By Carl Malcolm, AIA
As the senior population in the United States continues to grow, the demand for innovative and community-focused housing solutions rises.
According to the U.S. Census Bureau, the number of Americans age 65 and older is projected to reach 80 million by 2040, nearly doubling from the current figure of 47 million. This demographic shift has prompted developers and architects to rethink traditional senior living models, with a particular emphasis on a sense of community and social engagement.
One housing option gaining traction is the concept of senior cottages, which offer a unique blend of independence and community living. But these popular options present a wide range of challenges.
Senior cottages are neighborhoods or campuses where older adults reside in individual cottages while sharing access to amenities and services. These communities provide a balance between privacy and social interaction, catering to the diverse needs and preferences of residents.
Residents enjoy shared access to amenities that not only provide recreational opportunities, but also foster a sense of community and engagement among residents.
Challenges in establishing senior cottage communities
Developers face several challenges, ranging from site selection and design considerations to financial and market factors.
• Location and accessibility: Many cottages cater to the affordable segment of the housing market, making location a critical factor in ensuring residents have easy access to supportive amenities such as hospitals, clinics, restaurants and public transportation. Developers carefully evaluate potential sites to strike the right balance between cost and accessibility.
Central to this evaluation is site topography and drainage. Due to the cost of site grading and retaining walls when developing individual cottages, a prospective site condition of substantial change of grade needs study to verify project feasibility.
• Achieving the right housing mix: While cottages cater to the 70-80 age group, developers often pair them with other housing options like luxury townhouses for active adults age 55-70 and independent living for those over 80, sometimes including assisted living facilities for those in need of ongoing help with daily activities. This mix allows for a continuum of care as residents’ needs change over time, ensuring that they can age in place within their same community.
• Design considerations: From a design perspective, one of the most significant hurdles is maximizing density while maintaining a sense of community and avoiding an overcrowded feel. Developers aim to create an environment that encourages social interaction and engagement while respecting residents’ privacy and independence. To achieve this balance, innovative design solutions are employed, such as pinwheel layouts or strategically placed common areas and amenities.
• Balancing affordability and profitability: While many cottages cater to the affordable end of the market, achieving the desired density to make the project financially feasible can be a hurdle. To address this, developers often pair senior cottage communities with other housing types, such as market-rate independent living or affordable housing, to balance the pro forma and ensure profitability.
• Parking and zoning challenges: While the municipality zoning code may dictate a certain number of parking spaces per unit, the actual demand can be much lower, as many seniors have given up their cars or do not drive frequently. This discrepancy can lead to conflicts with local zoning boards, which may require rezoning the property — a process that can take a year or more to resolve.
• Construction costs and scalability: Unique approaches like back-to-back and side-to-side units within larger buildings help reduce exterior areas and associated costs. Offering scalable options like four-, six- and eight-unit buildings optimizes land use while maintaining livability.
• Financing challenges and market cycles: The broader housing market and financial cycles also impact the development of senior cottage communities. The affordability crisis in the housing market is particularly acute for seniors, who often have limited income and savings. The lack of incentives for efficient building methods like modular housing hinders cost reduction.
Design for community engagement
While affordability is a significant draw for senior cottages, the true value comes from fostering a sense of community and social engagement. Developers recognize that creating a successful cottage community goes beyond simply filling units; it is about helping residents stay active, engaged and connected with their neighbors. Successful strategies include:
• Thoughtful site planning: For developers and industry professionals seeking to make their next cottage project more successful and efficient, experts recommend focusing on creating a genuine sense of community through the site plan. By carefully designing the layout and positioning of amenities, developers can encourage interaction and promote active and healthy lifestyles. Clustering amenities together and providing ample seating areas along walking trails can motivate residents to venture outdoors and socialize.
• Onsite amenities: Onsite amenities play a vital role in fostering community engagement. Senior cottages often feature shared garden spaces where residents can choose what to plant and nurture their green thumbs. Recreational amenities such as putting greens, shuffleboard courts, pickleball courts and walking trails with benches provide opportunities for physical activity and socializing. Additionally, clubhouses with game rooms, gyms and movie theaters offer spaces for residents to gather.
• Accessibility and mobility: Reducing onsite walking distances to amenities is a key consideration, as many seniors may have mobility challenges but are not yet at the point where they need assisted living. Ensuring the facility is close to public transportation or rail lines further enhances accessibility. Developers often incorporate creative design solutions, such as back-to-back and side-to-side unit configurations, to achieve the desired density while minimizing exterior façades and reducing construction and maintenance costs.
• Emphasizing connection through design: By focusing on shared spaces and strategic layout, developers can create environments that encourage residents to engage with one another.
The value of community engagement
While the site, plan, amenities and design elements are crucial, one aspect that is often underappreciated is the value of community engagement itself. Many seniors in this age group tend to isolate themselves, which can have detrimental effects on their overall well-being. By creating an environment that encourages interaction and fosters a sense of belonging, senior cottages can play a vital role in promoting longevity and happiness among residents.
Furthermore, a thriving community can benefit the owners and operators of these facilities. Satisfied residents are more likely to recommend the community to others, potentially reducing turnover and increasing occupancy rates. However, to truly understand the impact of their efforts, developers and operators should seek qualitative feedback from residents and staff through custom-designed surveys. This feedback can help validate their theories and inform future improvements.
As the demand for seniors housing continues to grow, senior cottages offer a unique and appealing solution that combines affordability, independence and a strong sense of community. By addressing the challenges head-on and implementing insights from industry experts, developers can create vibrant and engaging living environments that enhance the quality of life for older adults.
After all, depending on the economic demographic and cultural context, such a development might be the last place such residents live, elevating the impact the developer is having upon their life.
Carl Malcolm, AIA, is a principal and president of JHP Architecture / Urban Design.