A Future-Friendly Falcon Heights Planning for Aging in Falcon Heights, Minnesota
Table of Contents 1 2 3
Introduction - 3 Community Profile - 4 Community Assessment - 7 Interviews - 9 Deb Jones, City of Falcon Heights - 9
Town Square Apartments - 10 Roseville area Senior Program - 11
Social Outreach / Policy - 13 Transportation - 14
Recommendations - 12 Land Use / Housing - 12
Health Impact Assessment - 15 Conclusion - 17
4 5 Hand-drawn sketch of the existing land use conditions in Falcon Heights, MN.
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Introduction The City of Falcon Heights is a small suburban community covering 2.2 square miles between Minnesota’s “Twin Cities” of Minneapolis and Saint Paul [a]. The location of Falcon Heights is shown in the context map to the right of this page. Falcon Heights is home to a population of 5,321 people. The city is located within what is commonly referred to as the first ring of suburban communities in the Twin Cities metropolitan region. In terms of context, the total land area covered by Falcon Heights makes the city similar in area to many neighborhoods in Chicago. One example, the North Center neighborhood, covers 2.07 square miles, approximately the same size as Falcon Heights. The community’s boundaries do not include any major bodies of water or natural areas; however, Falcon Heights is located within walking distance of Saint Paul’s Como Park, which is a major natural and cultural institution. Within its borders, Falcon Heights packs an impressive array of land use diversity. The City is home to two major institutions: the Minnesota State Fairgrounds and the University of Minnesota’s Saint Paul campus. Both of these assets provide both challenges and opportunities to developing a community that is truly conducive to healthy aging in both the physical and mental sense. A key aspect of coexisting successfully
with these institutions is overcoming inherent barriers to access, and providing mutually beneficial interaction between residents of the City and said institutions. This will be explored in greater detail within the community assessment component of this document. A land use analysis of Falcon Heights shows that the majority of the community is dedicated to single family residential and institutional uses. The City does feature a significant commercial and mixed use corridor, which is essential to the community’s current master plan. Continuing to promote a focus on this corridor is essential to future age-friendly development within the community. Multi-family housing outside of this corridor is very limited. On the whole, the community is built in an auto-oriented manner with long blocks and inconsistent construction of sidewalks. This style of development has the potential to limit social capital development between residents, and is a concern that will be addressed in the later pages of this document. It is safe to say that Falcon Heights in its current state is a bedroom community for people who work in Minneapolis, Saint Paul, or other larger surrounding suburbs. Without question, Falcon Heights offers a number of opportunities to continue to grow as a community that is friendly to its aging members.
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[a] Calculated using GIS Shapefile provided by the Metropolitan Council.
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Community Profile 1 2
People [1] Population Pyramid 85+ 80-84 75-79 70-74 65-69 60-64 55-59 50-54 45-49 Age Group 40-44 35-39 30-34 25-29 20-24 15-19 10-14 5-9 0-4
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Source: 2010 US Census, Table DP-01
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[2] 2030 Population Pyramid
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85+ 80-84 75-79 70-74 65-69 60-64 55-59 50-54 45-49 Age Group 40-44 35-39 30-34 25-29 20-24 15-19 10-14 5-9 0-4
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Given its small area in terms of land coverage, it is unsurprising that the community’s population is small compared to other first-ring suburbs in the Minneapolis-Saint Paul metropolitan region. The population pyramid to the left of this text (1) shows that Falcon Heights has a relatively even distribution of residents across all ages with the exception of a high number of people who are of undergraduate and graduate student age. Using the cohort-component projection method, Falcon Heights can be expected to grow to 6,162 people in the year 2030 assuming that student enrollment remains steady. The projected population pyramid is also shown to the left (2); however, it should be noted that current university students are included and likely skew the percentage of middle-age residents and children in the projection. The racial composition of Falcon Heights is similar to the composition of Ramsey County as a whole. The city is predominantly white with significant percentages of African-American and Asian residents.
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Source: 2010 US Census, Table DP-01
[a] Statistics from 2010 US Census, Table DP-1.
