How Effective are Luxury-Style Apartment Complexes at Filling Gaps in Senior Housing in Austin, TX

Copyright by Samantha Bernacki

2023

The Thesis Committee for Samantha Bernacki

Certifies that this is the approved version of the following Thesis:

How Effective Are Luxury-style Apartment Buildings at Filling Gaps in Senior Housing in Austin, Texas?

APPROVED BY SUPERVISING COMMITTEE:

Elizabeth Mueller, Supervisor

Michael Garrison

How Effective are Luxury-style apartment buildings at filling gaps in senior housing in Austin, Texas?

by Samantha Bernacki

Thesis

Presented to the Faculty of the Graduate School of The University of Texas at Austin in Partial Fulfillment of the Requirements for the Degree of

Master of Science in Community and Regional Planning and Master of Science in Sustainable Design

The University of Texas at Austin

May 2023

Dedication

I would like to dedicate this thesis to my parents, Anthony, and Stephne Bernacki

Acknowledgments

I want to thank my family, friends, and mentors for supporting me through the past two years as I researched a subject near and dear to my heart. I would also like to thank all the people whom this research introduced me to.

Abstract

How Effective are Luxury-style apartment buildings at filling gaps in senior housing in Austin, Texas?

Samantha Bernacki, MSCRP + MSSD

The University of Texas at Austin, 2023

Supervisor: Elizabeth Mueller

Senior housing accommodations vary depending on an older adult’s specific support requirements and desires. Though there are many types of senior housing, this study examines explicitly luxury-style apartment complexes with an age restriction of 55 years and over, such as the Overture and Wildflower Terrace in Mueller, Austin. This study identifies the impacts of displacement on the elderly population in Austin, Texas, to determine the relationship between displacement and the existing population of elders that reside in rental properties of this type. If the connection is significant, this type of age-restricted apartment housing may become increasingly important in areas experiencing high growth and a dynamic population. Through interviews, tours, document and advertainment coding, and GIS analysis, this research aims to determine how 55+ apartment complexes address disparities in affordable and accessible senior housing in Austin, Texas. This study determines how residents of these tenet buildings communicate the level of existing sense of place and belonging within the buildings and surrounding areas. The study also hopes to compare the luxury-style senior apartment complexes to identically structured buildings without an age restriction.

List of Tables

List of Figures

Motivation

The motivation for this thesis is to assess the extent to which the needs of seniors looking to rent in Austin, Texas, are met through the available rental options. Austin is becoming more expensive and populated as the senior population steadily increases. There must be affordable housing options for seniors that will steadily rise with the population. It is also critical, as planners and as humans, that we are supportive of our elders. As Dr. Sandi Rosenbloom highlighted in her recent publication, Planning for an Aging Population: The Sustainability Conundrum, the planning field needs to assign the deserved attention to planning for seniors. Rosenbloom notes that today there are more older people than children for the first time. The percentage of Americans that fit within the senior population has been growing. The planning and design fields should reflect this. This thesis further argues how interconnected design and planning for seniors are to the current and future role of the fields. The senior population is a unique stakeholder that requires special consideration. The consideration should be present in all central planning and design fields, including transportation, community development, housing, real estate, land use, and urban design. We should plan to achieve sustainability related to function, suitability, and the common understanding of sustainable planning.

The age-restricted housing type featured in this research is intended to serve the senior population. Determining the extent of consideration these targeted housing types demonstrate the unique requirements of seniors will shed light on what is prioritized and the areas of improvement that must be made. I understand the need for more attention senior populations receive in planning and designrelated literature and practice. This research will build upon the work of Dr. Sandi Rosenbloom and other professionals to communicate the importance of planning for seniors in education and practice.

Growth in Austin, Texas

Chapter 1: Introduction

Austin has experienced considerable growth in recent years, is one of the fastest-growing cities in the United States. Austin's population has been expanding rapidly over the past decade. According to the 2020 United States Census, the population of Austin was 989,641, from 790,390 in 2010, which is a 22.5% increase. Projections suggest the city's population could reach 1.5 million by 2040 (US Census).

Figure 1. Austin, Texas Population Growth. (Source: US Census).

The economy in Austin has been expanding rapidly as well. The city’s diverse economy includes technology, healthcare, education, and government. “According to the Austin Chamber of Commerce, the city's GDP has grown by an average of 6.6% per year since 2010. The city's job market has also been growing rapidly. In the past decade, Austin has added jobs at a rate of about 3% per year, which is higher than the national average” (Austin Chamber of Commerce). Many new jobs have been in the technology and healthcare industries (US Census).

The demand for housing in Austin has been increasing along with the population and economy. This has led to rising home prices and as well as rental rates. The median home price in Austin is around $525,000, well above the national median home price (US Census), which has made it more difficult for some residents to afford to continue to live in the city.

Senior Population in Austin, Texas

As the population of Austin, Texas continues to increase, it is essential that housing for senior populations is accessible. According to the 2020 Census, the 65 and over population of the Austin and Round Rock area is the second fastest-growing population in the United States (Community Impact). Within the city, the housing and rental markets are becoming increasingly competitive in price and availability.

• 2010 Census: The senior population in Austin, Texas, was 58,856, representing 8.2% of the total population.

• 2020 Census: The senior population in Austin, Texas, was 87,240, representing 9.2% of the total population.

Austin's population is aging, and the number of older adults in the city is expected to increase significantly. The Capital Area Council of Governments found that the number of people aged 60 and over in the Austin metro area is projected to “more than double from 220,000 in 2016 to 540,000 by 2040” (CAPCOG).

The housing affordability issues in Austin impact seniors. Rising home prices and rents can make it difficult for seniors on fixed incomes to afford housing in the city. There is currently a

Figure 2. Austin, Texas Population and Population over 65. (Source: US Census).

shortage of affordable senior housing in Austin, Texas, which is putting a strain on many older residents. There are few affordable housing options for seniors in Austin, particularly those with low or fixed incomes. Many senior living communities in the city are relatively expensive, and some older adults struggle to afford the high costs. Many senior living communities in Austin have long waitlists, making it difficult for seniors to obtain affordable housing at the time they apply.

Current Standard for Senior Housing

The current standard for the construction and placement of housing for senior citizens follows the “cluster policy.” The cluster policy supports the development of luxury-style apartment homes in urban cores. This often fails to support the needs of elders outside the core (Smets, 2011). Russel found that the resident satisfaction rate in apartment complexes was much lower among senior citizens than in other age groups. The study used data from 41,198 US households to “determine that elder tenets commonly show dissatisfaction with the neighborhood in which they reside, and the maintenance of the buildings” (Russel, 2011).

There are many planning-related issues associated with housing for senior citizens. The issues are a lack of affordability and accessibility (Perry, 2017). Seniors may be a vulnerable population, so safety must be built into the infrastructure, and ensured through staff. There is a general shortage of senior housing across the United States. Literature suggests that the shortage

applies to the type of senior housing accommodations as well as shortages in desired locations of housing. Age-Restricted Housing

Age-restricted housing is a type of housing that is designed to be occupied by individuals who meet a particular age requirement, typically 55 years or older. Sometimes, a resident may be required to be over 62 or 65. Age-restricted housing intends to provide older adults with a community of people in a similar stage of life, and access to specialized services and amenities that accommodate their needs.

Age-restricted housing takes several forms, such as independent living communities, assisted living facilities, and continuing care retirement communities. This may be in apartments, townhomes, condos, or single-family houses. In independent living communities, residents typically live in private areas and have access to amenities that include social and recreational activities, transportation, and services. These communities are often designed with elements desirable for community building and personal health, such as amenities like common spaces, fitness centers, and organized activities.

To qualify for age-restricted housing, residents must meet the age requirement and demonstrate that they can live independently or require a certain level of care. Age-restricted housing is governed by federal and state laws, including the Fair Housing Act, which provides exemptions for housing that meets specific age requirements.

Luxury-Style Apartments

The apartment type included in this study is labeled as luxury “active adult apartment homes, “including amenities such as a pool, lounge, community kitchen, and gym. The apartments in Austin, Texas, are shown in Table 1 below. The two complexes in Mueller will be included in this essay.

Table 1. 55+ Luxury Apartment Complexes in Austin, Texas City Limits.

Overture Mueller apartments are owned and operated by Graystar. Graystar is the largest developer and manager of active adult apartment homes in the United States. Greystar also constructs and manages apartment complexes without age restrictions. Within the 55+ communities, services such as food and transportation are an additional fee called “a la carte services” (Overture Mueller). The services are the most significant difference between the agerestricted complexes and other similarly constructed buildings for all ages. Overture Mueller is located at 4818 Berkman Drive, Austin, TX 78723, and includes 171 units designed for adults aged 55 and over.

Figure 3a. Overture Mueller Image. (Source: Overture Mueller Website).

Figure 3b. Wildflower Terrace Image. (Source: Wildflower Terrace Website).

The DMA Communities and Nelson Partners designed the Wildflower Terrace apartments. The development is located at 3801 Berkman Drive, Austin, TX 78723, and features 201 affordable apartments for seniors aged 55 and older. The design of Wildflower Terrace incorporates sustainable features such as rainwater harvesting, energy-efficient systems, daylighting, and a community butterfly garden. The affordable apartments at Wildflower Terrace were developed in partnership with the City of Austin's SMART Housing Program. Wildflower Terrace offers affordable rental rates to seniors 55 and older who meet specific income requirements. The development was designed to provide affordable housing options for low-income seniors, with 40% of the units reserved for residents earning less than 60% of the area’s median income. The apartment complex was built and operated under DMA Communities. DMA Communities is a “for-profit company with a non-profit heart” (DMA Communities). DMA Communities works alongside the Mueller Foundation. These apartments often advertise to their target market, “active adults.” They are permitted to restrict the age of the apartment’s occupants because of an exemption to the Fair Housing Act that includes three types of exemptions for “housing for older persons” or HOPA. The three types of exemptions include:

1. “Provided under any state or federal program that the Secretary of HUD has determined to be specifically designed and operated to assist elderly persons (as defined in the state or federal program);

2. Intended for and solely occupied by persons 62 years of age or older; or

3. Intended and operated for occupancy by persons 55 years of age or older.” (Source: HUD’s FHA)

This research will focus on the third, and most common exemption to the Fair Housing Act. To qualify for the 55 or older exemption, a facility must fulfill each of the three requirements:

• “At least 80 percent of the units must have at least one occupant who is 55 years of age or older; and

• The facility or community must publish and adhere to policies and procedures that demonstrate the intent to operate as "55 or older" housing; and

• The facility or community must comply with HUD's regulatory requirements for age verification of residents.” (Source: HUD’s FHA)

Mueller, Austin, Texas

The two age-restricted apartment complexes most closely analyzed in this study are in Mueller Development. Muller is a 700-acre Planned Unit Development that is mixed-use in Northeast Austin.

