s future job growth, the percentage of
jobs in the knowledge-based sector, household incomes, etc.?
3. LEARNING: How committed is your city to high quality education
for all of its citizens?
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
23©2010 Morrison Kattman Menze, Inc.
“Attracting and Retaining Talent to Greater Akron:
Research, Report, and Recommended Actions,” by
Next Generation Consulting, August 2005.
for all of its citizens?
4. SOCIAL CAPITAL: How open, safe, and accessible is your city to all
people?
5. COST OF LIFESTYLE: How competitive is your cost of living?
6. AFTER HOURS: How are the places to go and things to do after
work and on weekends?
7. AROUND TOWN: How easy is it to get to where you want to go in
your city (e.g. walkability, airport activity, commute times, mass
transit opportunities, etc.)?
DOWNTOWN RENEWAL
Creative people seek places that are
themselves a challenge and where
they can help craft the future.
They want a place that’s not done.
Richard Florida, The Rise of
The Creative Class, p232.
“”
31 TARGET CITIESP
OP
ULA
TIO
N=
10
-25
,00
0 P
EO
PLE
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
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PO
PU
LAT
ION
= 1
0
100%
89%
99%
79%
124%
75%
85%
68%
112%
67%
81%
93%
DOWNTOWN RENEWALHOW MIDWESTERN SMALL TOWNS COMPARE TO NATIONAL AVERAGE
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
25©2010 Morrison Kattman Menze, Inc.
68%67%
% With Age 65+ Mean Commute Time Median Household Income Single-Family Median
Home Value
U.S. Average Indiana Average Target City Average Kendallville
Source: 2007 U. S. Census Data
WALKABILITYTHE VALUE OF WALKABILITY
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
26©2010 Morrison Kattman Menze, Inc.
= $$
•Grocery Stores
•Restaurants
•Coffee shops
•Bars
•Movie Theaters
•Schools
•Parks
•Libraries
•Bookstores
•Fitness
•Drug Stores
•Hardware Stores
•Clothing Stores
•Music Stores
TARGET CITIES
70+ =
WWW.WALKSCORE.COMThe Walk Score algorithm looks at destinations in 13
categories and awards points for each destination that
is between one-quarter mile and one mile of the
subject residential property:
76.3
42.7
33.6
78.7
49.3
29.4
72.0
18.0
54.0
0.0
10.0
20.0
30.0
40.0
50.0
60.0
70.0
80.0
90.0
Downtown WalkScore CCRC WalkScore Average Yield
Indiana Average Target City Average Kendallville Average
WALKABILITY
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
27©2010 Morrison Kattman Menze, Inc.
70+ = SCORECARD:
90–100 = Walkers' Paradise: Most errands can be accomplished on foot
and many people get by without owning a car.
70–89 = Very Walkable: It's possible to get by without owning a car.
50–69 = Somewhat Walkable: Some stores and amenities are within
walking distance, but many everyday trips still require a bike,
public transportation, or car.
25–49 = Car-Dependent: Only a few destinations are within easy walking
range. For most errands, driving or public transportation is a
must.
0–24 = Car-Dependent (Driving Only): Virtually no neighborhood
destinations within walking range. You can walk from your
house to your car!
3
21
4
9
12NETWORK MAPPING
1 MILE RADIUS
½ MILE RADIUS
5
10
11
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
28©2010 Morrison Kattman Menze, Inc.
7
6
1. State Highway
2. Golf Course
3. Public Lake
4. Walkable Downtown
5. Middle School
6. YMCA
7. High School
8. Sports Field(s)
9. City Park + Beach
10.Library
11.County Fairgrounds
12.Industrial Park
8
9
3
Kendallville, Indiana
NETWORK SCALE
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
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People are being drawn to the convenience
and culture of walkable urban neighborhoods
across the country – even when those
neighborhoods are small.
DEMAND“
”Christopher LeinbergerThe Option of Urbanism (2007)
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
30©2010 Morrison Kattman Menze, Inc.
WALKABLITY A 2008 AARP poll found that almost 1/3
of Americans age 50+ wanted to walk
more to services and entertainment.30%
MARKET CATCHMENTOf the 60% planning to relocate for
retirement, 36% will move more than
three hours away.36%
“URBAN” RETIREMENT Studies have demonstrated that 28% of
baby boomers plan to or are intrigued
by retiring in an urban, walkable
environment.