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Housing
Falcon Heights features a surprising balance between renter and owner occupied housing rates. 55.5 percent of housing units in the City are owner-occupied, while the remaining 44.5 percent are renter occupied. These account for 2890 and 1969 people respectively. The statewide owner-occupied housing rate (for comparison) is 73 percent [a]. Senior housing is certainly a topic of importance in a plan focusing on the ways in which a community is adapting to serve its aging members. US Census data shows that 7.7 percent of households in Falcon Heights consist of a single female over the age of 65, while an additional 2.3 percent of households consist of a single male over the age of 65. In addition, 22.9 percent of the households in Falcon Heights are home to at least one person over the age of 65. These statistics demonstrate the importance of planning for housing and services that will actively serve people as they continue to age within the community [a].
Community Profile Transportation
Falcon Heights is a multimodal community with a robust bicycle, pedestrian, and transit system for a city of its size. The city is served by six bus routes, providing connections to Downtown Minneapolis and Saint Paul, the METRO Blue Line (Light Rail to MSP Int’l Airport & Mall of America), Roseville, and both the Minneapolis and Saint Paul campuses of the University of Minnesota. Transit options can be seen in a map to the right of this text (1) [a]. Falcon Heights is well served in terms of automobile infrastructure as it is located in close proximity to Interstates 94 and 35W, and has direct access to one major state route (Snelling Avenue / Minnesota State Highway 51). Data on commuting mode share in Falcon Heights suggests that the community is open to and willing to use travel in ways beyond automobiles with one passenger. A chart displaying mode share for the journey to work is shown right. The six bus routes serving Falcon Heights seem to be heavily used for commuting, with 16.7 percent of work trips taking place on public transportation. 8.7 percent of work trips are completed by people walking, and an additional 3.5 percent of trips utilize other modes which include bicycling [b]. Relatively high rates of bicycling are to be expected given the Twin Cities’
reputation as bicycle-friendly and the number of cycling resources provided on the University of Minnesota campus.
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A vast majority of people living in Falcon Heights work within 10 miles of their home, facilitating the use of modes beyond the automobile for commuting. Of the 80.2 percent of people who travel less than ten miles, 3.8 percent of the workforce living in Falcon Heights also works within the community, leading to incredibly short commutes. Most people commute to the west and southwest, shown in graphic 3 [c]. [2]
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Commute to Work
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[a] Route information from Metrotransit.org [b] Data from the 2007-2011 American Community Survey, Table DP03 [c] Information from On the Map, US Census Bureau, Center for Economic Studies
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Community Profile 1 2
Health [1] Agriculture & Natural Resources Construction Manufacturing Wholesale Trade Retail Trade Transport & Warehousing Information Finance & Insurance Professional & Management Education & Social Service Arts & Entertainment Other Services Public Administration 0
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Health statistics are difficult to come by specifically for a small community like Falcon Heights. As such, data describing the overall health of the community is based on all of Ramsey County, which includes the City of Saint Paul. One of the most interesting statistics comes from Ramsey County’s health dashboard, which states that 18.2/1000 people over the age of 65 were hospitalized for falls during the year 2007. This is roughly 5/1000 people higher than the goal set by the county health department, and suggests that the underlying causes of these falls need to be addressed where possible [a]. The two most common causes of death in the county are heart disease and cancer. These are without doubt difficult conditions that have had severe consequences throughout the United States; however, it is encouraging that heart disease in particular can be curbed through adjustments in diet and exercise. Preventative measures can be taken by local governments and non-profit groups to better facilitate eating right and increased levels of physical activity. Nearly 60 percent of the people who call Ramsey County home are considered overweight, adding further to the argument for increased opportunities for physical activity and more emphasis on eating well. [a] Ramsey County Health Department Photo: “AlexiusHoratius�
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Economics
Incomes in Falcon Heights are very close to both the mean and median household averages for the greater State of Minnesota. The fact that median incomes are less than the state level and means are slightly greater than the state average suggest that income disparities in Falcon Heights are slightly greater than they are across the greater state. The 2010 Census reported an 8 percent unemployment rate, though it is important to note that the margin of error is 4.1 percent. 11 percent of the community is estimated to be below the poverty line As of August 2013, the unemployment rate in the Minneapolis-Saint Paul metropolitan area was 4.7 percent. As discussed earlier, the vast majority of people that are part of the workforce in Falcon Heights have commutes of less than 10 miles. The 2010 Census reports that 42.5 percent of people living in Falcon Heights work in the Educational service, health care, and social assistance sectors. This may partially be explained by the transit connections and proximity between Falcon Heights and the University of Minnesota. Other major sectors of employment are shown in the chart to the left.