A Planned Unit Development, or a PUD, is a type of zoning that typically allows for a more customized design and development of a designated section of land. A PUD relies heavily on

negotiations between the local government and developers involved in the design and planning.

The local government typically requires various community benefits such as parks and open spaces, affordable housing, shopping, and public transportation connections. The local government will only agree to the terms of the PUD after they are satisfied with the proposed plan.

In terms of the Mueller PUD, through the Master Development Agreement, the City of Austin required a certain percentage of affordable housing within the development; this is mandatory inclusionary housing. Wildflower Terrace and Overture are apartment complexes with reserved, affordable units. The City of Austin also wanted Mueller to be “planned as a demonstration of sustainable development, combining principles of new urbanism with green building design” (Mueller Design Book 2004, 112). Some goals established early in the Mueller Development planning process include protecting air quality, mitigating urban heat islands, protecting the night sky, and creating green buildings (Mueller Design Book 2004, 116).

The site was previously a commercial airport in operation from 1930 until 1999 when Austin International Airport was opened for operation. The land sat vacant for six years, and as Austin’s population increased, more affordable housing was strongly required. In 2005, the City of Austin, Catellus Development Corporation, and the Mueller Foundation began developing the neighborhood’s first phase. Wildflower Terrace opened in 2012, and Overture opened in 2019.

Mueller Development received an APA award in 2016 for opportunity and empowerment and achieved LEED Gold for neighborhood development in 2017 (Mueller Development, 2017).

The Mueller Development is centered on six core principles:

“

Fiscal Responsibility: Redevelopment must create a positive revenue stream that will fund onsite infrastructure and increase the City’s tax base to benefit all citizens.

Economic Development: The project should serve to reinforce Austin’s role in an increasingly global marketplace and create a wide range of employment opportunities for a diversity of the community’s citizens.

East Austin Revitalization: The project must promote economic development opportunities within East Austin, giving residents a direct stake in redevelopment.

Compatibility with Surrounding Neighborhoods: Development must maintain and enhance the quality of life in adjacent neighborhoods, providing complementary linkages, land uses and transportation patterns.

Diversity & Affordability: Redevelopment must offer a wide range of housing choices to create a new community of socially and economically diverse residents.

Sustainability: Development should be planned in a way that promotes energy and water efficiency, resource protection, reduced auto dependency, watershed protection and green space preservation” (NAHB Wildflower Terrace Case Study, 2016).

(Source: https://muelleraustin.com/wp-content/uploads/2022/05/MDB_FINAL_09-15-2017.pdf)

Figure 4. Illustrative Plan of Mueller, Austin, Texas, with age-restricted apartments marked.

Research Questions

This research aims to understand further the senior housing environment in Austin, Texas, and the role of age-restricted apartment complexes To determine this, the following research questions will be addressed through mixed quantitative and qualitative methods

• Are these senior housing types effective at providing housing for older adults in Austin?

• Are these senior housing types in ideal locations?

• Is the building design suitable for the occupants?

• What draws the senior population to these buildings?

• Why are residents renting rather than owning?

“55+ Communities, Independent Living and Assisted Living communities offer one of several government assistance programs for low-income seniors. Income restrictions generally apply, and individuals must meet certain criteria to qualify for assistance. The two most common programs are the Section 202 Supportive Housing for the Elderly Program and the Low-Income Housing Tax Credit (LIHTC) program.”

- Overture Apartments

Chapter 2: Literature Review

As discussed in the motivation section of this thesis, there is a lack of senior-related research in the planning field. There is sufficient research on the (1) growth of the senior population in the United States and planning efforts, (2) senior housing types and related funding options, (3) designing for senior populations, and (4) luxury-style apartment development. The literature review will include a review of each of the previous topics.

(1) Senior Population and Planning

Rosenbloom,

S. (2022) "Planning for an Aging Population: The Sustainability Conundrum,"

Journal of Comparative Urban Law and Policy: Vol. 5: Iss. 1, Article 16, 135-

175. Available at: https://readingroom.law.gsu.edu/jculp/vol5/iss1/16

The population of seniors is steadily increasing. Rosenbloom states that in 2016, “twenty-one states contained multiple counties where more than one-fourth of the total population was over 65, but every US state had multiple counties where seniors constituted between 15 and 25 percent of the population” (Rosenbloom 2022, 135). The increase in the population can be attributed to medical advancements and the Baby Boomer population entering the age group.

Rosenbloom found a gap in planning-related research and policy about senior populations. The three major themes discussed related to aging populations are urban design and the built environment, housing, and transportation. With an increase in the population and little attention from the planning field, there is an opportunity now to fill the gap. The current lack of interest in issues related to aging can be explained by the lack of understanding about diversity within the senior population, the evidence that suggests planners display ageism and sexism, and finally, the trend of seniors living in low-density places (Rosenbloom 2022, 136). The senior population faces unique problems that only senior-focused policies and efforts can address. The author concludes that sustainable planning that supports a comprehensive economic, social, and environmental approach to the increasing senior-related planning issues must be implemented.

(2) Senior Housing Types and Related Funding Options

Glass, A. P., & Skinner, J. (2013). Retirement communities: We know what they are… or do we?. Journal of Housing for the Elderly, 27(1-2), 61-88. This article works towards defining retirement and senior community types and services in the United States. The authors use other literature to create a more standard set of definitions for senior housing types. They argue that the term "retirement community" is often used loosely and

can refer various housing options and services. They review the different types of retirement communities and highlight the varying levels of care and services available in each type.

Senior housing takes many shapes that serve the specific needs an elder and their family may be looking for. Senior housing types include: “housing units, boundaries, services and/or leisure amenities, age restrictions, voluntary relocation, and shared space” (Glass and Skinner 2013, 62). Since this article was published in 2013, options for older adults have further expanded in definition and eligibility requirements.

Depending on the source, there are from 7 to 10 different types of senior housing options. Table

1 below describes the ten available living options for seniors. The table begins with the most independent form of living for seniors, then ranges to the type of living that provides the most care. The living option featured in this study is the second most independent option for seniors: 55+ Retirement Communities. In the State of Texas, various services and providers are available with government assistance for qualifying individuals. The services include: “facility-based programs, waiver programs, and community-based programs” (hhs.texas.gov). This study examines explicitly luxury apartment complexes with an age restriction of 55 years and over. This type of housing falls technically under the facility-based program type. Two types of Assisted Living Facilities are recognized by the Health and Human Services Department of the Texas Government; Type A and Type B.

Type A is for “residents who do not require routine attendance during sleeping hours and are

capable of following directions in an emergency.” Type B is for “residents who require staff assistance to evacuate, are incapable of following directions in an emergency, and require nighttime attendance” (hhs.texas.gov).

Living Option Description

Aging in Place Aging in place is a term used to describe when an older person keeps living in their current home instead of moving to a retirement facility. They often modify their current home to address any mobility issues, and they often work with home health care professionals to get assistance where needed.

55+ Retirement Community Age-restricted communities are housing options where a residence is limited to people over a certain age. Depending on the community, residents might live in a singlefamily home, a condo, a townhouse, or an apartment. Whether they rent or own their residence will depend on each community.

Some age-restricted communities are called

Table 2. General Senior Living Options (Source: Customer Affairs).

Table 2. General Senior Living Options (Source: Customer Affairs).

niche retirement communities. They cater to those with specific interests. There are neighborhoods built near college campuses for retired professors and those who want to be surrounded by an intellectual community. Other communities exist to create open and accepting places for older LGBT people.

Continuing-care Retirement Community

Continuing-care retirement communities (CCRCs) include several types of housing options for older people. CCRCs vary, but one might have senior apartments, assisted living facilities, and nursing homes all on the same property. Residents can move from one area to another as their needs change.

Senior Cohousing Communities

Senior cohousing communities (SCCs) are one type of cohousing in which a group of seniors gets together to design and/or purchase a housing complex with private rooms or apartments and shared common areas. The goal of cohousing is to share resources and build a tight-knit community where residents support each other while maintaining a degree of independence.

Senior Home-Sharing

Nursing Homes

Cohousing communities are planned and operated by the residents themselves, not developers, and often reflect the shared values of the people who live there. Cohousing is also available in general family settings where all ages are welcome.

There are different types of senior homesharing, but generally speaking, it’s any arrangement where older adults share a living space. One type of arrangement involves an older adult renting out a room in a home or apartment they own to a college student or young single person to share housing costs and possibly receive help with tasks such as shopping, cooking, and housework in exchange for reduced rent. Another type of home-sharing involves older adults pooling resources to rent or purchase a home where they can live together and support each other instead of moving into assisted living.

Nursing homes are senior living facilities that offer a high level of medical care. Like

Table 2. General Senior Living Options (Source: Customer Affairs).

Table 2. General Senior Living Options (Source: Customer Affairs).

assisted living facilities, nursing homes have numerous amenities and help with basic activities. However, they also provide medication management and 24-hour supervision, leading to a more clinical environment.

Respite Care

Assisted Living

Respite care facilities can take many forms. In general, these are assisted living facilities or nursing homes that cater to individuals who need care for a short amount of time.

Assisted living facilities are housing options that provide help with instrumental activities of daily living (IADLs), like cooking and bathing, but not necessarily a lot of medical assistance. Residents usually have a private or semi-private bedroom and bathroom, but they share all other areas.

Offerings in assisted living facilities vary greatly. Typically, assisted living facilities provide meals, housekeeping, laundry, recreational and exercise activities, and transportation to doctor’s appointments.

Table 2. General Senior Living Options (Source: Customer Affairs).

Some might have a limited nursing staff for medical assistance. They could also have onsite beauty shops and entertainment venues.

Memory Care Facilities

Memory care facilities are usually part of a nursing home or an assisted living community that is specifically for people with dementia. These facilities typically have a larger staff that offers more supervision, and they include security features to prevent residents from wandering outside unsupervised.

Hospice Hospice is a type of care for those with terminal illness. People may receive hospice care in their homes or a nursing home. Hospice focuses on providing services like pain management to make the person’s life as comfortable as possible.

https://www.consumeraffairs.com/health/senior-living-options.html#aging-in-place

There are many ways government aid is offered to eligible seniors in the United States. Social security, Medicare and Medicaid, Supplemental Security Income, housing assistance, food assistance, and tax reliefs.

For housing, Section 202 Supportive Housing for the Elderly Program uses government money to provide nonprofit organizations with funds to develop and manage affordable housing for seniors with low incomes. There are also aid efforts such as Section 8 Vouchers, Community Development Block Grant Programs, HOME Investment Partnerships Programs, and Rural Housing Services Programs, including seniors within the target recipients. Although funding programs are in place to assist seniors, many issues that decrease the availability and eligibility exist.

