1. Affordable Housing in Historic Neighborhoods:
How an Elder-Centric Network Strategy can Incentivize Urban Renewal
Presented by Zachary Benedict
at Preserving Historic Places Conference
Wednesday, April 6, 2011, 3:30-4:45 PM, Indianapolis, IN
Copyright ©2011 by Morrison Kattman Menze, Inc.

2. Zachary Benedict
Zachary is a Senior Associate at Morrison Kattman Menze, Inc., an
architecture and planning firm. While providing project management
and design on numerous Healthcare and Senior Living projects, he has
been recognized for his work in community planning. With a
background in urban design and revitalization, Zachary has been
involved in educating communities on the benefits of vibrant social
networks and quality civic spaces through writings, public workshops,
or just simply over a cup of coffee.
Through this work, coupled with an appreciation towards the likes of
Milton Freidman and Monty Python, he has lectured nationally on
various topics – discussions whose primary focus is understanding and
promoting the value of the "Main Street" dynamic. From concepts
exploring “creative destruction” to “social capital,” Zachary’s work
focuses on the future of rural America and the socio-economic
benefits of walkable, intergenerational communities.

3. DISCLAIMER: Due to the subject matter of this
presentation, viewer discretion is advised. The author
herein realizes that everyone has a personal definition or
vision of what “historic preservation” should/does consist
of. In advance, accept this as a sincere apology if any of
the following slides conflict with what you define as the
role of “historic preservation” in modern society. The
author therefore realizes this may be considered an
unconventional perspective, a side note that should be
taken into consideration throughout the course of the
presentation. Offer void in Rhode Island.
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4. SHIFTING DEMOGRAPHIC
1.
How will communities react
and/or accommodate the
<3% in CCRC rapidly aging population?
2.
How can communities benefit
from the migration of a rapidly
aging population?
2010: 39.6 million people were 65+
13% of US population
2030: 72.1 million people will be 65+
19% of US population
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5. SHIFTING DEMOGRAPHIC
Indiana Population Growth from 2005 to 2040:
15%
for 65+ POPULATION
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90% 5
©2011 Morrison Kattman Menze, Inc.

6. IMPLICATIONS
Average Lifetimes for Physical Capital
Source: IEA (2000), World Energy Outlook 2000, p. 43
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7. IMPLICATIONS
Photo by Alex MacLean
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8. “ 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 Catlett
”
Keynote Address AIA-IN+KY Convention
Columbus, Indiana 2007
I have money. I am loyal, and I bring my friends.
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9. SHIFTING IDENTITY
TRADITIONAL
CCRC + SERVICES
(assumes responsibility for
facility construction,
operation, and
maintenance)
SERVICE NETWORK
(assumes collaboration with other community
organizations and civic leaders in the offering of
an ageographic service network aimed at
providing successful aging though vibrant,
intergenerational neighborhoods)
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10. THESIS:
The future of small and medium-sized
communities will depend on their ability to
accommodate rapidly shifting demographics with
a nimble and collaborative service network aimed
at fostering successful aging through civic
engagement in the pursuit of vibrant,
intergenerational neighborhoods.
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11. THESIS:
in other words…
+ + = ☺
walkable (historic) network critical intergenerational
neighborhood structure mass community
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MOVEMENT
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12. TOPICS
01 DEVIANT MODEL: Discuss how evolving priorities will shift how
successful communities are perceived, placing a higher level of
importance on civic inclusion.
02
NETWORK STRUCTURES: Explain how historic networks
structures can be revitalized by reevaluating the role of aging
populations within community redevelopment strategies.
03
INCENTIVIZING VILLAGES: Illustrate how this concept of
Elder-Centric Villages can be incentivized through discussions with
local aging professionals, civic leaders, and key stakeholders.
