When retirement communities were originally conceived for the Eisenhower generation, the amenities needed for successfully attracting retirees were easily identified - warm winters plus golf in a resort context.  Communities (both master planned and naturally occurring) in Florida and Arizona thrived with this straight forward formula.

Baby Boomers, on the other hand, require a far different and complex set of amenities for their retirement location decisions.  The most obvious change between the two generations is that climate alone is no longer the driving force.  Temperate weather is important for Boomers, however mild four season locations are quite acceptable.  The perception and expectation of retirement has also become a significant difference between the generations.

Baby Boomers no longer view retirement as a time to hang it up and slow down.  They view retirement as an opportunity to redefine their lives and explore interests they were unable to pursue while raising and providing for their families.  Many Boomers envision this time to begin new careers or start new businesses.  In short, Boomer retirees seek amenities and resources which allow them to pursue personal interests, stay active, achieve their goals and enjoy their desired style of living.

Many small, rural communities are well positioned to attract retirees due to the diversity of Boomer interests.  When factors such as climate, socio-economics, amenities, historic character and community values are considered, every community presents a unique set of attractors for Boomers.  While no single community will appeal to all Boomers, each community will appeal to some.  The key to attracting Boomers is to conduct an honest self assessment.  Determine the best set of amenities your community possesses and establish methods to communicate and attract retirees who seek out your unique community character.

The following are important steps for a community interested in attracting retirees:

Understand your Strengths
Evaluate unique assets your community has to offer and promote to groups and individuals seeking to connect and engage with that specific amenity (i.e. rock climbing, glass making, kayaking, musical/artistic venues and programs, etc.).

Be Unique
Boomers do not consider themselves like everyone else.  They seek communities that are an outward expression of their unique personality and allow them to connect with their life’s passion.  Do not attempt to appeal to everyone.

Community Engagement
Identify and promote programs which engage retiree participation in activities essential to the well-being of individuals and benefit the greater community.  These may include:

- Housing Availability
- Health Delivery
- Human Services Support
- Education Programs
- Environmental Monitoring
- Transportation Availability

People Like Me
Boomers are attracted to people with whom they share an affinity, such as hobbies, interests, personal values and professional experiences.

Put it Out There
Boomers are technologically savvy and have the time and dedication to research their retirement destination.  Make it easy for Boomers to find out about your community, entice them to visit and experience the lifestyle and amenities.

Educate don’t Sell
Use word of mouth, blogs and other means to inform potential retiree residents about your community’s amenities, activities and lifestyle.  Start conversations to engage interested Boomers in a dialog with current residents, tailoring the message to appeal to their specific needs and interests.

Convey your Values
Boomers are attracted to communities that share the same values and have a unique character that fits their own.

One of the most important but least understood functions of an active adult community is the role it plays in the social life of its residents.  Social interaction for people entering this life stage is essential as it replaces the two most important social venues of the earlier stages of their life.  Children and careers provide the primary social opportunities for many people as their interests focus on career building and raising a family.  School, sports and other activities provide an arena of common interests through their child’s activity.  Careers offer the other important means of socialization, friends and acquaintances formed through professional ties.  As retirement nears, people move away from their professional ties.  When children leave home many of the relationships formed through children’s activities fade away as parents become empty nesters and move toward retirement.  Social opportunities gradually shift away from earlier life stages and can be replaced through carefully conceived communities which create new social avenues for residents.

Social Infrastructure
Since the conception of active adult communities in the early 60’s, a variety of models have been used to create a lifestyle attractive to people nearing retirement.  The attraction of the Eisenhower Generation was effectively accomplished through the creation of a resort community with emphasis on golf as its primary amenity.  Social activities in these communities were formally organized and implemented.

Similar to cruise ship program directors, a community social director would prepare activities to create structured social opportunities.  These early communities were characterized by amenity centers which could accommodate large group activities on a regularly scheduled basis.

As the Boomer Generation matured, developers of active adult communities have had to update community amenities in response to the changes in the values between the two generations.  Boomers see themselves as unique and are reluctant to participate in formalized social events.  They would rather find people with whom they share an interest and pursue informal activities with them.  The social paradigm shift between the past and current generations has necessitated many changes in the planning, design and operation of new active adult communities.  Social infrastructure is still vital to the success of new communities, but new ways of delivering social opportunities must be considered.  The question is how the new community model facilitates social interaction without the reliance on the formal programs used in earlier retirement communities.

The following discusses a few methods which can be used to enhance social opportunities in successful retirement communities.