Bookman, A., & Kimbrel, D. (2011). Families and Elder Care in the Twenty-First Century. The Future of Children, pp. 117-140.

Bookman and Kimbrel, discuss the changing demographics of aging in the United States, including the increasing number of older adults and the growing racial and ethnic diversity among seniors. They also highlight the economic and social implications of family caregiving, including the impact on women's workforce participation and the need for policies to support caregivers. With the increase of Americans that participate in the formal workforce, the ability to administer care within the family has decreased. The article provides an overview of various caregiving arrangements, such as informal family care, formal home care, and institutional care, and highlights the importance of coordinating care across settings and providers. The authors conclude by discussing the need for policies that address the multiple needs of care recipients and givers, including access to affordable housing,

health care, and supportive services, as well as paid family leave and other workplace protections for caregivers.

“The economic resources available to caregiving families vary widely. Uppermiddle-class and affluent families usually have adequate funds to pay for elder care services, while poor families are usually eligible for a variety of subsidized services, such as home health care. The hardest-hit families are the working poor and those with moderate incomes, who are too “rich” to qualify for subsidized services but unable to pay for care themselves. Many families caring for elderly relatives encounter this type of “middle-class squeeze”

(Brookman and Kimbrel 2011, 121).

Brookman and Kimpel also address the difficulties of coordinating multiple services for an aging loved one. On many occasions, a service provider cannot fulfill each need that must be met to care for a senior. Research suggests there is a fragmentation in services, and the coordination between multiple services can be unsafe and challenging to maintain economically (Brookman and Kimpel 2011, 123).

At the end of the article, the authors call for creating an “Aging Friendly Society,” which would include more coordination and policies to allow for financial accessibility. They found that “a

large-scale, cross-sector initiative is needed to coordinate efforts at the national, state, and local level and to support all citizens from diverse cultures and income levels as they age” (Brookman and Kimpel 2011, 133).

Table 3. Institutional Responses to Aging and Elder Care from Government (Brookman and Kimpel 2011, 129)

Name of Policy Year Started Basic Goal Eligibility Source of Funds

Social Security Act 1935 Provide income for people who have retired from paid employment

Work in a Social Securitycovered job for 10 years or more, can start collecting at age 62 up to age 70, widow(er)s at 60, disabled at 50

Payroll taxes and selfemployment contributions, paid into Social Security Trust Fund by employees and employers

Medicare 1965 Coverage of health care

People 65 and older who had

Employers and employees pay

Table 3. Institutional Responses to Aging and Elder Care from Government (Brookman and Kimpel 2011, 129)

costs, including Part A: hospital care, Part B: outpatient care, and Part D: prescription drugs

Medicaid 1965 Cover health care costs for low-income children and families, longterm care for elderly and/or disabled

Older Americans Act (OAA)

1965 Promote the delivery of social services to aging population via Administration on Aging (AoA)

Medicarecovered employment, not linked to income earned

taxes for Part A, funds from SSI checks cover Part B, and Part D paid for by Medicare plus private insurance

Pregnant women, children, teens, elders, blind, and disabled with low incomes

Means-tested, funded by state and federal funds, managed by states

National Elder

Locator for all families, some meal programs, housing, and services for low-income

Taxes and other government funds, most funding for social service programs, rest goes to jobs

Table 3. Institutional Responses to Aging and Elder Care from Government (Brookman and Kimpel 2011, 129)

information, counseling, training, and support groups for family caregivers

Source: (Brookman and Kimpel 2011, 129).

caregivers for persons 60 years or older

Title III E

(3) Motivation for Seniors

Smets, A. J. (2012). Housing the elderly: segregated in senior cities or integrated in urban society? Journal of Housing and the Built Environment, 27(2), 225-239. Netherlands elders lack support for housing needs outside urban areas. This article suggests abandoning common European practices, including the ‘cluster policy’: which “is mainly conducive to the construction of luxury inner-city apartments for seniors” (Smet 2012, 269). The author advocates for the importance of providing seniors with affordable housing within urban areas but also suggests building outside urban areas to create a broader range of access to affordable housing for elders.

Smets explores the origins and development of senior cities within the Netherlands, which emerged due to a growing elderly population and a desire for specialized housing and services for seniors. The article discusses the benefits and drawbacks of senior cities, including the potential for social isolation and the impact on intergenerational relationships. Smets argues that integrating seniors into the larger urban society might be the more practical option of the two discussed. Communities within an urban environment might be better equipped to promote social engagement and intergenerational relationships (Smet 2012, 269).

A collection of articles finds loneliness and isolation commonly experienced by aging adults. Moving from a single-family home to a community or a building designed for elderly populations is often a decision to become part of a community and combat the feeling of loneliness.

The article by Smet highlights the importance of creating age-friendly cities that are accessible and inclusive, with adequate housing, transportation, and social services. It is vital to offer a variety of types of senior housing to accommodate the diverse senior population. Smet also covers the significance of involving older adults in planning and tailoring housing options to meet their diverse needs and preferences. The article concludes by calling for a shift from the senior city model and toward a more integrated approach to housing and community development for older adults (Smet 2012, 274).

In Texas, there are examples of both segregated and integrated senior housing. The luxury-style apartment complexes that are the focus of this study are considered an integrated form of senior housing. The locations are typically within mixed-use developments, often near grocery stores, hospitals, green spaces, and other residences.

The article discusses the Sun City community in Arizona (Smet 2011, 273). Since the article’s publication, Sun City in Texas has increased in size and popularity. Sun City is a 55+ active adult community in Georgetown, Texas, right outside Austin. Del Webb developed it in the late 1990s and has since grown to become one of the largest active adult communities in the country. The community offers a range of housing options, including single-family homes, townhomes, and condos, with various floor plans and styles. Housing options are available to purchase or rent (Del Webb, 2023).

. Sun City is located near the city of Georgetown, which offers a variety of dining, shopping, and cultural attractions (Del Webb 2023). Sun City residents have access to various amenities, including golf courses, fitness centers, swimming pools, and various clubs and activities. The community also offers services, such as transportation, home maintenance, and medical assistance, to help residents age in place. The large community is much more self-sufficient but isolated than the luxury complexes featured in this study.

While both instances of senior housing options demonstrate pros and cons and begin to fill specific gaps, this study will focus on the housing options for seniors within pre-established urban areas.

Leung, H. L. (1992). Elderly homeowners turned renters: reasons for the move.

Of the twenty percent of seniors residing in their own homes, most spend “80% to 90% of their time in the immediate neighborhood” (Leung 1992, 1). This dissertation investigates why seniors move away from their single-family homes and how owning or renting a home plays a role in the decision. The study found that an elder is more likely to move if they are a renter. However, many homeowners often move and become renters as they age.

Leung’s research uncovered indicators for homeowners becoming renters include: “age, marital status, gender, income, health, and difficulties associated with homeownership” (Leung 1992, 69). Homeowners over 85 are more likely to become renters. Widowers, particularly females, are more likely to become renters. Females in general, are more likely to become renters. Lowincome or fixed-income homeowners are more likely to become renters. Elders with declining health are more likely to become renters. Homeowners with larger houses and higher associated costs are more likely to become renters.

(4) Luxury-Style Mid-Rise Apartment Complex Design

Nicholas, C., Casto, M. A., Smith, A., & Francisco, K. (2022). No place like home?

Producing and consuming eldercare design. Journal of Consumer Culture, 22(4), 969-991. This article covers a brief history of eldercare and housing for elders to support evidence that supports a trend of “patient-centered care” that has resulted in housing with attention to detail and design choices taken from the hospitality and commercially centered spaces, often described as resort-style complexes (Nicholas, Smith Francisco 2022, 972). The authors find the new type of elder housing is in part supported by the baby boomer generation, now seniors, being more “affluent than previous seniors, with more active lifestyles, and long, habituated participation in a post-industrial consumer society (with all the expectations of choice, variety, and the satisfaction of individual taste preferences that go with that society)” (Nicholas, Smith, Francisco 2022, 972).

Within the resort-style complexes, “a resident is therefore somewhat paradoxically a long-term “guest” “at home” (though without the actual responsibilities of home ownership), consuming goods and care provided by “hosts” (Nicholas, Smith, and Francisco 2022, 974). Within this structure, there is a constructed sense of “publicness” that is private in reality but represents a consumption the aging baby boomer population is accustomed to.

The study reviewed various winning architectural design projects for senior housing. Winning projects from competitions held by Design of Aging Review, EFA Design Showcase, and Senior Living Executive were analyzed for trends in “innovative and effective design solutions and disseminate information and resources relevant to improving the eldercare industry as a whole” (Nicholas, Smith, and Francisco 2022, 974).

“Conspicuously absent in award-winning projects are representations and/or discussions of how designs accommodate and facilitate staff and caregiver functionalities or roles, much as the spaces themselves are hidden in the facilities’ designs. If descriptions mention caregiving at all, it is typically in the context of “backstage” areas (Goffman, 1959). Consistent with Bromley’s (2012) findings about hospital design, where “...designers, planners, and administrators describe a desire that the building belie its function,” discussions of these “backstage” areas tend to emphasize the need for invisibility above functionality, thus maintaining the illusion of a hospitality or resort type facility (1061)” (Nicholas, Smith, and Francisco 2022, 984).

There were efforts made by many of the competition entries to design for active aging communities. This includes locating the housing within developments with a broader range of intended uses, such as mixed-use developments. This can be accomplished by locating within retail areas or mimicking the areas by staging retail scenes within the complex. The article gives

many examples, including a movie theater or a bistro-style coffee shop amenity, staged as a publicly available business. Active adult communities were also designed to work towards “destigmatizing eldercare.” Finally, the research found that these types of design entries that won neglected to provide “text and images representing “backstage” (Bromley, 2012; Goffman, 1959) or staff areas, and few entries which specify catering to residents with lower socio-economic status. In what follows, we address each theme in turn and gesture toward the implications of design features for the kind of end-user or consumer most suited to inhabit and animate these facilities” (Nicholas, Smith, and Francisco 2022, 977).

The design and marketing of these elder housing trends are aimed towards the active adult community in the “third-age” rather than the “fourth-age” which is understood to be the age of “decline and dependency” (Nicholas, Smith, and Francisco 2022, 979).

“Another “silence” in the award-winning projects, with a few notable exceptions (n = 4), is the neglect of any discussion of price or how socioeconomic status impacts access to facilities. In fact, many entries embody the saying commonly attributed to J.P. Morgan, “if you have to ask how much it costs, you can’t afford it.” This supposition is reinforced by the frequent use of language like “luxury,” “high end,” “grand,” and “upscale” and limited discussions of middle to lower income residents. These competition entries therefore differ from promotional media representations in some travel and

leisure industries which privilege democratized mass consumption accessible to all, thereby appealing to an American myth of classlessness (Kolberg, 2013)” (Nicholas, Smith and Francisco 2022, 984).