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13. PART ONE
DEVIANT MODEL
old
criminals rich
sick
creatives
normal
educated
poor
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14. IMPLICATIONS
WALKING TO SCHOOL
80%
70%
60% 71%
50%
40%
30%
20%
10% 18%
0%
Source: Barbara McCann and Reid Ewing, Measuring the
Percentage of Children who Percentage of Adults who Walked or Health Effects of Sprawl: A National Analysis of Physical
Currently Walk or Bicycle to School Bicycled to School Activity, Obesity, and Chronic Disease, Smart Growth
America – Surface Transportation Policy Report, (2003), p7.
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15. IMPLICATIONS
AFTER
BEFORE
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16. IMPLICATIONS
80+ million
Photo by Alex MacLean
DISCONNECTED seen
Suburban living in this country is becoming
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
Beacon Hill Village, Boston, MA
(www.beaconhillvillage.org)
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17. IMPLICATIONS
31 TARGET CITIES EVALUATING SMALL TOWN INDIANA
POPULATION= 10-25,000 PEOPLE
124%
100% 99%
89%
85%
10
80%
75%
55%
% With Age 65+ Mean Commute Time Median Household % w/Bachelor Deg. or
Income Higher
U.S. Average Indiana Average Target City Average
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18. CREATIVE DESTRUCTION
+4000
+3000
+2000
+1000
Netflix
0
Blockbuster
2000 2002 2004 2006 2008 2010
CREATIVE DESTRUCTION defines economic growth caused by entrepreneurial
risks that destroy previous business practices through their innovations.
It was first coined by Joseph Schumpeter as a “process of industrial mutation that incessantly revolutionizes
the economic structure from within, incessantly destroying the old one, incessantly creating a new one.”*
*Capitalism, Socialism and Democracy, 1942
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19. ENGAGEMENT
THE VAST MAJORITY OF THE 55+
POPULATION DOES NOT WANT TO LIVE
IN A COMMUNITY THAT LEGALLY
LIMITS THE AGE OF ITS RESIDENTS
54% of seniors cited companionship, an
improved social life, and a relief from
boredom as the reasons for their
move.*
*Source: The American Seniors Housing Association,
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The Independent Living Report (2009). 19
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20. ELDER-CENTRIC CIVIC NETWORKS 20
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21. ENGAGEMENT
CORRELATING COMMUNITY ENGAGEMENT AND LEVELS OF SUCCESSFUL AGING
100%
90%
80%
70%
60%
31% 24% 39%
50%
40%
30%
20%
10%
0%
I am satisfied with my life the I am able to make choices about I have a high quality of life
majority of the time things that affect how I age
High Low
UP, Pixar Films (2009)
ELDER-CENTRIC CIVIC NETWORKS Source: AARP/Roper Public Affairs & Media Group of 21
Preserving Historic Places Conference | April 6, 2011 NOP World, Beyond 50.05 Morrison Kattman Menze, Inc.
©2011 Survey, 2004.

22. ENGAGEMENT
86%
PERCENTAGE OF 45+ WHO AGREE THEY
WOULD “REALLY LIKE TO STAY IN THEIR
CURRENT RESIDENCE AS LONG AS
POSSIBLE.
Source: AARP, Home and
Community Preference of the 45+
Population, November 2010
UP, Pixar Films (2009)
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23. ENGAGEMENT
84.0% participate in more
activities then they
used to
95.4% know more about their
community’s services
than they used to
70.5% feel healthier and more
SOCIAL INTERACTION
Surveys show that more than 88%
active than they used to of NORC residents talk with more
people than they used to.
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24. ENGAGEMENT
= $$
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25. ENGAGEMENT 90
80
WALKABLE ENVIRONMENTS FOR AGING
70
60
50
40
30
20
10
SCORES <50 = CAR- 0
DEPENDANT AREAS Downtown Care Provider
Source: Dodd Kattman and Zachary Benedict, Valuing Connectivity: Exploring the
Importance of Civic Inclusion and Walkability for Senior Living, 2010
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26. ENAGAGEMENT
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27. ENGAGEMENT
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.
