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Design Principles for Aging in Place

September 3, 2015/by Canin Associates

Many recent surveys show that homeowners are staying in their homes longer. It could be due to the economy with decreasing home values making it difficult to buy a new home or the cost of assisted living facilities or the desire to continue to live in a familiar environment. Many people who plan to stay in their current home consider remodeling over buying a new one.

If you’re staying put for a while, then a well designed home should accommodate your current needs for comfort and safety and also be designed with enough forethought to evolve with your needs as you grow older or as your lifestyle changes. Aging-in-Place design considers creative solutions for wheelchair users, people that rely on mobility aids such as walkers, or crutches and people with visual or physical impairments.

Consider using these Aging-in-Place design ideas for the ongoing future enjoyment of your home:

Floor Level Changes

Minimize change in floor levels. Have the least amount of steps possible. If a ramp is needed, then install one with 12” of length for every inch of rise. For example, if there is an 8” difference in height between floors, than the ramp should be eight feet long.
Seniors prefer one level homes over two levels. Stairs can be difficult to climb.
The step between the bathroom floor and the shower floor can be inconvenient for wheelchair users. Roll-in showers offer an option – the transition between the bathroom floor and the shower floor is relatively flat – the shower floor slopes from that point down to the drain. This option requires a larger shower to mitigate the shower spray from getting on the bathroom floor. Non-slip tile makes sense for everyone.

Pathway Clearances

Hallways and other circulation paths through rooms and around furniture should be between 36”-42” wide. Use this same minimum distance between countertops in a kitchen.
All doors should be a minimum of 32” wide with lever handles.

Kitchens

Lower the countertops from the typical height of 36” to 32”-34”.
Provide roll-under cooktops and sinks. (These are counters with drop-in fixtures at 32”-34” high with knee space below them).
Outfit base cabinets with drawers instead of doors. The drawers provide easier access to kitchen items with less bending.
Mount built-In wall ovens or microwave ovens at lower heights so the controls are no higher than 48” above the floor.

Bathrooms

Use an elongated type toilet bowl with the seat 18” above the floor.
Provide blocking in the walls for future grab bars between 33”-36” off the bathroom floor. Install the blocking behind the toilet (24” wide), on a wall beside the toilet (42” wide) and in a shower or around a tub.
Specialty accessible tubs are available with a seat and they have doors for easy lateral transfers from a mobility device – grab bars are already pre-installed.
Sinks heights are determined for each individual’s needs – 32”-34” for wheelchair users or for people of short stature, 36” for people with bad backs.
Good lighting helps those with poor vision.

Laundry Rooms

Mount shelves at convenient heights for easy access to cleaning supplies.
Choose front-load washers and dryers with lower folding counters.

You can make these accessible accommodations by retrofitting your current home, including them in remodeling plans or even in a new custom home design. If you are buying a new home from a homebuilder, ask for these considerations that you are entitled to by law. In any case, work with your design professional to implement these and other universal design principles to ensure the barrier-free use and enjoyment of your home for years to come.

Canin Collection: Canin Micro Homes

June 25, 2015/by Canin Associates

The Canin Micro Homes respond to a real-world housing shortage of affordable yet desirable products. Achieving densities of 20 to 24 units per acre, the homes range in size from 454 to 1,400 square feet. The designs feature open floor plans, front porches, and customizable options.

A new frugality is taking shape in the American mindset. A “less is more” attitude based on enhanced quality and attention to detail is reinventing spending patterns, housing choices, and amenity preferences. The Canin Micro Homes, part of the Canin Cottages initiative, are aimed at exploring this “new frugality” by implementing these homes where there is a need for more affordable yet higher-quality housing.

By attaining higher densities while remaining detached, these homes appeal not only to a wide range of buyers, but also to developers for their higher per-acre return. Additionally for builders, these Micro Homes are perfect for cost-effective systems-built construction.