Location and Subjects Studies

Chapter 3: Methodology

This study focused on the population of residents within Austin, Texas, MSA over the age of 55. Only apartment complexes within the Austin MSA are included in this study. It is important to note that many living accommodations are designed for seniors outside the Austin MSA in neighboring cities. This study concerns senior living accommodations in urban core or mixed-use developments within Austin MSA. Further research could be conducted on these apartment complexes in neighboring cities; I predict this would increase affordability. This study could also be replicated within different MSAs or featuring other senior housing models. There were approximately 40 participants involved in the study including apartment residents and leasing office management. The participants in the study are all anonymous. The apartment residents were invited to complete a survey, and the leasing management team was invited to participate in informal interviews.

Methodology Overview

This is a mixed methods study. This research aimed to determine the existing sense of place and community character using spatial analysis, surveys, interviews, tours, document analysis, and design analysis. These methods were applied to determine the suitability of 55+

luxury apartment buildings as a senior housing option. Qualitative and quantitative data were collected to represent a comprehensive analysis of the research questions posed.

Spatial Analysis

The geographic information system (GIS) analysis was used to determine where the apartment buildings exist relative to the location of amenities and services. GIS is a computerbased system that analyzes and displays spatial or geographical data. GIS enables the creation of maps and visual representations of data to help make informed land use and planning decisions.

I used ArcMap Pro to create an accessibility map to better understand each apartment's location and the level of access to amenities and services they have. The following steps were conducted to complete the analysis:

1. Identify destination(s): Add the fourteen apartment complexes by geo-coding each address onto a layer. Add the Austin MSA boundary.

2. Collect data sets: Transportation networks and stops, population density, median age, medium income, hospitals, green spaces, and grocery stores.

3. Prepare the data: Organize the data into a GIS format, such as a shapefile or geodatabase, and ensure that the data is adequately projected and aligned.

4. Conduct a network analysis: Use network analysis tools within the GIS software to calculate the travel time or distance between the population and the destinations.

5. Generate the accessibility map: Use the output from the network analysis to generate an accessibility map that displays the accessibility of the population to the chosen destinations.

Figure 5. 55+ Apartment Complexes in Austin, Texas. There are 12 in total.

Resident Survey

A resident survey was shared with two Facebook communities that members of the 55+ apartment complexes in Mueller may be a part of. Mueller Neighborhood Group, shown below, has 4,200 members and is active daily. Mueller Aging & Neighborhood is a group of 440 people in the Mueller neighborhood. This group is also active daily. A request for residents of the Wildflower Terrace and Overture Mueller will be posted in both groups. The survey is designed to take around 10 minutes to complete. There are 22 total questions in the resident survey. A copy of the survey questions is in the appendix.

Figure 6. Screen Capture of Mueller Neighbor Facebook Group that the Resident Survey was Posted in.

Resident surveys were also shared in person at the two age-restricted apartment complexes in Mueller, Austin, Texas. I attended events at each complex to distribute the survey. There will also be a link that residents can use to complete the survey online using Qualtrics.

The events that I attended will be on April 3rd at 4 p.m.; there is a weekly potluck at Wildflower Terrace. I will attend this event with my computer to distribute the survey to attendees. At 5:30 p.m. the same day, I attended the weekly happy hour at Overture Mueller. There were around 15

Figure 7. Screen Capture of Mueller Aging and Neighborhood Group that the Resident Survey was Post in.

people at the Wildflower Terrace potluck and around 100 people at the Overture Mueller happy hour.

The resident survey includes general questions about demographics and background information, such as the type and location of their previous dwellings and how many occupants and pets there are in their unit. The survey also asks about the level of care the president requires, if any.

There are also questions to determine the sense of belonging the residents feel within the apartment community and the level of satisfaction with the built and programming components of their apartment community.

The sense-of-belonging questions aim to determine social connections and level of participation in programmed events and how much they feel their opinions matter within the community. To assess satisfaction with the built and programmed components, the survey asks about their feelings towards the types of programmed events offered and the building design. The build design questions focus on comfort, accessibility, and personability.

Table 4. Resident Survey Overview.

• Which of the two apartments are you a resident at?

• Overture at Mueller

• Wildflower Terrace

• How many bedrooms does your unit have?

• How many people live in your unit?

• How long have you been a resident at your current apartment?

• Did you move from within Austin MSA or out of town?

• Why did you choose your building and location?

• Do you own property somewhere else?

• Do you require any level of care?

• Are caregivers able to adequately access the building and unit?

• Community Investment

• Do you know your fellow residents?

• Do you use community spaces?

• Do you attend community events?

• Building design

• Are you comfortable with the layout of your unit and common space?

• What is the level of personability in your unit? (Temperature, light, wall color)

• Level of satisfaction

• Are you satisfied with the built environment?

• Are you satisfied with the programming and management?

Interviews and Tours

I informally interviewed leasing office employees of the two age-restricted complexes in Mueller. The leasing office employees play an essential role in managing the complex. The complexes with age restrictions include much more programming than those without restrictions

The leasing office employees primarily organize the programming. An interview helped to determine what the goals of the apartment complexes are. The conversations helped me further understand what is involved in planning processes such as organized events, trips to local services and amenities, common space users, community identity, and more information about the a la carte service that the buildings offer.

I asked to take guided tours of the apartment complexes The tours are used to compare advertisements for the complexes to what exists. I will identify differences and similarities between programming, features, and amenities advertised and in place. I requested the tour given as the tour as the tour is designed to be given to a potential resident.

I set out to determine if the buildings are designed to account for the age of the population that resides inside or if there is no difference between the building and other apartment buildings in the area with no age restriction. I also wanted to understand emergency preparedness within the buildings better. This includes first responder access, caretaker access, and exits.

Document analysis

I used MaxQDA to code various documents and online content pertaining to the residences MaxQDA is a software program designed for qualitative data analysis. It manages and analyzes textual, graphical, audio, and video data. The software supports a range of qualitative research methods, including content analysis, discourse analysis, grounded theory, and thematic analysis (Maxqda.com).

MaxQDA allows users to import data from various sources, such as interviews, surveys, and social media. The software provides a wide range of tools for analyzing data, including coding, categorizing, and searching for patterns and themes (Maxqda.com).

This analysis utilizes MaxQDA to code for themes that reveal perceptions from different sources inductively Advertisements were coded to determine what was being portrayed. Google reviews were coded to determine what is being perceived. The document analysis includes the two agerestricted complexes within Mueller: Overture and Wildflower Terrace.

Website Advertisements

With the competition in the housing market in Austin, and the COVID-19 pandemic, the online presence of the apartment complexes is significant in retaining and attracting new residents. There is a lot of online advertising material for each apartment complex. I analyzed the content the advisements highlight and compared it to the existing conditions. The frame that an apartment complex chooses to advertise within is telling of the residents they are interested. An example is what they choose to title the type of housing the complex offers; some complexes advertise as “active adult communities” and intentionally specify that they are not senior

Figure 8. Example of MaxQDA Software used to code written information. (Source: https://www.maxqda.com/focus-group-analysis-software).

housing. At the same time, others make it more evident that they are age-restricted housing and how older adults receive exemptions.

Google reviews

Residents or associated family members have taken the time to leave Google reviews to inform others of their experiences at the apartment complex they have interacted with or are living in. Of the 12 apartment complexes in Austin, the lowest rating is a 3.0 rating. The highest rating is 4.9. Each of the Google reviews was coded to understand better resident perspective and highlight some of the challenges elders face in these building types. It is essential to understand that reviews are not always an accurate reflection of the overall level of satisfaction. People are often more inclined to post a review after a strongly positive or negative interaction

Some themes from the highest rated 55+ apartment complex reviews are that the staff are helpful, they organize community events, the apartment’s location, the cleanliness, and the resemblance to a hotel.

Some themes that were common in the reviews of the lowest-rated 55+ apartment complex are that the fire alarm regularly goes off without being set off, packages are stolen from residents, the complex is not secure, the leasing office loses documentation, and the staff is not available at critical times.

I use the code categories to inductively code Google Reviews. Note that the codes are separate from the star rating that Google uses to rate each apartment complex.

• Positive experience

• Negative experience

• Amenity

• Staff

Figure 9. Screen Capture of Google Review Preview of each 55+ Community in Austin from 12/10/22. The two complexes within Mueller are outlined in red. Design analysis

The design analysis is intended to determine how the built infrastructure suits the 55+ population that occupies the interior and exterior spaces.

Layout Comparison

Designing and constructing a residential development is highly collaborative and regulated. In many cases, developers use a standard set of plans for a building and tweak it to fit the context and requirements of a particular location. This makes the development review process much less intensive and more guaranteed to pass through local government codes. What results from this is similarly styled and operated buildings popping up in all major cities in the United States. This method mainly investigates the mid-rise residential apartment complexes that are taking over many streetscapes in areas surrounding the urban core of Austin, Texas. Further, externally and internally, these same buildings are now entering into tax breaks that place income and age restrictions on future tenants. Are these buildings suitable for the age the complexes are restricted to? Or is there a design that better accommodates the population?

In the conclusion section, I examine how the design of the 55+ buildings may be redesigned to be better suited for the residents. The building and unit designs will be compared to similar-style apartment complexes without the 55+ age restriction. This determines if there is a substantial

difference between the design of the buildings. This also reveals the degree of attention to the infrastructure that best suits the 55+ population. The layout comparison includes a side-by-side comparison of 1 and 2-bedroom units and the common spaces. For the layout analysis, three apartment complexes will be examined:

Wildflower Terrace (age-restricted), Overture (age-restricted), and AMLI on Aldrich. AMLI on Aldrich was chosen because it is located next to Overture in Mueller, Austin, Texas, and was constructed at similar times.

Balcony Personalization

The amount of personalization that a resident adds to a rented home or unit can indicate how much ownership of the space the person feels. I want to assess the level of personalization on balconies around the exterior of the apartment complexes. The space ownership will be determined by a calculation that will be based on the following equation:

(Total balconies visible from the exterior of the building/ total balconies decorated visible from the exterior of the building).

Many journal articles examine what personalization indicates in rental and affordable housing types. Generally, it suggests a feeling of belonging and ownership. The 2022 publication by Hosseini from the Iran University of Science and Technology found that although the residents of an affordable housing project have little space and few resources, they still chose to personalize spaces. The balcony is significant for measuring a sense of place or ownership because “the balcony has proven to be the most unlikely setting for personalization, given its characteristics mostly allow for a storage area” (Hosseini 2022, 12). There are cultural requirements for completing other rooms in a living space, such as a bed in a bedroom. The balcony is a more flexible space. When a resident chooses to personalize the space, the author determined that it indicates one of two things: visual privacy or territorial defense. The author argues that the findings have implications for the design of affordable housing projects and suggests that designers should prioritize the creation of flexible and adaptable outdoor spaces that residents can personalize. There is also mention of the difference between first-floor outdoor spaces and upper-level spaces. Often, no physical boundaries mark the edge of a person’s space in first-floor outdoor spaces. This is the case for Wildflower Terrace. The article found that people often put up their edges to define the borders.