Community Assessment Introduction
This document relied on the Michigan Communities for a Lifetime assessment tool to investigate areas of strength and opportunities for improvement within the community. The findings of the assessment are laid out on this and the following page, using the categories that the assessment is broken into. The information needed to answer the questions provided by the assessment was gathered through personal experience, interviews with stakeholders, and through data collection when required.
Walkability
Falcon Heights does not have a dedicated walkability plan, and features only a small section on walking and pedestrian life in its master plan. Despite this, the community fared well according to the assessments. Sidewalks are present in most high traffic areas, and feature appropriate streetlights and street furniture. Signal timing is acceptable at major intersections, and pavement markings are acceptable. Improvements in pedestrian infrastructure and additional sidewalks would be useful throughout the city.
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Supportive Community Systems
Falcon Heights is fortunate to be served by an extremely robust senior program operated through the Roseville Area Schools District. This program provides a range of skill and intellectual development opportunities along with social services including a meals-on-wheels program. The community is well served in terms of communications infrastructure to compliment the services provided through the Roseville Area Senior Program. The community lacks a dedicated contact number that is available to seniors needing assistance.
Access to Health Care
Falcon Heights’ geographical position at the midpoint between Minneapolis and Saint Paul and just south of Roseville affords it with excellent access to health care services. In addition to access to clinics, specialists, and emergency rooms, RASP provides information sessions, screenings, and educational programs focused on health-related topics. Further, RASP holds senior-focused physical activity programs. One weak spot uncovered by the assessment is the lack of a 24-hour pharmacy or a pharmacy that conducts deliveries within the community.
Safety and Security
Safety and Security concerns seem to be well addressed in Falcon Heights through city services and programs offered by non-profit groups. Falcon Heights has a general air of safety, and high pedestrian traffic areas are well lit. The police department does offer educational outreach to residents, and additional organizing like neighborhood watch programs. Areas where improvement could occur involve fire protection and smoke detector provision along with community support in terms of installing home alert systems.
Housing Availability & Affordability
Information about senior housing and housing in general was difficult to come by as Falcon Heights has not completed a community housing assessment in the recent past. Despite this, Falcon Heights scores well on this portion of the assessment, largely due to the fact that the community is supportive of additional mixed-use and multi-family development. The overall cost of living in Falcon Heights is also not perceived to be out of reach for people of modest means. Incorporating environmental standards in new construction would be a plus.
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Community Assessment 1 2 3 4 5
Housing Maintenance
Falcon Heights performed the most poorly on this section of the assessment, largely due to a lack of resource provision. Neither the community nor its non-profit service providers has information about contractors readily available or provide liaisons to assist in mediating between residents and contractors. Further, there were no examples of contractors that were available to assist individuals who were of limited means. The Roseville Area Senior Program does offer to assist seniors in the community with errands and small chores around their homes.
Transportation
Transportation is one of Falcon Height’s strong suits coming out of this assessment tool. Regular public transit service that connects to prominent destinations in the metropolitan area are one key reason for this fact. Heavily used bus stops in the community feature shelters, benches, and appropriate lighting, making the public transit experience a more positive one overall. Public transportation is supplemented by on-call taxi service, and the community is serviced by shuttle service to MSP International Airport.
Commerce
Falcon Heights benefits for a diverse array of commercial uses within its boundaries and the spatial alignment of its commercial district near to the center of the community area. This gives most of the community access to goods and services after a short walk, bike ride, or drive. Parking at commercial establishments is ample, and distance from parking locations to commercial establishments is short. The mix of commercial uses is good, and features dentists, pharmacies, grocers, and restaurants, serving people of all ages well. Photo: City of Falcon Heights
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Enrichment
Falcon Heights scores well in terms of enrichment when nearby amenities are considered in addition to those present within the city. The community itself has an impressive array of parks and open spaces, and the adjacent community of Roseville is home to the Roseville Area Senior Program senior facility. The Roseville branch of the Ramsey County Library is a short trip from Falcon Heights and hosts courses and social events. Roseville Area Senior Program also organizes day trips and excursions for older members of the community.
Inclusion
A surface-level review of inclusion using the prompts from the Michigan assessment reveal that Falcon Heights could do more to ensure that senior members of the community feel included in city activities. The city’s master plan makes no mention of aging or age-related improvements, nor has the city developed standards for including older adults in program development and decision making. Developing a recognition system for older adults who make contributions to the community would be a good first step towards greater inclusion.