Marc Freedman
Prime Time: How Baby Boomers Will Revolutionize
Retirement and Transform America (1999)
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28. PARTSTRUCTURES
NETWORK
TWO
volunteerism arts transit
education
elderly
retail
small
business
healthcare
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29. elder-centric village [el-der sen-trik vil-ij], noun, *
1. A small city or urban village whose socio-economic
development initiative promotes young and old to thrive
together; 2. A redevelopment strategy focused on fostering
intergenerational relationships and urban renewal through the
accommodation of a rapidly growing aging demographic.
*A concept introduced by Morrison Kattman Menze, Inc., ©2010, during their
work creating redevelopment strategies with rural cities and towns throughout
Indiana.
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30. NETWORK
BUILT ENVIRONMENT DAILY ROUTINE RESTRICTIONS
URBANISM REALITY
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31. NETWORK
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32. NETWORK
BUILT ENVIRONMENT DAILY ROUTINE RESTRICTIONS
URBANISM REALITY ECV NETWORK
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33. NETWORK
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34. NETWORK INPUT IN THE LAST WEEK, PEOPLE AGE 60+…
88%
engaged in at least one
cultural, religious, or
social activity
attended movies,
67% sporting events, or
group events
57%
attended church,
temple, or other
39%
participated in
volunteer work (18% at
10+ hours a week)
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Source: AdvantAge Initiative Community Survey in Indiana 2008.
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35. NETWORK INPUT
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36. NETWORK INPUT
“ People are being drawn to the convenience
and culture of walkable urban neighborhoods
across the country – even when those
neighborhoods are small.
” Christopher Leinberger
The Option of Urbanism (2007)
28% 60%
“URBAN” RETIREMENT RELOCATION
Studies have demonstrated that 28% of Studies have found 60% of baby boomers
baby boomers plan to or are intrigued expect/plan to move and make a lifestyle
by retiring in an urban, walkable adjustment in their 60’s.
environment.
30% 36%
WALKABLITY MARKET CATCHMENT
A 2008 AARP poll found that almost 1/3 Of the 60% planning to relocate for
of Americans age 50+ wanted to walk retirement, 36% will move more than
more to services and entertainment. three hours away.
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37. STRUCTURE
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38. STRUCTURE
Age Qualified Service Network…
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,
MENU
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.
licensed home health, cooking, cleaning, light housekeeping
and select errands.
Transportation: Members will have access to limited public
transportation as well as ability to reserve and utilize a
Care Coordination: Members will be assigned a Personal Care member-only rental car service.
Coordinator for their respective services and needs and be
available to you and your family 24/7.
Social and Wellness Programs: Members will have access to
exercise classes, arts and crafts classes, wellness seminars,
Adult Day Care: Members will be offered services provided in a speakers, day excursions and discounted use of local YMCA.
congregate setting for a scheduled number of hours per week,
including transportation, meals and activities.
Accessibility: Neighborhood infrastructure will react to elder-
friendly and accessible amenities (e.g., curbing, ramps, etc.).
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39. NETWORK OUTPUT INDEPENDENCE
The ECV network structure is designed to allow
residents to not only remain independent as they
age, but utilize their activity to improve and interact
with the community at large.
BUYING
LIVING
WORKING
ECV
COMMUNITY CENTER FOR
SUCCESSFUL AGING
VOLUNTEERING
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40. LIVING
SENIORS AS CATALYST FOR DIVERSITY
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41. BUYING
SENIORS AS CRITICAL MASS FOR LOCAL BUSINESS
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42. WORKING
SENIORS AS MOTIVATION FOR ENTREPRENEURIALISM
of the U.S. labor
force's growth
through 2016 will
be Age 55+
93%
Source: Pew Research Center, September 2009
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43. VOLUNTEERING
SENIORS AS MOTIVATION FOR SOCIAL CAPITAL
CORRELATING COMMUNITY ATTACHMENT AND VOLUNTEERISM
100%
80%
60%
40%
20%
0%
Volunteer within the Community Donate to Local Organizations
"Very Attached" "Not Very Attached"
Source: AARP/Roper Public Affairs & Media Group of
NOP World, Beyond 50.05 Survey, 2004.