Chapter 4: Results

Spatial Analysis

Many of the apartment complexes are in Mixed-use developments, which increases the likelihood a building is located close to amenities and services. The map includes the location of grocery stores, hospitals, city-owned green spaces, and bus stops within the City Limits of Austin. There is also a layer that shows the population density, with data from 2020.

Figure 10. 55+ Apartments in Austin Relative to Amenities and Median Age.

The map in Figure 10 shows the locations of the apartment complexes in relation to the amenities and services included in the analysis. I conducted a network analysis that determined the complexes are within 5 miles of each of the elements included. Further, most complexes are in densely populated areas. The median age of the blocks that the buildings are located within is not within the areas with the highest median age of 47-63.

Resident Survey

The resident survey was distributed to two Facebook groups on March 22 and via email by the leasing offices of each apartment complex on April 1. On April 3rd, I attended an organized event at both apartment complexes. At Wildflower Terrace, I attended the weekly potluck. There were around 15 people there. At Overture Mueller, I attended the weekly happy hour at 5:30 p.m.

There were around 100 people there. In total, there were 28 responses to the survey

I brought the survey to both events on my laptop and manually entered resident responses as they each verbally answered the questions. While this was not the plan, most residents were uncomfortable operating the trackpad on my laptop. This made the survey more of a guided interview. Each survey took at least 10 minutes and included many insightful side conversations.

The survey results are as follows:

What is your current age?

Q1. Which apartment complex do you currently live in?

5. Resident Survey Response Totals.

Figure 11. Q2. What is your current age?

What gender do you identify as?

How many people live in your unit?

Figure 12. Q3. What gender do you identify as?

Figure 13. Q4. How many residents live in your unit?

Male Female Non-binary / third gender Prefer not to say

How many years have you lived in your current apartment?

Where did you move from previously?

Perfer not to say

From out of the State of Texas

From within the State of Texas

From a suburb of Austin

From with the City of Austin

Figure 14. Q5. How long have you lived at your current apartment complex?

Figure 15. Q6. Where did you move from previously?

Do you own property somewhere else?

Why did you choose to live at your current apartment? Please select all that apply.

Other reason (type here)

Figure 16. Q7. Do you own property somewhere else?

Figure 17. Q8. Why did you choose to live at your current apartment complex?

Q9. Do you require care or assistance? Please be as specific or vague as you are comfortable with.

• 24/26 do not require care or assistance.

• One person requires physical therapy.

• Two people have cleaning services.

• Some residents informally mentioned they have meal services.

• Some residents informally mentioned their family visits to clean and cook for them. Most residents do not require care. This question had interesting results because of its openendedness. It was interesting to hear what residents consider care. Most residents reported being fully independent and even caring for fellow residents. When asked about care, the residents who highlight their independence often also highlight what they do for others. For example, one resident in Overture offered rides to anyone without transportation. There is another resident known for his help with setting up and cleaning up events. There were a few residents who provide childcare for their grandchildren that live nearby.

Do you know your fellow residents?

Yes, I know many other residents Yes, I know a few other residents I see other residents in passing I do not know any other residents

Every resident who responded to the survey knew a few or many other residents. No respondent reported that they did not know anyone. Around five responses were from the Facebook groups, while the remaining were from the events I attended. These results may be representative of the population that attends events. In Overture, many residents lived in the complex for over five years, mentioning that they know almost everyone in their building. The Overture leasing office employee I spoke with provided me with insight into the high attendance rate at all organized events. With over 100 residents attending the weekly happy hours, it does seem to be a participatory community.

Figure 18. Q10. Do you know your fellow residents?

Do you use the community spaces in your apartment complex?

This question highlights the amount of time residents use the community spaces within their complexes. Most of the ‘always’ responses are from Overture Mueller talking about the ‘club room’, the open area behind the lobby used for many events. The design of this space is very inviting because there are no real boundaries, and the space can be set up for many types of events. This design works well because everyone feels a sort of ownership over the space because they all pass through it to move around the building. It is also available 24 hours a day; it would most likely not be if it was confined to a room.

Figure 19. Q11. Do you use the community spaces in your apartment complex?

Which common spaces in your apartment complex do you use?

Please select all that apply.

I do not use the community spaces

I use the courtyards

I use the gaming lounge

I use the library and media room

I use the conference room

I use the club room

I use the fitness center

I use the pool

No resident from either apartment complex reported that they do not use any community space. This question did spark a lot of side conversations with the residents that verbally took the survey with me. The Wildflower Terrace residents almost always mentioned they must walk two blocks to the community pool down the street, so they rarely, if ever, have used it. While they get free access when it is open, they feel that if the pool were on the property, they would be much more likely to use it. The Wildflower Terrace residents also mentioned that the computers just got replaced in the library, which was long overdue. However, now they need lessons on how to use the new ones before they can do what they need from the gaming lounge. The Overture

Figure 20. Q12. Which common spaces in your apartment complex do you use?

residents that I spoke to mostly voiced their personal preferences. Some do not enjoy working out or swimming in public.

Figure 21. Q13. Do you attend organized events?

Do you attend the organized events?

Which organized events do you attend? Please select all that apply.

I attend excercise events I attend cooking events I attend game events I attend music events I do not attend events I attend other events (type here)

Frequently mentioned “other events” include: • Happy hour event on Wednesdays

Figure 22. Q14. Which organized events do you attend?

Do you have pets in your unit? Yes

Figure 23. Q15. Do you have pets in your unit?

What is your overall level of satisfaction in your apartment complex?

Figure 24. Q16. What is your overall level of satisfaction in your apartment complex?

Are you able to personalize your apartment in the way that you would like to? This could include the light, temperature, wall color, or other elements of your apartment that make you comfortable.

your

This could include the light, temperature, wall color, or other elements of your apartment that make you comfortable. In general, the male respondents were more likely to report ‘a lot’ or ‘a great deal’. While the women were more likely to select ‘a moderate amount’ or ‘a little.’

Figure 25. Q17. Are you able to personalize

apartment in the way that you would like to?

Does the layout of your unit support your needs? This could include cabinet space and height, appliances, shower type, or any other fixtures in your unit. Not at all

Does

layout

your

support your needs? This could include cabinet space and height, appliances, shower type or any other fixtures in your unit.

Q19. What, if anything, do you wish could change in your apartment complex?

• Lower the height of Cabinets in the kitchen.

• Lower the height of the Shelves in the bathroom.

• Equip the gym with something more appropriate for the age group.

• Bring back the number and quality of events that are offered.

• Lower rental rates and limit how much rent can increase per year.

Figure 26. Q18.

the

of

unit

• Residents wish there was an onsite swimming pool at Wildflower.

• Most male respondents did not wish to change anything in their apartment complex.

• Many male residents mention the height of certain things being too high for their female friends in the building.

“Make the kitchen a height not requiring a ladder. It is VERY UNSAFE for me to climb ladder with arms and IMPOSSIBLE for any FEMALE. Our population is mostly female. The exercise equipment is too big for me to use except for the small weights and pulleys. We just got new computers to replace the ones that were 12 years old. We will need an instructor, because many of our new people are section 8 and some homeless who don’t have cell phones.”

Wildflower Terrace Resident

“The height of kitchen cabinets was done without thot to the population's needs. They have 3 shelves but I can only reach the bottom shelf if I stretch. I have mobility issues & cannot safely climb a stool. FITNESS CENTER is not usable. The outside windows have not been cleaned in years. Regular carpet cleaning/replacement. Interior paint every 5 years.”

– Wildflower Terrace Resident

Q20. What is your favorite part about living in your apartment complex?

• Location in Mueller.

• Fellow residents and being a part of a community.

• The organized events.

• Safety.

• The covered parking garage.

• Moving closer to family.

“Different ways of living in different rooms” – Overture Resident

“All the amenities, the joy that you feel around here with everyone. Namaste!” – Overture Resident

“To get together with other residents” – Overture Resident

“Getting together with everyone and meeting new friends” – Overture Resident

“People mostly friendly, location is nice” – Wildflower Resident

“Being around people my age and very friendly people” – Wildflower Resident

“Close to family and the activities” – Wildflower Resident

“

1000 miles closer to my son and granddaughters” – Wildflower Resident

Tours and Leasing Interviews

The tours and leasing office spaces align with each complex’s target audience. During the tours, there were sharp contrasts between Overture Mueller and Wildflower Terrace’s approaches to presenting the buildings to interested guests. Overture Mueller’s leasing office resembled a hotel lobby, with coffee and bowls of candy. There were plenty of places to sit to meet with leasing office employees or to socialize in the space.

Wildflower Terrace’s leasing office resembled a classic retirement home. There was a large wall between the entrance and other building areas. There were two doctors’-office-waiting -roomchairs against the wall. To speak with someone at reception, you must be standing. The employees have offices, but you must be invited behind the reception desk to access them. I could only see the rooms on the first floor at Wildflower Terrace. A representative did not give me the tour. I could walk into each room on my own. The rooms were all unlocked, aside from the auditorium. There were no residents in any of the spaces when I was walking the building (4 p.m. on a Wednesday), but there were also no scheduled events.

The representative I met at Overture Mueller held the title ‘Sales Representative.’ During the tour, we stopped at each amenity while the guide described the uses and perks of each space. The tour was delivered as a well-rehearsed sales pitch and was effective. From the guide’s description of the community spaces, the users and participation rates are extremely high. The tour guide shared that 130 or more residents attend the weekly Wednesday night happy hour at 5 p.m. in the apartment lobby. And 45 or more residents attend the daily workouts. There are 201 total units within the complex, many residents live alone, we can conclude that many people do engage with the community. There are also one or more resident-led events per day. If a resident wants to host an event, they must let the leasing office know they need a space and add it to that month’s Event Calendar.

The representative I met at Wildflower Terrace held the title ‘Property Manager.’ The Property Manager referred me to Resident Services with instructions to answer any questions. I could only see the amenities on the first floor of the building.