28%RELOCATIONStudies have found 60% of baby boomers
expect/plan to move and make a lifestyle
adjustment in their 60’s.60%
44.7% 43.5%
59.6%
66.7%
91.4%
65.2%
89.1%
93.6%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
TOP FIVE TRENDS IN CCRC PROGRAMS: PROJECTED GROWTH FROM 2008-2013CCRC TRENDING
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
31©2010 Morrison Kattman Menze, Inc.
21.4%23.9%
0.0%
10.0%
20.0%
30.0%
Web-Based
Education for
Residents
Wellness Programs
for Residents
Lifelong Learning
Programs
Wellness Programs
for Staff
Computer Training
for Residents
% <300 Units Currently Offering % <300 Units Offering by 2013
Source: Susan Brecht, Sandra Fein, and Linda Hollinger-Smith, “Preparing for the Future: Trends in Continuing Care Retirement Communities.” Seniors Housing & Care Journal, 2009, Vol. 17, No. 1, p75-90
PART THREEPercentage of People Age 65+
Reporting Good-Excellent Health
volunteerism transit
education
arts
SOCIAL CATALYST
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
32©2010 Morrison Kattman Menze, Inc.
Source: "Older Americans 2008 Key Indicators of Well-Being", Federal Interagency Forum on Aging Related Statics
small
business
retail
healthcare
aging
76%80%
74%67%
60% 63%57% 54%
63%68%
57%
47%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
65+ 65-74 75-84 85+
White Black Hispanic
MENU
SMART GROWTH
Age Qualified Neighborhood Amenities…
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
33©2010 Morrison Kattman Menze, Inc.
In-Home Services: Members will have access to various care
services ranging in a levels of need. Available services include
assistance with activities of daily living (ADL’s), personal care,
licensed home health, cooking, cleaning, light housekeeping
and select errands.
Care Coordination: Members will be assigned a Personal Care
Coordinator for their respective services and needs and be
available to you and your family 24/7.
Adult Day Care: Members will be offered services provided in a
congregate setting for a scheduled number of hours per week,
including transportation, meals and activities.
Meals: Members will have access to delivery services and/or
voucher-meals from local qualifying restaurants.
Home Inspection and/or Repairs: Members will have access to
accessing home repair services and annual “safety inspections”
for their homes to ensure quality living arrangements.
Transportation: Members will have access to limited public
transportation as well as ability to reserve and utilize a
member-only rental car service.
Social and Wellness Programs: Members will have access to
exercise classes, arts and crafts classes, wellness seminars,
speakers, day excursions and discounted use of local YMCA.
Work/Live: Members will have access to available office space and
consultation services in a work-sharing environment with a local
incubator.
MENU
CAFÉ-CENTRICRETAIL AS SOCIAL HUB FOR LOCAL SENIORS
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
34©2010 Morrison Kattman Menze, Inc.
RETAIL SERVICES
+
SENIORS AS CRITICAL MASS FOR LOCAL BUSINESSES
=THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
35©2010 Morrison Kattman Menze, Inc.
+ =
RETAIL SERVICESSENIORS AS CRITICAL MASS FOR LOCAL BUSINESSES
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
36©2010 Morrison Kattman Menze, Inc.
Percentage of Indiana Residents Age 60+ Who
Attended movies, sports events, or group
events in the Last Week…
67%Source: AdvantAge Initiative Community Survey in Indiana 2008
RETAIL SERVICESSENIORS AS CRITICAL MASS FOR LOCAL FESTIVALS
Percentage of Indiana Residents
Age 60+ Who Engaged in at Least
one Social, Religious or Cultural
Activity in the Last Week…
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
37©2010 Morrison Kattman Menze, Inc.
Downtown Kendallville Apple Festival 2009
88%Source: AdvantAge Initiative Community Survey in Indiana 2008
SMALL BUSINESS SENIORS AS KNOWLEDGE RESOURCE FOR EMERGING PROFESSIONALS
+ =THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
38©2010 Morrison Kattman Menze, Inc.
+ =
SMALL BUSINESSCOWORKING
Working Full Time
Percentage of Indiana Residents Age 60+ Who Would
Like to Work for Pay
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
39©2010 Morrison Kattman Menze, Inc.
Working Part Time
Would Like to Work for
Pay (but currently are not)
Would Not Like to Work
for Pay45%
EDUCATIONSENIORS AS EDUCATORS FOR LOCAL YOUTH
+ =THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
40©2010 Morrison Kattman Menze, Inc.
+ =
TRANSPORTATION SENIORS AS MOTIVATION FOR TRANSIT
+ =THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
41©2010 Morrison Kattman Menze, Inc.