Interview: Deb Jones 1. What resources does the City of Falcon Heights provide to seniors who live in the community?
As a small city, Falcon Heights does not have the capacity to provide resources directly to its senior residents. Services and community support for residences are provided by Ramsey County, and through regional agencies (like Metro Transit). Falcon Heights is within the service area for a Ramsey County block nurse program that schedules in-home visits for residents who need them. The city is home to two buildings with dedicated housing for senior citizens. One is the Town Square Senior Apartments and the other is a condominium building located on the University of Minnesota campus that provides housing opportunities for retired professors and University staff.
2. How does Falcon Heights consider the needs of an aging population in its day to day and long range decision making?
Planning for an aging community is behind all decisions made within our planning department. Falcon Heights was built out after World War II, and as such the city is currently undergoing a generational turnover in residents who originally moved to the community in the 1950s and 1960s. The community has largely aged-in-place, but realizes that it can only do so to a certain extent. This generational turnover has resulted in an increasing number of single-family rentals within the community. The city is aware of a need for more “lifestyle” housing for those who would like to age-in-community rather than moving to a nearby residence outside of Falcon Heights. As a community that is already built out, the city does not have room to incorporate development that would accommodate those seniors who wish to remain in Falcon Heights. Redevelopment opportunities arise once every 10-20 years, and require a focus on accommodating aging residents in their design.
3. How can local city governments, and Falcon Heights in particular, aid in the provision of community assets that allow its aging members to live happy, healthy, and productive lives?
First, communities around the country need to be aware of the fact that all communities will be considered “aging” in the years to come. For Falcon Heights the need is present and obvious now, but even newer suburbs on the urban fringe will need to accommodate their aging residents in decades to come. We have encountered a number of uncertainties as our own community has aged, ranging from being aware of tax and revenue changes to transportation issues. The second important issue is to consider aging as a part of planning as soon as possible to be prepared for the future. Aging presents a number of challenges beyond the two documented earlier. This includes things like improving non-automobile transportation systems and access within the community along with improving energy-efficiency and reducing upkeep costs for homeowners.
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Deb Jones is the Director of Planning and Zoning for the City of Falcon Heights. The responses to the questions above were reconstructed based on notes from a conversation with her on November 15th, 2013. Logo: City of Falcon Heights
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Interview: Town Square 1 2 3 4 5
1. As a residential community that caters to senior citizens, what amenities or programing do you offer that attract tenants?
As a residential building, Falcon Heights Town Square Apartments does not offer any services, programs, or other senior specific amenities to our tenants. In fact, the only senior-specific policy within the building is an age requirement of 62 for those who wish to rent an apartment. This is not to say, however, that the building is not an enriching environment for seniors to live in. Residents of the building commonly organize their own events, educational experiences and trips, while also publishing a newsletter that is distributed to residents throughout the building. Over time, our staff has found that participation levels in group activities seem to be much higher if residents select and plan events themselves, rather than relying on the building staff to put together a series of activities that may or may not be interesting to people living in the building. As such, we let any programming or event planning happen organically within the building. Aside from matters of activity and programming, the building itself does feature a number of amenities that are attractive to senior residents. The most sought after amenity, and one that is present within each unit, is the presence of in-unit washers and dryers. The desire for these appliances seems to be due to convenience and ease of use for prospective tenants. Falcon Heights Town Square also features a mini-library, exercise room, computer room, community area that is available for reservations, porch area with a common grill, a fireplace lobby, and a game room for socializing. Many of the activities organized by residents occur in these facilities.
2. How do you think the City of Falcon Heights could work to improve its overall livability for seniors who live in the community?
Falcon Heights is very well served through the Roseville Area Seniors Program which is operated as an outreach program by the Roseville Area school district. The Roseville Area Seniors Program office is located very close to our building in particular, giving residents easy access to a huge variety of programs without needing to rely on motorized modes of transit to get there if they are able bodied. Expanding on the work that the Roseville Area Senior Program already conducts is probably the best way to continue further developments in senior friendly amenities within the community, and it is something that the tenants here would actively support. Falcon Heights Town Square is a senior only apartment in Falcon Heights. The responses to the questions above were reconstructed based on notes from a conversation with staff on November 19th, 2013. Photo: Sherman Associates.