Document Analysis

Website Advertisements

The advertisements of Overture Mueller and Wildflower Terrace take different approaches. The website design of the complexes speaks to the audience they are trying to target. Wildflower

Terrace’s website design is simple, with a few pop-up boxes and a standard menu. The floorplans are represented two-dimensionally. The images on the website are primarily of actual spaces within the building. The people in many images are wearing nametags with the Wildflower Terrace logo, signifying that the images were taken on-site There are also images of people that appear to be outsourced. The Overture website is a lot busier. The colors are bold, and the website’s overall appearance is sharp. The website images are set to switch after a few sections. The floor plans are represented three-dimensionally with furniture renderings. Both apartments have a description on their homepage, depicted below in Figures 27 and 28. The Wildflower Terrace’s description uses the words ‘senior’ and ‘affordable,’ which Overture

Mueller avoids using throughout most of the website Both complexes mention the benefits of being located within Mueller. Overture highlights popular employers close by, communicating that the building is not a retirement community.

The ‘Resident Testimonials’ section on the Overture webpage is not from Google or Yelp Reviews. There are only highly positive reviews that were sourced internally. There is an affordability calculator and other resources to help a potential resident determine which unit is the best fit. Because Overture has many locations, a blog on the webpage will also be found on all Overture location’s websites. The blog shares helpful information with residents about a

range of things, including the best locations for retirement, in-home workout routines, and important documents to keep track of as an older adult.

There is a space for Event Calendars on both complexes’ web pages. Although Wildflower Terrace’s calendar is linked to the homepage, it has not been updated since December 2020. Overture Mueller uploads a new calendar every month with around two events scheduled for each day. The Calendar from April can be seen below in Figure 29. There are different types of events at Overture, some are led by staff, and others are led by residents.

Figure 27. Screen capture from the home page of Wildflower Terrace Website. 4/3/2023.

Figure 28. Screen capture of the Overture Mueller homepage. 4/3/2023.

Figure 29. Overture Mueller April Resident Event Calendar. 4/3/2023.

Google Reviews

Google Reviews of Overture Mueller and Wildflower Terrace were collected on 3/16/2023. All the reviews were uploaded to MaxQDA and coded using the inductive code system described in the methods section of this thesis. There were clear themes across the reviews.

It is essential to mention that not all reviews are written by residents. Some reviews were left by people who have taken tours of the buildings and are reviewing based on the interactions during the tour and their first impressions of space.

As of 3/16/2023, Overture Mueller had 26 reviews with a 4.1-star rating out of 5 stars. The 26 reviews resulted in 65 total codes. The code breakdown can be seen in Figure 30 below. Of the 65 reviews, 35 were positive, and ten were negative. There were some mentions of both the programming and the physical building in the reviews.

Figure 30. Overture Mueller Google Review Max QDA Code Breakdown. 3/16/2023.

Often, a portion of a review qualified for two codes. For example, a positive review about the building would be coded as ‘positive’ and ‘building.’ Two codes together identified trends about how something is being discussed. From Table 7 below, we can conclude that when reviews mention programming, 16 times were positive mentions, while 6 were negative mentions. When reviews mentioned the Overture building, ten mentions were positive, while only two were negative. An example of overlapping codes can be seen in the MaxQDA software screen capture in Figure 29.

Table 6. Overture Mueller Google Review Code Overlaps. 3/16/2023.

Wildflower Terrace had 27 reviews with a 4.4-star rating out of five stars. The 27 reviews resulted in 68 codes. The code breakdown can be seen in Figure 32 below. Of the 68 codes, 40 were positive, while nine were negative.

Figure 31. Screen Capture of Overture Mueller Reviews in MaxQDA Software.

Figure 32. Wildflower Terrace Google Review Max QDA Code Breakdown. 3/16/2023.

From Table 8 below, we can conclude that when reviews mention programming, 16 times were positive mentions, while 6 were negative mentions. When reviews mentioned the Wildflower Terrace building, 10 mentions were positive, while four were negative. This reveals that when programming and building were mentioned, it was more often in a positive light. Of the total positive reviews, 16 were associated with programming and 10 with building. This tells us that programming is imperative to residents and reviews perception of the buildings.

Table 7. Wildflower Terrace Google Review Code Overlaps. 3/16/2023.

The reviews for each of the two apartment complexes in Mueller were more like each other than anticipated. The reviews both dated back to at least 2019. There were a few mentions of the lack of freedom during the height of the COVID-19 pandemic. No mention of the 2021 Winter Storm that left many Austin residents without water and electricity appeared in the reviews or surveys. Many of the reviews were about the physical appearance of spaces, Overture Mueller received many reviews regarding the quality of the community spaces. Many reviews mention the convenience of being located within the Mueller development. There were specific mentions of the HEB grocery store and the biweekly Farmers Market.

Figure 33. Screen Capture of Wildflower Terrace Google Reviews in the MaxQDA Software.

There were also many reviews from both complexes about leasing employees and maintenance employees. Some reviewers were frustrated by the slow response time and poor office communication. This was the content of most negative reviews.

There were no reviews about the social events scheduled or other scheduled services offered to residents. This was surprising because the building programming is a large part of what is advertised to potential residents and seemed to play a key role in residents’ decisions to live within the complex.

Wildflower Terrace had a few reviews from family members of residents to praise the management for being flexible by allowing their loved ones to break the lease when they realized that the housing type was not the right fit for them. This is important when serving a dynamic and often vulnerable population.

Design Analysis

Layout Comparison

Overture Mueller offers five different layouts for 1-bedroom apartments and one layout for a 2-bedroom option. Only one layout is reserved for low or fixed-income seniors, the smallest floorplan. The rent for the affordable units starts at $1,113/month. 30 of the 201 units are

reserved for Austin’s SMART Housing Program. At the time of this analysis, there is a waitlist for affordable units.

Number of Units Income Qualification

30 60 percent MFI

171 None (Market Rate)

(Source: COA Semi-Annual Report / Affordable Housing Update Mueller)

According to the USBGC, Overture at Mueller is in the process of receiving a certification score. Overture Mueller’s LEED Scorecard can be found at: https://www.usgbc.org/projects/overaturemueller

In 2022, the Austin Apartment Association recognized Overture Mueller as a finalist in three categories in the APEX Apartment Excellence Awards (Austinaptassoc.com). Overture Mueller won the “Opal Award,” an award for “Any property where 85% of the residents are a minimum age of 55+” (Austinaptassoc.com). The Opal Award featured three finalists: Overture Arboretum, Overture Domain, and Overture Mueller. Each is owned and operated by Greystar.

Table 8. Overture at Mueller Affordable Housing Unit Breakdown.

Figure 34. Site Map of Overture Mueller. (Source: liveoverture.com).

Wildflower Terrace offers seven floorplans for 1-bedroom apartments and three floorplans for 2bedroom options. Wildflower Terrace was featured as a Case Study by the National Association of Home Builders in 2016. The apartment won the Jack Kemp Excellence ULI Award for Affordable and Workforce Housing. Wildflower Terrace is credited with a LEED Silver designation from the US Green Buildings Council (Nelsen Partners).

The National Association of Home Builders (NAHB) is a trade association that represents the interests of the home building industry in the United States. NAHB members include home builders, remodelers, developers, architects, suppliers, and other professionals involved in the sector (nahb.org).

NAHB promotes the availability of affordable housing and homeownership opportunities and provides its members with education, networking, and advocacy resources. Part of NAHB’s education efforts includes publishing Case Studies on their blog. The Wildflower Terrace Case Study is also part of the NAHB’s report: How Did They Do it? Discovering New Opportunities for Affordable Housing (nahb.org).

In 2016, the NAHB published a Case Study on Wildflower Terrace. In 2019, Wildflower Terrace was featured on the blog again for its ongoing success. The 2016 feature includes insight into the affordability of the building. The building has 201 units, 174 of which require an income qualification. Twenty- seven units are leased at the market rate. The 174 units with income qualification will remain until 2111 under the City of Austin’s SMART Housing Program (NAHB Wildflower Terrace Case Study, 2016).

Table 9. Wildflower Terrace Affordable Housing Unit Breakdown.

80 percent MFI

$1,100-$1,300

27 None (Market Rate) $1,500-$1,900

(Source: NAHB Wildflower Terrace Case Study 2016).

In 2017, Wildflower Terrace was one of three housing developments chosen as a winner of the Urban Land Institute’s (ULI) annual Jack Kemp Excellence in Affordable and Workforce Housing Award. The award “honors developments that ensure housing affordability for people in a broad range of incomes” (Riggs, 2017). The ULI established the award in 2008 in memory of the former secretary of the U.S. Department of Housing and Urban Development (ULI.org). The other 2017 award winners were Newark, New Jersey, and Boston, Massachusetts. Wildflower Terrace received a LEED Silver Certification in 2012 upon its construction completion. The development received 51 out of 110 total possible points. Wildflower Terraces

LEED Scorecard can be found at: https://www.usgbc.org/projects/wildflower-terrace. All developments in Mueller are required to be LEED Certified. Wildflower Terrace surpassed the requirements by achieving a higher level of certification.

“This residential project provides 201 units of affordable and market-rate housing to independent-living seniors within the mixed-use Mueller development in central Austin. The project program includes 5,000 square feet of senior amenity area, 5,000 square feet of commercial space, and structured parking for approximately 220 cars. The design, while achieving a density of 84+ units/acre, has been artfully crafted to be compatible with the surrounding uses with various exterior treatments on each of its four sides. The four-story

Figure 35. Site Map of Wildflower Terrace. (Source: Nelson Partners).

building is designed by the Mueller Design Guidelines and received a LEED Silver designation from the US Green Building Council.”

– Nelson Partners, about Wildflower Terrace

The AMLI on Aldrich offers one-, two-, and three-bedroom apartments. There are 25 different floor plan options. For this analysis, only the one- and two-bedroom apartments will be considered. There are 13 one-bedroom floorplans and eight two-bedroom floorplans. The AMLI on Aldrich is around twice the size of Overture Mueller and Wildflower Terrace at 405,527 square feet.

“AMLI on Aldrich at Mueller, the fourth market-rate, a multifamily rental project at Mueller, has 48 units or 15% of the 318-unit property available to households at 60% MFI for fifty (50) years, forty-five (45) additional years over the SMART Housing’s 5-year affordability requirement.”

(Semi-Annual Report of the Master Development Agreement for Mueller, 2021).

The AMLI on Aldrich received a LEED Platinum Certification in 2018. The development earned 87 out of the 110 total possible points. AMLI on Aldrich’s LEED Scorecard can be found at: https://www.usgbc.org/projects/amli-aldrich. In 2021, AMLI on Aldrich received the Kingsley Excellence Award for Resident Satisfaction (AMLI.com).

Figure 36. Site Map of AMLI on Aldrich. (Source: https://sightmap.com/embed/rkwnoxlzvd2?instance=aldrich).

Table 11. Floorplan Options for three apartment complexes in Mueller, Austin, Texas.