Single-Family Can Be Urban, Too

February 10, 2015/by Canin Associates

American housing design is in need of a paradigm shift. Recognizing generational preferences, increasing affordability constraints, and sustainable solutions are needed to start a new chapter in the planning of our cities, especially when it comes to housing. But that doesn’t mean the single-family home is dead. In fact, if we begin to build houses around the principles of density, efficiency, and flexibility, a modern version of the single-family home could bridge the gap between what incentivizes builders and developers, and the new reality faced by many potential homebuyers.

Seattle, 1947. Photo © Seattle Municipal Archives

The nation’s changing demographics are a driving force behind a new focus on the often overlooked needs of two explosive market segments: singles in both Gen Y and Baby Boomer cohorts. With over half of all American adults single¹, it’s no surprise that 28% of new-home buyers (18% women and 10% men) are single². Additionally, Generation Y (now between 20 and 34 years old) and Baby Boomers (currently between 50 and 68 years old) make up nearly two-thirds of homebuyers³. While the housing industry has begun looking at the opportunity to serve Baby Boomers, it often fails to completely understand the needs of Gen Y and single buyers.

While three-quarters of Americans across all cohorts still prefer to live in single-family detached homes⁴, it has become difficult for Gen Y and single buyers to find affordable, tailored homes in the current stock of home designs and builder offerings. Financial pressures are increasingly affecting young homebuyers’ decisions. Adjusted median household income has remained virtually unchanged since 1989⁵ and is one of the factors behind increased credit card debt and high student loans. Combined, stagnant earnings and growing personal debt are reducing the buying power of many young Americans, which is reflected in a 12% drop in first-time homebuyer market participation in the past decade⁶. Because the conventional building model does not take these restrictions into account, it misses out on a large portion of potential homebuyers.

Changing demographics, increasing financial constraints, and modern preferences create the perfect springboard for a new era of very different single-family offerings. For example, without losing the quality and appeal of a traditional single-family community, micro homes (under 1000 sq. ft.) can create neighborhoods of truly detached single-family homes at densities of over 20 units per acre. For builders, higher densities can mean lower land costs per unit; for developers, micro neighborhoods can yield significant margins in per-acre sales; and for buyers, the ability to afford a detached home can once again become an aspirational reality.

In our site planning tests, we found that micro neighborhood designs can fit between four and six specially-designed homes (ranging from 500 to 900 square feet) onto a quarter-acre lot, allowing for densities of 16, 20, or even 24 units per acre. This model gives developers the ability to create complete, intimate neighborhoods. By limiting the size of the offerings to no more than 20 to 30 homes per neighborhood, it becomes possible to drive rapid absorption by matching demand and opportunity on a finely calibrated scale. Developers can create a sense of buyer urgency with flexible pricing that they can adapt to demand, available inventory, and market pricing.

With diversifying preferences and changing economic conditions, increasing residential density is the next logical step in American home design for builders, developers, municipalities, and, most importantly, buyers. By adapting the single-family home to a more urban context, we can take these considerations into account and create walkable, authentic communities.

Sources:

[1] Bureau of Labor Statistics, 2014
[2] National Associates of Realtors, Profile of Home Buyers and Sellers, 2011
[3] National Association of Realtors, Home Buyer and Seller Generational Trends, 2014
[4] National Association of Realtors, National Community Preference Survey, 2013
[5] US Census Bureau, 2012
[6] National Association of Home Builders, Wall Street Journal, 2014

Canin Award Funds Student Trip to Medellín, Columbia

January 6, 2015/by Canin Associates

Last fall, a group of students and professors from the University of Miami School of Architecture had the opportunity to visit Medellín, a Columbian city now famous for implementing a series of smart urban solutions in the past decade. Canin Associates is thrilled to have been able to help make this trip possible, along with support from the University of Miami Citizens Board.