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Interview: RASP 1. The Roseville Area Senior Program seems to provide a wide range of services for seniors in Falcon Heights and the surrounding area. Which of your offerings experience the greatest levels of demand?
By a good margin, the program that has the greatest level of participation in our community is our mealson-wheels program. Educational groups, meetings, and classes seem to be the next most popular offering. We try to maintain a level of variety in these opportunities that will keep a number of people within the community interested in the types of events and outreach activities that are offered. The program that receives the next highest level of demand is our transportation program. This program helps seniors get to medical appointments, run errands, and engage in other day to day activities.
2. Do community members request services that are not currently provided through the Roseville Area Senior Program? What are they, if they exist?
Yes, it is quite common that we are asked to provide a service that we either cannot provide or do not have the capacity to offer to residents within the communities that we serve. Fortunately we are surrounded by a great number of resources that we can point people towards. Agencies in the county, metropolitan area, and even state do a good job of covering the gaps that we cannot account for. In that way, we sometimes find that we facilitate connections between people and resources along with providing services directly. Since we don’t provide these services and requests vary, we don’t necessarily have a record of the kinds of things that people ask for and we are unable to provide.
3. How do you think the City of Falcon Heights could work to improve its overall livability for seniors in the community?
The biggest challenge as we move into the future in our eyes is to continue improving mobility in the community for those that cannot or do not want to drive. We understand that this is a challenge in suburban communities, but it is an ideal worth pursuing. Falcon Heights has been a leader in this area by implementing and maintaining a complete streets policy. It is important that they continue to build on this and continue to consider aging members of the community in their planning process. Sidewalk provision is better in Falcon Heights than in the other suburbs that our program serves, which is an important first step to providing better mobility. Despite this, we would like to see local governments continue to do what they can to turn the focus away from cars and on to other modes that are perhaps more friendly to people as they age. The community is fortunate to have access to reliable transit and a good park system, and it is important that these resources are maintained to a high standard and that access for all people is continued into the future.
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Janell Wampler is the Senior Care Coordinator for the Roseville Area Senior Program. The program is operated by the Roseville Area School District. The responses to the questions above were reconstructed based on notes from a conversation with her on November 20th, 2013. Logo: Roseville Area Senior Program.
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Recommendations 1 2 3 4 5
Land Use / Housing
1. List “Senior Preferred” contractors. Much of the community’s housing stock was constructed during and after WWII, and much of it is likely in need of maintenance. In this light, the City of Falcon Heights or the Roseville Area Senior Program should keep a database of “senior-preferred” contractors based on residents’ past experiences. This database could contain measures of affordability, willingness to allow resident assistance, and other important topics to aging homeowners in the community. 2. Develop “all-ages” certification for new developments. Creating an “all-ages” certification process will aid the City in planning for large developments. Starting this process now would allow community members to express their needs and desires for future development. 3. Prioritize development in the Larpenteur Avenue corridor. In addition to establishing an “all-ages” certification process, future development should be prioritized on Larpenteur Avenue. A prime location for redevelopment is the Falcon Crossing strip mall on the northeast corner of the intersection of Snelling-Larpenteur intersection. Inset Photo: Wellington Management.
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Falcon Crossing Strip Mall
Recommendations Social Policy
1. Implement a Senior Skillshare program. A Senior Skillshare that could be operated in conjunction with the Roseville Area Senior Program offers the opportunity to increase social capital while addressing the need for senior-focused services. The Skillshare would provide a venue in which seniors could post help-available and help-wanted ads for different needs, allowing the community to build social capital while promoting a resilient series of connections between residents. This program, in addition to programs already operated by the Roseville Area Senior Program, would provide benefits to seniors in the community by facilitating interaction, free or reduced cost assistance with tasks, and community building. 2. Connect community members with the University of Minnesota. Falcon Heights should look to leverage its proximity to the University of Minnesota in offering enrichment and community activities to seniors within the community. Student groups could be partnered with neighborhood interest groups to engage in community improvement or education efforts. An example of this could be hosting a gardening clinic at the community garden with members of the University’s undergraduate organic farm to teach about small plot food production. University facilities could be opened up to seniors at a free or reduced rate during hours of limited use by university staff and students. A walking map could be provided to seniors so that they could use the campus’ indoor tunnel system for walking during the winter. Partnering with the university offers a number of opportunities for senior residents, students, and the university as a whole.