(Source: Wildflower, Overture, and Aldrich 51 Websites/Floorplans)

Overture has the lowest LEED rating, as well as the lowest floorplans and quantity of units reserved for the affordable housing program. Three complexes under the name Overture in Austin are each operated by a large company. Wildflower Terrace is around ten years older than Overture and performs better in several ways. The reported LEED rating of Wildflower Terrace is higher. There were more environmentally friendly construction and design choices made during the planning of Wildflower Terrace in terms of systems installed and in landscape design to mitigate runoff and collect rainwater.

More affordable housing units are available at Wildflower Terrace than in Overture Mueller. There is currently a waitlist for both complexes’ affordable housing programs.

The AMLI on Aldrich, the control case study, surpasses both age-restricted complexes in LEED rating and floorplan offerings. There are also three-bedroom floorplans offered in the AMLI, but the age-restricted do not offer three-bedroom units. It is important to note that this AMLI is almost double the size of both age-restricted complexes and provides more community space.

Balcony Personalization

Common personalization includes string lights, potted plants, statues, patio furniture, holiday decorations, door signs, outdoor drapes, carpets, and additional gates to enclose their space completely. I collected the data for this method on 4/3/2023 around 3 p.m. As I was walking the

parameter of the buildings, there were many residents on their first-floor patios greeting and speaking with passersby. The first-floor patios and doors were almost all personalized in some way.

Overture Mueller has 120 balconies visible from the street view. Of the 120 visible balconies, 107 have personalization.

(107/120 = 98.8% of balconies are personalized)

Wildflower Terrace has 63 balconies visible from the street view. Of the 63 visible balconies, 46 have personalization.

(46/63 = 73.0% of balconies are personalized)

Particularly at Wildflower Terrace, the residents on the first floor tended to create their boundaries; as Hosseini suggested in his 2022 publication, this is a form of creating territory. There were a few verbal complaints from residents about the first-floor balconies looking “junky.”

Anticipated findings

• I anticipated finding differences between what is advertised to the seniors who live in the luxury-style apartment buildings and the actual resident satisfaction.

• I did not expect to find physical differences between the luxury-style buildings with and without age restrictions

• With Austin rent continuing to rise as the city’s growth becomes more prominent, there will likely be some unaffordability.

Research Questions: Answered.

• Are these senior housing types effective at providing housing for older adults in Austin?

While these housing types often target active adults rather than seniors, they are filling a gap in housing for this population. Most survey respondents were over 65 years old and required no care. The population of people over 65 that want to maintain independence is increasing. This housing type offers a solution for people who no longer wish to own property but do not want to go into more traditional age-restricted housing and lose their sense of independence and freedom.

As the Baby Boomer Generation ages, more rental housing is critical to maintaining an ample supply. As mentioned in the literature review, the luxury or “resort-style” became a trend in recent years to appeal to the new generation entering the population of 55 and over

There were many residents, mainly from Overture Mueller, who came to live at this apartment type from outside of the City of Austin. This introduces an interesting housing issue for seniors already within Austin. Of the residents I spoke to who moved from outside of the city, most relocated to be close to children and grandchildren. There were many situations where a resident chose the apartment location because their family also lives within Mueller.

There is a waitlist for all the affordable units at both apartment complexes when this research is being conducted. Applicants can submit an application to join the waitlist. Some of the reviews on Google were people expressing frustration with the long waitlists for an affordable unit at Wildflower.

• Are these senior housing types in ideal locations?

From the GIS analysis and the resident survey, we can conclude that the apartment complexes are in ideal locations. Location plays a key role in a resident’s decision to select an apartment. Residents want to be close to services, amenities, and family members. All the 55+ apartment

complexes within the City Limits are within 5 miles of parks, hospitals, bus stops, grocery stores, and most have access to recreation centers. The GIS analysis suggests that none of the complexes are located in areas that do not have access to services and amenities. There were trends of the services most important to each of the two complexes I met with. The Overture residents were pleased to be located near highway accesses, so they can travel easily to neighboring areas for family, restaurants, and activities. Overture residents also appreciated the restaurants, HEB, and the movie theater close to their complex. There was no mention of public transportation or other public services. The residents at Wildflower mentioned the bus stop in front of their complex. A group of residents at Wildflower travel to a YMCA recreation center and the Meals on Wheels office using the bus stop in front of the complex.

Location was selected as why residents chose the apartment complex in the survey 18 out of 28 times. More research could be done to determine the areas of Austin that lack senior housing. Most of the 55+ complexes are located along or near the I-35 corridor.

• Is the building design suitable for the occupants?

The design of the buildings can be improved to better suit the population. The opened ended survey question ‘If anything, what do you wish could change about your apartment complex?’

prompted many residents to comment on accessibility issues with the design of the bathrooms and kitchens in the unit and the equipment in the community gym. The design of community amenities does account for the population. In each of the two apartment complexes I toured, large gathering rooms were used to hold many programmed events. The rooms were fit to be used for various purposes. In both apartment complexes, the gathering rooms had pianos that the residents mentioned were key to their music activities. There are also exercise rooms in addition to the gym areas that hold equipment. This allows for the extensive programmed events to promote the daily exercise each complex has. During the survey, many residents highlighted that the exercise classes played a major role in their decision to choose their current complex.

The design of the units does not differ from luxury-style complexes without an age-restriction layout selection. The layout comparison method determined that the apartment complex, without the age restriction, offered a more extensive selection of layouts. There are no bars near toilets or in showers unless a resident pays an extra charge at move-in. The square footage can be as low as 650 square feet, making it difficult for a person using a wheelchair or walker to comfortably move around their unit. The smallest unit is also around the same size in the apartment complexes with and without an age-restriction.

The overall number of units in the age-restricted complexes is less than those in complexes without age restrictions. This is most likely a positive thing for residents. The 55+ complexes are much more involved with the daily lives of residents. A smaller population prevents oversight. There were some issues with slow response time for maintenance requests. Some residents at Wildflower Terrace explained that the maintenance employees were very attentive, but the complex is understaffed, so requests will go unaccounted for several weeks to months. Residents at Wildflower Terrace are also required to purchase any replacement lightbulbs for bulbs that burn out before maintenance will come to install them. This is an issue for some residents who do not leave the complex regularly. Some have gone without light in certain rooms for an extended period.

• What draws the senior population to these buildings?

The survey responses and the literature review indicate that residents are drawn to these buildings because of the location, programming, and resort-style design of the amenities. Only

Figure 37. Wildflower Terrace Floorplan Selection. (Source: Wildflower Terrace Website).

three out of the twenty-eight survey respondents reported needing care. The type of care was minimal such as cooking and cleaning or daily physical therapy this type of building appeals to people over 55 who are not in the market for assisted living.

• Why are residents renting rather than owning?

According to the survey results, some residents own property elsewhere. In general, residents were looking to downsize and move away from the maintenance that owning a house includes. Some residents, particularly in Overture, sold the property to come closer to family and pay the rent of the apartment.

At Wildflower Terrace, around 80% of the occupants qualify for rental assistance. Many of the residents said that they chose the building based on their qualifications. There are residents who have been living there for an extended period of time that expressed frustrations with recent increases in price.

The survey did not include a question about the financial support a resident was receiving. A question about this should be included in any studies of this nature in the future. However, many residents verbally offered insight as I was distributing the survey at events. At the Overture at least 5 residents mentioned that they sold their houses to pay for rent at the complexes. Most of the Wildflower Terrace residents mentioned that they qualified to live where when I asked them

the question “Why did you choose to live in your current apartment complex?”. This suggests that they received funding to support them in paying the rental rate each month. A few residents from both apartments also made light-hearted remarks about how it wasn’t their idea but their children’s idea. There were also a few residents that mentioned being recently widowed. In general, the decision to rent rather than own stems from decisions based on relocation, downsizing, a life change, or they did not own, to begin with.

Chapter 6: Conclusion and Further Considerations

This study has brought attention to how age-restricted housing models can be implemented to create different outcomes. In many cases, the housing type fills a gap in older adult housing, appealing to the Baby Boomer generation. The two apartments closely examined in Mueller were vastly different, though both fell under the same age restriction. Wildflower Terrace is an apartment complex primarily for low-income seniors on a fixed income. The results of the income restrictions are what make Overture Mueller and Wildflower Terrace different. This research found that both implementations of 55+ housing are filling gaps, but Wildflower is also serving a gap of affordability that Overture still needs to address. Overture is filling a general housing gap for this age group. There is a market for age-restricted housing types within Austin, Texas. We will likely see this housing model continue to appear in Mixed-use areas. Since the research began in 2021, 4 more developments have occurred in Cities surrounding Austin. As mentioned, there needs to be more research in the planning field about planning for older adults. This is demonstrated in the physical design of these buildings. There is a ten-year gap in the Overture Mueller and Wildflower age, but the issues regarding the in-unit shelving structure remain the same. This issue also appears in Google Reviews in the 55+ communities outside of Mueller. This is a missed opportunity to improve the design for future developments.

There is also room for improvement in city codes to establish requirements for 55+ housing to provide accessibility accommodations at no extra cost. The buildings can provide different infrastructures, such as shower rails and ramps, at an additional fee upon move-in. This should be standard to account for the intended population. This research has demonstrated the importance of designing apartments for the aging population. There are elements of the 55+ complexes that work well, and there are elements that could improve for future developments.

Common topics of importance that should be considered for future 55+ developments:

• Safety

o Designing apartments that are easy to navigate for seniors with mobility issues.

o Installing elevators, ramps, and other accessibility features that are designed to operate with high usage.

o Ensuring doorways and hallways are wide enough to accommodate wheelchairs and walkers.

o Designing apartments with safety in mind, such as non-slip flooring and grab bars in bathrooms.

o Incorporating security measures to protect against crime and theft but allow access to aides.

o Ensuring fire safety features are up to code.

• Comfort

o Designing apartments with comfortable living spaces that promote independence and autonomy

o Incorporating features such as adjustable lighting and temperature controls

o Ensuring kitchens and bathrooms are equipped with user-friendly appliances

o The location of outlets for easy access.

• Community

o Creating spaces that promote social interaction and community engagement

o Designing common areas that are easily accessible and encourage socialization

o Providing opportunities for residents to participate in group activities and events

o Adapting to resident interests and needs

A reoccurring theme in planning literature and practice is the importance of programming. This thesis’s findings support this understanding. The programming is adaptive and meets residents’ needs and wants. Residents are overall satisfied with the apartment complexes. In both apartments, residents are encouraged to lead group activities and help with other events. The location of the complexes allows for public transportation access and is close to useful amenities. The interior design of the units could improve. The complexes are safe and meet all requirements from UDC and ADA but do not go above standards. The staff of the buildings is critical to the

residents’ experience. The management and maintenance teams allow for everything else to function well. The staff members that play a crucial role in daily operations were often among the first things mentioned in conversations about why residents are happy in their complex.