+ =
TRANSPORTATIONSENIORS AS MOTIVATION FOR TRANSIT
TRANSIT
PASSENGER RAIL
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
42©2010 Morrison Kattman Menze, Inc.
TRANSITDIAMOND STREET
EAST LISLE STREET
TRANSPORTATIONSENIORS AS MOTIVATION FOR TRANSIT
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
43©2010 Morrison Kattman Menze, Inc.
Source: WOW! User Data, Provided by
Wells Council on Aging, March 2009.
Annual Total Riders Per Age Group Annual Total Trips Per Age Group
0
100
200
300
400
500
600
700
800
2004 2005 2006 2007 2008
Senior (60+) Adult (18-59) Student (K-12) Infant (0-5)
0
5,000
10,000
15,000
20,000
25,000
30,000
35,000
2004 2005 2006 2007 2008
Senior (60+) Adult (18-59) Student (K-12) Infant (0-5)
EXISTING DOWNTOWN
3
2
5
1
4
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6
5
1. Empty Storefronts: Failing downtowns commonly have a series
of empty but architecturally interesting storefronts.
2. Underutilized Parking: In effort to compete with suburban
retail, many downtowns made an effort to increase the
availability of closely adjacent parking much of which sits empty.
3. Excessively Wide Streets: Widened streets present wonderful
opportunities to recreate existing streetscapes.
4. Local Icons: Even in failing downtowns, many smaller
communities still have local icons within their urban fabric.
These landmarks must be revitalized whenever possible.
5. Suburban Development: Urban villages are defined by
building’s proximity to the sidewalk. Suburban development can
counteract this experience with large setbacks.
6. Abandoned Structures: Abandoned structures can be
repurposed to create interesting, innovative “brand” for the local
community.
Typical Problems with Failing Downtowns…
1
IMPLEMENTATION Cafe. + Community Center
Senior Housing
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45©2010 Morrison Kattman Menze, Inc.
1. Café + Community Center: Utilize an empty building to
house a Mather’s Café-inspired community center to
serve as a base for the proposed menu of services.
Additionally, empty apartments above can be used for
mixed-use independent living located directly on Main
Street and existing homes within the service boundary
could be marketed for In-Home Services.
1
IMPLEMENTATION Cafe. + Community
Senior HousingIMPLEMENTATION
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46©2010 Morrison Kattman Menze, Inc.
1. Café + Community Center: Utilize an empty building to
house a Mather’s Café-inspired community center to
serve as a base for the proposed menu of services.
Additionally, empty apartments above can be used for
mixed-use independent living located directly on Main
Street and existing homes within the service boundary
could be marketed for In-Home Services.
2
IMPLEMENTATION
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2. Independent Living Units: New Independent Living row
houses would be constructed directly behind Main
Street as a urban transition between Main Street and
the adjacent detached housing.
2
IMPLEMENTATION IMPLEMENTATION
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48©2010 Morrison Kattman Menze, Inc.
2. Independent Living Units: New Independent Living row
houses would be constructed directly behind Main
Street as a urban transition between Main Street and
the adjacent detached housing.
3
IMPLEMENTATION
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3. Revitalized Main Street: A boulevard would be
introduced to Main Street to accommodate trolley cars
and a more human scale. Bike lanes, off-street parking,
and outdoor dining would begin to create a more
vibrant and interactive streetscape.
3
IMPLEMENTATION IMPLEMENTATION
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
50©2010 Morrison Kattman Menze, Inc.
3. Revitalized Main Street: A boulevard would be
introduced to Main Street to accommodate trolley cars
and a more human scale. Bike lanes, off-street parking,
and outdoor dining would begin to create a more
vibrant and interactive streetscape.
4
IMPLEMENTATION
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4
4
4. Abandoned + Repurposed Structures : Utilize abandoned
structures to begin to house marketable community
amenities. Here a failing car dealership will be
repurposed for a Zip Car lot and an abandoned gas
station will be used to house a farmer’s market.
4
IMPLEMENTATION IMPLEMENTATION
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4
4
4. Abandoned + Repurposed Structures : Utilize abandoned
structures to begin to house marketable community
amenities. Here a failing car dealership will be
repurposed for a Zip Car lot and an abandoned gas
station will be used to house a farmer’s market.