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Left: Jacksonville Stumpes. Blog. August 2011. Bottom: Roseville Independent School District, 623.
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Recommendations 1 2 3 4 5 14
Transportation
1. Install pedestrian refuge islands at critical intersections in the community. It is clear at this point that improving non-motorized transportation access is of vital importance if Falcon Heights is to continue accommodating aging residents successfully. Improvements to pedestrian infrastructure seem like a good way to start this process and encourage physical fitness. Falcon Heights is currently an auto-dependent community. Increasing the use of non-motorized modes will take time and financial investment. This plan proposes that the community invest in pedestrian improvements that will help to keep the community active and healthy, while increasing overall walkability. Installing pedestrian refuge islands at key intersections will help to break down perceived barriers to travel in the neighborhood while increasing awareness of walkers. Pedestrian refuge islands are also a relatively low cost intervention. The locations selected as part of this study represent busier crossings along significant pedestrian routes; two of the three also correspond with the mixed use corridor present at the center of the community furthering walkability and aesthetic improvement.
Larpenteur & Gortner
Larpenteur & Arona
Larpenteur & Snelling
Health Impact Assessment Vermont | Fit and Healthy
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What is it? The Fit and Healthy Vermonters assessment tool provides a series of questions that are useful in evaluating a community’s standing in several areas related to public health. It by no means constitutes a full health impact assessment, but is useful in deciphering the results of specific policy initiatives. Of special importance to this project are the sections exploring community opinions of overall health, the built and social environment, and potential resources and gaps within the community. The assessment was conducted as though this plan’s recommendations had already been adopted as a way to measure their potential impact.
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4 Rendering of potential redevelopment at the intersection of Snelling and Larpenteur Avenues.
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Health Impact Assessment 1 2
Vermont | Fit and Healthy
How Falcon Heights Scored: Implementing the Future Friendly Falcon Heights plan will provide the city with a number of valuable improvements in terms of public health over its current standing. As was the author’s intent, the document sought to build on areas of strength, or to leverage “low-hanging fruit” to improve Falcon Heights’ age friendliness. Doing this relied on examining the community through the Michigan Community for a Lifetime assessment tool and assessing how the community could be best served given its small area and budget. The proposed pedestrian refuge islands have improved both real and perceived safety, and encouraged residents to walk more within the city than they had in the past. These were both positives in the eyes of the Fit and Healthy Vermont Assessment. Redevelopment efforts in the designated mixed-use corridor along Larpenteur Avenue and Snelling Avenue have and will help to establish a “town center” of sorts where residents can come together around a variety of different amenities. Leveraging Falcon Heights’ new “all-ages” certification will ensure that housing units in these buildings is accessible for all individuals who would want to live in them. Finally, a series of new programs along with community gathering spaces and interaction through pedestrian infrastructure has led to a more robust, collective social capital among those who spend time in Falcon Heights. Developing and maintaining this social capital is vital as the community seeks to build upon the health improvements achieved through the Future Friendly Falcon Heights plan.
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Rendering of proposed crosswalk improvements and pedestrian island at Larpenteur Avenue and Arona Street.
Conclusions Encouragingly, Falcon Heights appears to be taking the proper steps towards being an age-friendly community at this point in time. The fact that the City’s planning department is aware of and considers its aging residents in its day-to-day decisions bodes well for the community’s livability. Combining this awareness with the recommendations put forward in this document provide a path for further progress as the residents of Falcon Heights continue to age.
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Leveraging partnerships with advocacy groups in the City is of vital importance to achieving these recommendations. The Roseville Area Senior Program is an incredible resource and provides a wide range of activities and outreach activities for seniors in the community. Developing further ties and additional programs will help to better serve residents and make Falcon Heights an even friendlier community for its aging members. Finally, leveraging partnerships with institutions within the City is a great way to build social capital through interaction and build a robust system of support for residents. Combining these activities has the promise to make Falcon Heights a future-friendly community.
3 4 Hand-drawn sketch of possible future land use conditions in Falcon Heights, MN.
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Copyright Š 2013 Jake Rueter All rights reserved. No part of this plan may be reproduced in any form without written permission from the author. Document completed by Jake Rueter in partial fulfillment of the course requirements for UPP 594, Planning Communities for an Aging Population.