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44. OUTCOME
THIS ECV METHODOLOGY ALLOWS
HISTORIC DOWNTOWNS TO…
1.
Diversify offerings in an effort to react to the growing
marketability of walkable intergenerational neighborhoods.
(through an innovative and marketable brand focused on civic inclusion)
2.
Accommodate the rapidly aging census with ageographic
networks that depend on civic collaborations
(resources that can be absorbed into the free market as demand shrinks)
3. Position senior living priorities as a catalyst for
economic development and community revitalization
(increasing the value of senior populations within economic development efforts)
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45. OUTCOME
COMMUNITY CENTERS FOR SUCCESSFUL AGING
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46. PART THREE
INCENTIVIZING VILLAGES
COST + DIFFICULTY
III IV CITY
I II
CARE PROVIDER
IMPACT ON NETWORK STRUCTURE
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47. IMPLEMENTATION
In discussing how local municipalities can adopt a ECV-based development model, a
select group of government, civic, and community leaders are gathered to discuss the
urgency of these shifting priorities and how they may be addressed.
Working charrette (2007)
Photo by MKM.
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48. IMPLEMENTATION
Failing urban environments offer unique architectural character, mixed-use density,
and appropriately scaled neighborhoods. Additionally, they typically offer a series of
vacant properties for potential infill projects.
Bluffton, IN (2010)
Photo by MKM.
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49. ASSET MAPPING 11
12
3
½ MILE RADIUS
1 MILE RADIUS
4
10
1 2 5
9
3
6
8
7
1. State Highway 5. Middle School 9. City Park + Beach Kendallville, Indiana
2. Golf Course 6. YMCA 10.Library
3. Public Lake 7. High School 11.County Fairgrounds
4. Walkable Downtown 8. Sports Field(s) 12.Industrial Park
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50. ASSET MAPPING
Elder-Centric Village (ECV) networks can shape a
community development strategy that encourages
and eventually relies on diversity, walkabilty, and
social interconnection – all pivotal components in
incentivizes smart growth and urban renewal.
COMMUNITY APPRAISAL:
Gather and review existing
community information in an effort
to quantify the current state of the
network structure.
GAP ANALYSIS:
Review asset mappings against ECV criteria
and analyze what cultural amenities and
social/service offerings are currently absent
within the existing community.
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51. 1
ASSET MAPPING 7
10.0
8.0
6.0
ECV Gap Analysis
2
4.0
2.0
0.0
6 3
5 4
1. PLACES: Provide an intact, centralized grouping of buildings , 5. ACCESS: Provide a network of multi-model transportation
civic spaces, and people within a walkable urban core that creates and/or accessible pedestrian patterns for all demographics
a sense of "place" for the community. connecting amenities throughout the urban core.
2. WALKABILITY: Provide a diverse offering of goods, services, 6. BRAND: Provide a place whose civic identity is rooted in the
and cultural amenities within the urban core and surrounding appreciation and promotion of a quality of life aimed at
area. accommodating a creative, interactive, and intergenerational
offering for its residents and businesses.
3. WELLNESS: Provide an interconnected network of wellness-
based services and programs that provide and promote a healthy 7. MARKET: Provide a local environment that offers a healthy and
and sustainable lifestyle. stable economy focused on demographic market demand,
innovative collaborations, and local entrepreneurialism.
4. SAFETY: Provide an urban core that performs (and is perceived
by the community as) a safe and secure environment.
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52. IMPLEMENTATION
Communities for a Lifetime Bill
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53. CONCLUSION
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