Neighborhood Identity – Baby Boomers have shown a growing reluctance to live in the mega communities of the past.  One of the ways to offset this reluctance to live in big communities is to identify smaller neighborhood units as a subset of the larger community.  Neighborhoods can be defined by the use of open space, walls and entries.  Smaller neighborhoods provide a greater sense of identity and belonging to a smaller group, making it much easier to identify others within the neighborhood group.  The use of neighborhood parks can also provide a greater sense of belonging.

Neighborhood Parks – Neighborhood parks are usually small but highly visible. They provide a place to encourage informal neighborhood activity in a common area.  The parks provide a place to meet and allow relationships to evolve with their neighbors outside of the built environment.

Community Groups – Community buildings with small meeting rooms are conducive to the formation of clubs with people who share a common interest.  Golf has traditionally provided the best means of meeting other people with shared interest, but it has declined in popularity to eighth or ninth place for desired Baby Boomer community amenities.  Baby Boomers who are characterized by their diverse interests are frequently drawn into clubs focused on computers, travel, visual arts, gardening, wine making and tasting, history, performing arts, motorcycles, etc.  The eclectic interests of the Boomer Generation create a challenge for the development of active adult communities.  Nevertheless it is essential to understand the diverse interest of its residents for a community to be successful.

Walking Trails – The most popular recreation activity for Boomers is casual walking.  Though walking is primarily considered a recreational activity it also offers a wonderful social opportunity as well.  Casual walkers seldom walk alone but rather in small groups while they engage in conversation.  To facilitate this social opportunity, walkways should be wide enough to allow two to three people to walk side by side and maintain a degree of eye contact while they engage in conversation. 

Site Furniture – Benches and tables are common outdoor fixtures which can provide another opportunity for social exchange.  The ideal means of using benches and tables are examples frequently found in Europe.  In many city parks, tables and benches are not fastened in place but are lightweight and allow for flexible arrangement to facilitate the current activity.  Quiet conversation by small or large groups, games, or simply reading and writing in a quiet outdoor space can be achieved by this approach.  The fear of theft or vandalism frequently restricts the use of non-anchored site furniture; however, in an appropriate visible outdoor space the social benefit greatly outweighs the potential loss or theft.  

These are only a few easy ways to enhance social interaction in a retirement community and illustrate how easy it is to encourage social exchange by simply paying attention to the ways people interact. 

Despite the care and attention a developer gives to assure that a community provides for every opportunity to encourage social interaction, there is nothing more important than the friendliness of its residents.  Not everyone will be outgoing or welcoming to potential residents; however, when you can identify current residents with warm, friendly, outgoing personalities, it can contribute significantly to the sense of welcome.  The opportunity to begin a conversation between current and potential residents will provide a greater sense of community and welcome than even the most skilled sales presentation.  The key is to find and engage the residents who are happy to be living in the community and show it.

When buying a home, all of us have our internal checklist of must-haves, amenities and features that can make or break the sale.  With each successive house sold and bought, the list is amended and enhanced to suit lifestyle demands, personal preference and aesthetic appeal.  For Boomers looking to purchase a home in retirement, the top two items on that list are safety and security. 

The importance of these criteria is due in part to the vulnerability Boomers feel as they age and as a result of the continuous media hype of violence and crime in society.  Statistics show that urban crime rates are 75% higher than rural and 37% higher than suburban crime rates.  The increase in urban crime rates is in part the reason that over 70% of Boomers prefer moving to a small community or rural setting when they retire. 

Relocating to a small town provides some measure of increased security and safety.  However, additional measures may be taken by these small communities to further enhance the well-being of their residents.  Research by HUD, the Department of Justice and many law enforcement agencies has identified a number of planning techniques which significantly reduce a neighborhood’s appeal for criminal activity.  This methodology for reducing crime is known as Crime Prevention through Environmental Design (CPTED).  CPTED is based on the realization that the criminal mind works on certain predictable patterns which, if understood, can be utilized to reduce criminal activity.

To that end, research notes that one of the most important considerations of criminals is avoiding identification by witnesses.  The other obvious factor is to ensure a route of escape after the criminal act.  Both of these factors can be mitigated by thoughtful neighborhood planning.  When a neighborhood is planned to minimize non-resident traffic, it will be easier to identify persons who do not belong.  Simply minimizing the number of streets entering and leaving a neighborhood significantly reduces thru traffic by non-residents.  Another strategy harnesses the power of observation by residents.  This method ensures that people who do not belong in public areas such as streets, alleys and parks are observed, thereby enhancing the criminal’s chance of being identified.  CPTED has identified many other techniques and programs to protect residential areas against criminal activity. 

For small towns to enhance their appeal to retirees looking to relocate, it is vital to incorporate safety and security practices and programs in community design.  Providing Boomer home buyers this environment allows them the peace of mind to embrace and enjoy their new community.