Further Considerations

There is an opportunity here for an expansion of this research. While I uncovered the target populations and programming differences between the two complexes in Austin, further research is needed to determine which housing model is more appropriate. Wildflower Terrace is more accessible in terms of price, but there are long waitlists for most of the units. Overture Mueller is much more expensive but also attracts a target population of older adults looking to be a part of a community with a thoroughly cultivated set of events and activities.

The buildings are currently around 200 units. While making the buildings larger to include more units would help to increase the housing availability, there would also need to be more programming and space to fit the increase in population. The population size within each building works well for creating an active community, but the trade-off is other 55+ people are placed on waitlists.

Further research could be done on using sensors as a tool for older adult housing. The agerestricted apartment complexes are a form of independent senior living. Sensors could be used to

extend the period seniors can live independently while maintaining their safety. Kent Larson, in partnership with MIT, began research in 2014 on CityHome, a Smart House prototype that responds to voice, touch, or motion-activated controls to transform a space into a variety of uses (WebUrbanist 2014). This research could adapt to serve the aging population. This could also address the number of affordable units available to seniors because the design of CityHome intends for a compact space. A common issue highlighted in the resident survey was the height of the cabinets and other storage areas in the kitchen. Innovative housing could adapt to the occupant to create a more appropriate use of space that is accessible to the user.

Figure 38. CityHome by Kent Larson. (Source: https://weburbanist.com/2014/06/18/cityhomecontrol-this-smart-house-with-a-wave-of-your-hand/).

Survey responses:

8th, 2023, 10:27 am MDT

Q1 - Which apartment complex do you currently live in?

Q2 - What is your current age?

Q3 - What gender do you identify as?

Q4 - How many residents live in your unit?

Q5 - How long have you lived at your current apartment complex?

1 How long have you lived at your current apartment complex?

Q6 - Where did you move from previously?

Q7 - Do you own property somewhere else?

Q8 - Why did you choose to live at your current apartment? Please select all that apply.

Q8_8_TEXT - Other reason (type here)

Other reason (type here) - Text

affordability

Less noise than reg. apts.

Mother dying

no swimming pool

affordable

Q9 - Do you require care or assistance? Please be as specific or vague as you are comfortable with.

Do you require care or assistance? Please be as specific or vague as you are comfortable with.

No, still totally independent

no - give newspapers - always have girls cook for him

physical / Ott therapy in the apartment complex

We do not require care or assistance as of yet.

I must use Rollator ( 4 wheel walker) to walk. I cannot balance well enough for cane. Cannot drive car and sold mine My two younger brothers hlp me financially every month and I have a superb certified nursosssistant who is an American of Mexica N descent who only spoke Spanish before s He started school at 5, She doesn’t like to read and believes mostly what her friends say. At Wildflower Terrible we have a few college graduates like me who has an MD and later JD. I did a very large amount of free care because I was a neonatologist where the mother was instrrrd but only if healthy and discharged after two days. In Hawaii on the North Shore, I saw patients without insurance who were pretty sick and had no insurance. It was tiring. We have a community group here that serves to help Work out problems.

During the last five years we have had inept management including leasing agents. Those who complained were booted out when their leases ended and some moved to the Overture where they are happy. We now have new very competent management who are doing the overdue maintenance and repairs and landscaping (the plantings had almost died because manatturnrd off the trickle water to our plants. Our wonderful field of bluebonnets was mowed before the blooms had made seeds for the coming year and so we lost all of our seed. I have been in the hospital at least once every year and not for the same thing. I cannot walk unassisted because three doctors couldn’t identify the cause although my psychiatrist knew immediately 6 months before my neurologist died. So I participated in a few activities life being the first librarian faced with too many books and two sets of shelves which really held all of the books. I asked to have a bookcase also on each floor and was told No. we stocked each new apartment living place belonging to DMA, our owner, with the outcome that each new place started with a full library of hently read hard books to read with some in Spay. If you need more info call 5/2-5-4-0327 and leave your name and number an I will try to help.

Barbara

I can no longer deep clean. I have to have pay for help cleaning blinds, oven etc. I still cook. I still drive.

Q10 - Do you know your fellow residents?

Q11 - Do you use the community spaces in your apartment complex?

Q12 - Which common spaces in your apartment complex do you use? Please select all that apply.

Q13 - Do you attend organized events?

Q14 - Which organized events do you attend? Please select all that apply.

Q14_6_TEXT - I attend other events (type here)

I attend other events (type here) - Text

Weekly community meeting, guest speakers, community meals

poker (eating not cooking)

ut olli

sets up chairs for music events

ut grad students - music performances

Wednesdays

happy hour, special grand kids activities, special ed activities, others

happy hour

other

other

Community, zscrabble, Gardening

tax prep, transportation, end of life prep

Weekly happy hour sometimes

quest speakers re: issues of aging

Q15 - Do you have pets in your unit?

Q16 - What is your overall level of satisfaction in your apartment complex?

Q17 - Are you able to personalize your apartment in the way that you would like to? This could include the light, temperature, wall color, or other elements of your apartment that make you comfortable.

Q18 - Does the layout of your unit support your needs? This could include cabinet space and height, appliances, shower type, or any other fixtures in your unit.

Does the layout of your unit support your needs? This could include cabinet space and

Q19 - What, if anything, do you wish could change in your apartment complex?

What, if anything, do you wish could change in your apartment complex?

That a pool was part of this complex, but that would no doubt make the cost higher.

Access to restrooms in common area even when office is closed would be very helpful.

i wish it was less expensive low level lighting - blulbs brighter

less expensive stop cutting amenities

no

more girls

none

to acknowledge the physical and occupational therapy in the apartment complex as the best resource they should recognize that

none - moving is a headache

none

cabinet shelves and closet shelves are high bars in shower screens on the door cut down on amenities - from when I first moved in, lot less

none

no cabinets are too high up ladies are afraid to fall

nothing

onsite swimming pool

tall dark and handsome with a monthly income and minimal health restrictions and max message techniques... i need a masseuse not a misogynist

cabinets all the way to the ceiling

Landscaping...I have been living at this apt. complex for nine years and the Austin winter weather (due to global warming or not) has changed tremendusly. It would have been great for the owner to have installed xeriscape landscaping for the low maintenence it provides. So many of the plants and trees have died due to ice storms and lack of water during the summer. Tired of having to hear the grass and leaf blowers at least twice a week for very little to show if it. Could go on and on with details, but will leave it at that.

Nothing

Make kitchen a height not requiring a ladder. It is VERY UNSAFE for me to climb ladder with arms and IMPOSSIBLE for any FEMALE. Our population is mostly female. The exercise equipment is too big for me

to use except for the small weights and pulleys. We just got new computers to replace the ones that were 12 years old. We will need an instructor, because many of our new people are section 8 and some homeless who don’t have cell phones.

Dedicated library dedicated game room larger gym and exercise space Real security

Grass or something to cover the bare soil on the outside, better upkeep of the interior of the building, covering for the balconies from the sun in the summer, having a manager who would stay here longer ( We have a great person for now. He is trying make things better.)

Frig isn’t satisfactory, freezer too small. Kitchen cabinets too deep. Some way too high.

The height of kitchen cabinets was done without thot to the population's needs. They have 3 shelves but I can only reach the bottom shelf if I stretch. I have mobility issues & cannot safely climb a stool.

FITTNESS CENTER is not usable. The outside windows have not been cleaned in years. Regular carpet cleaning/replacement. Interior paint every 5 years.

Q20 - What is your favorite part about living in your apartment complex?

What is your favorite part about living in your apartment complex?

Location and the good maintenance available.

Location and being part of a community of friends.

social aspect meeting people

location close to every freeway social aspect

pool area plants exercise classes - cardio then weights girls

different ways of living in different rooms all the amenities the joy that you feel around here with everyone namaste! to get together with other residents getting together with everyone and meeting new friends people all friendly - most location is nice being around people my age and very friendly people close to family activities

1000 miles closer to my son and granddaughters people neighbors - they seem to all know me, i dont know them though residents here are really kind and cool the one that is coming location

I love the nine foot ceilings, the wide hollow wooden doors that are just plain in design! I hate those fake, plastic, six panel doors that have been standard issue in new homes for decades. They harken back to early American colonial days. Time to move on!

Friends and people our age. Lots of activities.

I am relatively safe here, now that we have stopped new residents from propping the front door, community room Doors and auditorium doors open at night. I and others were told we had cameras which filmed the front door and they single driveway entry. The cameras continue to be fake and management does not want to hire someone to monitor the screens at night so we would be much better protected. We have strong individual front doors. Security is not much a priority because the neighborhoods in Mueller are fairly safe. This is changing as more bad people discover that there is

money here. We do have an Austin fire department unit close by but no close police. The police have worked with us through a program called SALT. Mueller is almost built out. We have a very good H-E-B with a pharmacy. Fiesta grocery is pretty close and our H-E-B has a well-stocked Asian grocery and area that makes food for parties and to go and raw components are there. So until recently we we isolated but now have two large building projects near the old Airport Terminal and on the bus lines.

Able to walk to many neighborhood amenities

Location, parking garage; balcony

A neighbor and close to family.

Security. Privacy. Neighborhood. Affordable.

Q21 - Is there anything else you would like to share about your experience in your apartment complex?

Is there anything else you would like to share about your experience in your apartment complex?

Older residents are often unable to care for their pets in a responsible manner. It offers a nice balance of alone time (staying in our apartment) and group time (doing things with other residents). Our only real challenge has been if any other residents smoke in or near the building in spite of this being a non-smoking facility. Our current management is working on that but it is still an issue. not right now

friendliness and diversity its been wonderful

no i better keep my mouth shut

none

Monday to Friday - provide breakfast everything is wrapped individually which is good

rent is increasing from year to year most people are on fixed income another resident 80 - increased by 500 barely additional money at that point

i met some nice people

caring and kind community groceries - help each other community pantry coffee in the mornings manager will bring in donuts if you cant say something nice dont say anything at all residents bulletin board - but managed by complex - censorship taking down signs for clubs and voting signs only posting management signs on resident board - taking down resident signs ramptend display of disparity parking garage covered DMA is not responsive large dog running around outside yoga studio not on leash hibachi unattended not cleaning up after dog without oven for 3 months slow to respond to maintenance required to buy own replacement bulb neighbors light has been out a lot of months

I like the fact that we have covered parking in a multi-level garage. Future garages need to incorporate electric stations for those who will have electric cars in the future.

It’s not what I expected. Too many residents should be in a facility that offers a higher level of care. Overture is completely independent living. There isn’t much feeling that they care about our safety. High turnover in admin office. It’s about money. Some aspects aren’t friendly to older folks, such as parking garage lanes not wide enough, very heavy doors, doors that don’t always latch. Can’t put anything by doorway in terms of decoration except what can hang on door.

Poor managers for too many years. Poor maintenence interior & exterior.

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This thesis was typed by Samantha Bernacki