Medellín as a city has garnered a lot of attention in the past few year, from being named Innovative City of the Year in 2013 to hosting the United Nations World Urban Forum in 2014. Not only have city leaders and citizens actively reduced the cartel-induced crime that plagued the city for decades (the name “Murder Capital of the World” may come to mind), they also dedicated themselves to fostering social urbanism, a form of people-focused urban development. Today, outdoor escalators and a streetcar-like gondola line connect the city’s hilly outskirts to the center of town. A state-of-the-art library is paired with a new park to create the Parque Biblioteca España, one of the city’s architectural icons. These projects are mirrored by many more smaller scale initiatives with a focus on community building.

In Medellín, young designers from the University of Miami studied the city’s architecture and saw first-hand the importance of innovative urban interventions. The students turned their experiences abroad into 11 proposals. Their visions focused on the future of the up-and-coming area around the Cemetery of San Lorenzo. Students presented their final concepts for “Studio Medellín” last December, and Professor Carmen Guerrero will create a report collecting these designs and the lessons learned on the group’s trip.

5 Takeaways from Harvard Design’s Miami Weekend

December 16, 2014/by Canin Associates

Last week, my alma mater was kind enough to bring the alumni event to us here in Florida for the first time. The Harvard Graduate School of Design held its Alumni + Friends Weekend in Miami, coinciding with Art Basel and Design Miami. The three-day meeting included a series of presentations, discussions, and site tours led by local and national experts in architecture, landscape architecture, and urban design. Below, I share the top five takeaways and trends to give you an intimate look into the GSD Weekend.

Paseo Ponti in Miami’s Design District

1. Everyone is passionate about cities.

During A Conversation at Arquitectonica, three of the company’s original founders discussed the ties between New Urbanism, contemporary architecture, and the comeback of cities. They reflected on how their own companies’ shared history mirrors the larger conversation around the future of cities: with both traditional and avant-garde practitioners taking different paths to bring the American city out of negative cycles of the 1960s and 70s. Bernardo Fort-Brescia, Laurinda Spear, and Elizabeth Plater-Zyberk talked about creating the modern-focused Arquitectonica and the branching off by Plater-Zyberk (with fellow Arquitectonica co-founder and Congress for the New Urbanism co-creator Andrés Duany) to form DPZ with a focus on urbanism both in cities as well as greenfield towns. Fort-Brescia discussed how their early projects focused on bringing housing into the city which at the time was viewed as a place for business only. Plater-Zyberk discussed how their work at Seaside led to a much larger conversation about the future of cities. They also spoke about how their differing educational backgrounds at Yale, Columbia, and Princeton influenced their outlooks on architecture.

2. Miami21 is making buildings more urban.

It’s one thing for skyscrapers to promote density, but it’s an entirely different hurdle for them to embody urbanism. This was another central theme discussed during A Conversation at Arquitectonica. Fort-Brescia noted that previous versions of the city code often negatively influenced the design of buildings and projects. He discussed how elements of Arquitectonica’s iconic Atlantis project in Miami responded to the codes of the time, which required suburban-style setbacks and landscaping. He credited Miami21 with giving architects the opportunity to design urban, city-supportive architecture. The Miami21 Code resurfaced several times during the conference. Architect Carie Penabad mentioned the potential for the code to help Miami rediscover the “Missing Middle” of housing typologies.

3. A renewed focus on cities and sustainability could narrow the divide between traditional and avant-garde architecture.

The comparisons of traditional and contemporary architecture carried over into the final symposium of the weekend, called Coastlines: Architecture, Landscape, and the Construction of Waterscapes. During the Saturday afternoon architecture session, Chad Oppenheim spoke about incorporating the techniques of Miami Modernist architecture, more popularly known as MiMo, into his contemporary architectural style.

There are many lessons that can be learned from the MiMo style, including the way it handles the area’s relentless sun exposure and resulting heat gain. Carie Penabad discussed how initially much of the downtown skyline was populated by steel and glass contemporary buildings in styles imported from the Northeast that do not take climate into account. Oppenheim and Penabad showed how the focus on climate adaptation has helped identify common ground between avant-garde and classically inspired architecture.