If you are interested in other measures recommended by CPTED, please contact me and I will be happy to forward information on this topic.

The on-coming Baby Boomer retirement tsunami has piqued the interest not only of builders and developers but has also attracted the interest of many small communities.

As communities initiate programs to attract retirees they look to other communities with successful programs they can model.  The final product is most frequently discussed.  However, it is the process which is the most critical aspect in creating the desired end result.  Generally speaking, there are three distinctive categories of retirement communities, each one successful due to a variety of circumstances, influences and process.  If your community finds itself in one of the first two categories, Naturally Occurring or Developer Designed, you can stop reading now.  If your community falls into the third category, read on.

Category 1 – Evolution of the NORC

Many of the most popular retirement places started as amenity rich, naturally attractive vacation destinations.  As people retired, they chose to relocate to these communities for the relaxed lifestyle, natural beauty and variety of amenities and activities available.  These NORCs (Naturally Occurring Retirement Communities) typically exist along coastal areas, on or near mountains, lakes and rivers in regions such as the Ozarks, Gulf Coast, Texas Hill Country and other areas with similar visual and recreational amenities.

NORCs typically require little formal organizational effort until they are well established and the residents make a conscious effort to refine the attributes they want within their community.

Category 2 – Revolution of the Resort-Style Active Adult Community

The second type of retirement community involves the traditional developer funded and built, highly amenitized, resort-style community that provides the lifestyle retirees seek.  These communities are typically located in non-urban areas that offer affordable land, relaxed living, proximity to metropolitan area amenities, but frequently are lacking the extensive natural amenities NORCs offer.  These locations combined with substantial investment by the developer create a resort environment sought by many retirees.  Bringing these communities to life requires a developer’s vision and capital expense partnered with a city desiring to create a retirement destination and willing to expend the time and resources to see it to fruition.  However, some of these projects are not in alignment with the local community values, resulting in friction between developer and community interest.

Type 3 – Evolution of the Retiree Destination Community

A third type of retirement community is also the result of residents recognizing and promoting a city’s rural appeal and lower cost of living along with its unique character.  The lifestyle, possessed by many rural communities, combined with enhanced social, historical and/or educational amenities are highlighted to attract retirees who share the same values as residents.  These communities offer retirees an existing social fabric, memories and experiences of their youth.  The recollections of years past may be the most important amenity of all.

The process to transition from a rural community to a retirement community always begins with the vision of an individual but ultimately evolves into a vision shared by the community.  This shared vision must be embraced and endorsed by city leaders, stakeholders and current residents to create the ideal environment to foster retiree relocation and justify the city’s effort and investment.  The process to bring about a transition of this nature is a daunting task.  However, it is made much easier if a systematic process is used to provide the logical steps to realize this vision. 

Each of these three community types requires an organized effort to bring them to fruition.  To that end, a structured process is vital.  Such a process has been articulated in a community building workbook from the Asset-Based Community Development Institute, School of Education and Social Policy at Northwestern University, prepared by John P. Kretzmann and John L. McKnight, co-directors with Sarah Dobrowolski, Project Coordinator and Deborah Puntenney, Ph.D.
 
The paper is divided into three sections to connect with community assets.

Section One – How to assess and strengthen your organizations’ relationships with and utilization of community assets

Section Two – How to identify and connect your non-profit organization’s assets to this project

Section Three – Tools which may be helpful in connecting both project and organizations’ assets to community assets.

This document is based on the following simple equation:

Your Community Assets + Your Organizations’ Assets = Strong Community-Based Projects

If your community is considering positioning itself to attract retirees, I recommend, in conjunction with the community audit contained in my last blog, this document and website to provide a format and information which will expedite your process http://www.abcdinstitute.org/publications/workbooks/ and http://www.abcdinstitute.org/docs/kelloggabcd.pdf

Last July, we brought to your attention information about pending legislation that has the potential, if passed, to negatively impact water rights and land development.  To date, Senate Bill 787, aka, the Clean Water Restoration Act has stalled.  On June 18, the bill was passed with an amendment by the Senate Committee on Environment and Public Works and sent to the Senate floor for consideration.  Following this vote, Senator Mike Crapo from Idaho placed a “hold” on the bill, signaling his readiness to filibuster the bill if necessary.  Since then, no action has been taken.

In my opinion, this hold is good news.  However, until this legislation is dead, we will continue to monitor its status/progress and, as necessary, determine any impacts on land holdings and development rights. 

For full text of the Bill, please visit http://frwebgate.access.gpo.gov/cgi-bin/getdoc.cgi?dbname=111_cong_bills&docid=f:s787is.txt.pdf