Senior living providers and design professionals alike take great pride in their ability to solve problems by thinking "outside the box."  However, today's shrinking financial margins, rising interest rates and escalating uncertainty in home sales require a new approach to counteract sluggish sales and deteriorating housing stock. These challenges can be answered by thinking "inside the box" to make existing inventory work harder while avoiding the costs and risks associated with new construction.

BEFORE - Martins Run, Media, Pa. (photos/courtesy Reese, Lower, Patrick and Scott)

If ever the expression "adversity spawns creativity" rings true, it is now. Many providers have aging housing stock that is difficult to sell to a market that has high expectations and low tolerance for mediocre accommodations. The historical industry response has been building bigger to be better, anticipating that the combination of a new and larger product would sell more quickly. The past 18 months of financial turmoil have put this concept on indefinite hold forcing providers to think differently about addressing the needs of an aging population.

The typical 20 to 25 year old CCRC includes a disproportionately high number of small efficiency, one and two bedroom apartments. With sizes averaging 350, 580 and 800 square feet respectively, market resistance to these compact accommodations is understandable.  The petite size in combination with miniature galley kitchens, non-accessible bathrooms, insufficient storage and lack of a personal laundry center challenge sales teams. These physical constraints coupled with the emotional reaction to dark spaces resulting form poor lighting and limited access to natural daylight spell increased vacancies!

The recent social movement that bigger isn't necessarily better, as articulated by architect Sarah Suzanka, FAIA in her nationally acclaimed book, "The Not-so Big House," has raised awareness and acceptance for the notion that smaller, well-designed accommodations can be appealing, comfortable and affordable.  This philosophy coincides with consumer expectations based on constant exposure to home design magazines and retail catalogs such as Pottery Barn, Restoration Hardware and Crate & Barrel.

AFTER

These three factors-financial constraints, increased vacancies and acceptance of the notion that bigger isn't necessarily better-open the door for creative solutions inside the box. There are several key areas that must be addressed when working within tight constraints:  kitchens, bathrooms, living rooms, finishes, storage, architectural lighting and access to natural light. The following recommendations can dramatically transform aging units and increase market acceptance.

Kitchens. Open the kitchen to the living room and introduce a peninsula to accommodate chairs or stools.  This strategy creates the illusion of a more spacious kitchen, allows natural light to enter the space and provides an alternative, modern dining venue with the peninsula. To brighten the space and reduce dark recesses, consider multiple layers of lighting including under-cabinet task lighting, over-cabinet indirect lighting, wall cabinets with glass doors and accent lighting.  For a higher degree of design elegance, as illustrated in today's consumer magazines and catalogs, consider Corian or granite countertops coupled with upscale appliances and sink fittings in brushed stainless steel finishes.  Wood flooring in kitchens adds visual warmth and if consistent with adjacent living spaces contributes to the sense of openness and larger scale.

Bathrooms. The secret to transforming the traditional bathroom box is creating the perception of more space while improving accessibility. Consider frameless showers to erase visual barriers in the room. Vanities that appear as freestanding furniture with integrated bowls and goose neck fittings add a unique design element. Consider a combination of task and accent lighting on dimmers for variety and functionality. The introduction of a full-size stacked washer and dryer in the bathroom adds a critical amenity to any apartment while today's discerning consumers will appreciate design considerations for integrating linen storage, general storage and hamper space.

Living Rooms. Exterior walls that are not load bearing offer an affordable opportunity to introduce additional natural light into the apartment without major construction expense.  The addition of low voltage track lighting over feature walls provides accents on artwork while doubling as ambient light to supplement the overall brightness of the space. White is out and color is in! The introduction of soft warm tones of paint on walls and trim will add to the emotional appeal of a space. Introducing glass railings can make small balconies appear larger.  Eliminating traditional picket railings allows the viewer to see through the otherwise visual barrier to the views beyond.

Accessibility. The use of pocket doors eliminates the nuisance and barriers associated with conventional swing doors while increasing opportunities for furniture placement. Showers in lieu of tubs increase both accessibility and market acceptance. Wood floors add warmth and elegance while improving ambulation. Many residents will place their favorite rugs over the flooring until such time that the elevation change becomes problematic; this option is a welcomed gesture to continued independence.

Storage. Consider replacing typical floor mounted HVAC units with ducted vertical high rise units mounted on the exterior. This provides more interior wall space for furniture, improves acoustics and offers the opportunity to expand window/patio door openings to the exterior for additional day lighting. If possible, consider using tankless hot water heaters as a space saving strategy; the space saved can mean additional storage opportunities for linen or laundry hampers.

Taking time to think inside the box can result in creative and affordable solutions that offer lasting market appeal during these financially challenged times.

Gregg Scott is a principal at Reese, Lower, Patrick & Scott Architects, Lancaster, Pa.