Apartments 32total units 24,700sf
One-bedroom 12@ 650 sf = 7,800 sf
One-bedroom deluxe 12@ 775 sf = 9,300 sf
Two-bedroom 6@ 900 sf = 5,400 sf
Two-bedroom deluxe 2@ 1100 sf = 2,200 sf
Commons Space 5,220sf
Lobby and lounge 1@ 500 sf = 500 sf
Dining (per seat) 48@ 40 sf = 1,920 sf
Conference/private dining 1@ 250 sf = 250 sf
Activity room 1@ 1000 sf = 1,000 sf
Parlor/library/technology room 2@ 400 sf = 800 sf
Hair salon 1@ 200 sf = 200 sf
Spa/tub room 1@ 250 sf = 250 sf
Resident laundry room 2@ 150 sf = 300 sf
Support Spaces 4,415sf
Staff office 2@ 150 sf = 300 sf
Kitchen 1@ 1800 sf = 1,800 sf
Dietary receiving, support 1@ 250 sf = 250 sf
Clean supply 2@ 120 sf = 240 sf
Soiled holding and trash 2@ 120 sf = 240 sf
Housekeeping closet 1@ 40 sf = 40 sf
Storage 2@ 200 sf = 400 sf
Common toilet 2@ 220 sf = 440 sf
Private toilets 3@ 45 sf = 135 sf
Mechanical 3@ 150 sf = 450 sf
PROGRAM
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
53©2010 Morrison Kattman Menze, Inc.
Mechanical 3@ 150 sf = 450 sf
Electrical and systems 1@ 120 sf = 120 sf
Net-to-gross (per floor) 25%@ 34,335 sf = 8,584sf
Total independent living apartment building 42,919 sf
Site development
General earthwork 1 ls @ $ 100,000 = $ 100,000
Storm-water detention, underground piping, etc. 1 ls @ $ 75,000 = $ 75,000
Parking, roads and walkways 1 ls @ $ 150,000 = $ 150,000
Lawns, landscape, softscape, hardscape 1 ls @ $ 75,000 = $ 75,000
Site lighting, etc. 1 ls @ $ 50,000 = $ 50,000
Cost projection
Building 42,919 sf @ $ 120 / sf = $ 5,150,250
Site development 1 ls @ $ 450,000 = $ 450,000
Food service equipment 1 ls @ $ 160,000 = $ 160,000
Dining furniture 48@ $ 250 = $ 12,000
Misc. furniture and equipment 1@ $ 40,000 = $ 40,000
Low voltage systems and equipment 1@ $ 25,000 = $ 25,000
Cost of financing, debt service, interest, insurance (not included)
Soft costs 10%@ $5,812,250 = $ 581,225
Total construction budget (no contingency) $ 6,418,475
PROGRAM PROGRAM COMPARISON
COST COMPARISON
0 5,000 10,000 15,000 20,000 25,000 30,000
Apartments (32 units)
Cottages (12 Units)
Common Space
Support Spaces
Urban Suburban
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
54©2010 Morrison Kattman Menze, Inc.
SAVINGS = $3.75 million40+% REDUCTION IN COST
$0 $1 $2 $3 $4 $5 $6
Apartments (32 units)
Cottages (12 units)
Site Devleopment
FFE
Soft Costs
Urban Suburban
PROGRAM THIRD-PARTY RESPONSIBILITIES
Community Center and Café*Partnering with local café owner, the Kendallville Area Chamber
of Commerce, and the Noble County Council on Aging to create
a community center for menu of services and activities.
Food Services and Dining Partnering with local restaurant owners, the Kendallville Area
Chamber of Commerce, and the Kendallville Main Street
Association to setup of a voucher program for local members.
Common SpacePartnering with local cultural amenities such as the adjacent
stores, library, VFW, and YMCA.
Activity SpacePartnering with local Economic Development Corporation and
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
55©2010 Morrison Kattman Menze, Inc.
*The installation of the Café is currently estimated to include 5,700+/- sq. ft. of renovated
space within an existing building downtown with a preliminary budget of $580,000.
Partnering with local Economic Development Corporation and
Vocational Programs to create opportunities for education,
skilled labor instruction, consultation, and co-working.
Public TransitPartnering with the City of Kendallville and the Noble County
Council on Aging to provide various options for transportation
(e.g. Zip Car, public Trolley, etc.).
Home Maintenance Partnering with NeighborLink to encourage local youth and
community organizations to assist seniors in the errands as well
as the maintenance and care for their homes.
AUDIENCE
THE PETULA CLARK POSTULATE Environments for Aging 2010 | March 23, 2010
56©2010 Morrison Kattman Menze, Inc.
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Longworth, Richard C., Caught in the Middle: America’s Heartland in the Age of Globalism. New York: Bloomsbury, 2008
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