4. Water: the Good, the Bad and the Ugly.

A major theme of the weekend was water: engaging with water in a positive way, as well as dealing with the inherent vulnerability to storms and flooding both in Miami and around the world. We toured the one-of-a-kind Miami Marine Stadium that has a storied history of hosting boat shows and floating concerts including acts like The Who and Jimmy Buffett, but has been closed down now for two decades. Currently, local citizens are rallying to bring back this unique water-based resource.

Miami Marine Stadium

During the Coastlines symposium, speakers discussed the steps taken to deal with increased flooding in Miami Beach, as well as big ideas to keep buildings above water in even worse storms. With the increased potential for Sandy-esque superstorms, resilience planning that targets water intrusion will shape future development trends. While conventional engineering methods focus solely on hardening (building walls to stop water in its tracks), new mitigation strategies promote a mix of hardening and softening. Softening methods included preserving and enhancing natural systems as well as building new landscape solutions. Natural and manmade strategies include barrier islands, wetlands, sunken parks, and break-away walls, both natural and manmade.

In the most eye-opening session of the symposium, Kunlé Adeyemi discussed his work with the African Water Cities Project, which creates architecture in the floating world of low income communities in Nigeria where walking or swimming are the only forms of transportation. These communities represented both a poetic interdependence where water is both home, creation, transportation and food source as well as the challenges of dealing with fluctuating waters, sanitation, and often a lack of legal legitimacy. Adeyemi proposed a classification of water-integration in communities ranging from a water independent locations, to hybrid cities like Venice and Amsterdam, and finally to the completely water-dependent communities on the Nigerian coastline.

5. City infill should focus on the missing middle.

Carie Penabad talked about Miami’s missing middle: the gap between expensive high-rise condo developments and the historic stock of mostly one-story dwellings. Much of the focus for the afternoon had been on those high dollar, luxury projects which can typically afford exotic architecture. When the topic of affordability came up, several of the architects expressed how much they would love to do affordable housing designs and said “bring us a project!” Penabad proposed filling in the missing middle as an important strategy to bridge this gap. Miami21 has the potential to fill this need both physically and economically by allowing for more medium-density buildings that better match the city’s median income figures and to help smooth the transition between existing neighborhoods and high rises. The “Missing Middle” idea has been gaining steam for some time. The term was coined by Dan Parolek of Opticos in California and we have been busy generating new missing middle typologies here at Canin Associates.

Eliza Harris, second from the right / Photo courtesy of the Harvard Graduate School of Design

At Canin Associates, both Brian Canin (MAUD ’68) and Eliza Harris (MUP ’07) are graduates of the Harvard GSD.

What in the World is a Woonerf?

June 5, 2014/by Canin Associates

If you’re a civically minded urban planner or citizen, then you’ve dreamed of streets that mix residential with commercial uses, where cars drive slowly, and the pedestrian is king. Most likely, what you’ve been longing for is a woonerf, a Dutch concept that translates to “living street.” In the United States, woonerf’s cousin—the “complete street”—is creating a lot of buzz. And rightly so: both streets feature human-centered design principles and improved safety for pedestrians and cyclists. So, the question remains: What makes a street complete and what makes it a woonerf?

The Woonerf and its History

Over the past decade, the popularity of complete streets has steadily grown in the United States. Like the woonerf, the American complete street takes the focus off of the automobile and instead spotlights pedestrians, cyclists, and public transportation. However, the woonerf takes it one step further: the distinction between pedestrian and vehicular space is blurred and virtually non-existent. Through the absence of sidewalk boundaries, curbs, and distinct lanes, those on foot and bike have equal access to the road as do cars. Speed is limited to “walking speed” (about 4 mph) and the design enforces this through curving roads and the use of public amenities such as playground equipment. Speed-bumps, which don’t add to the pedestrian experience, are not used.

Although its true implementation has been limited in the US, the woonerf concept has continued to appear in national publications in recent years, including the New York Times. While it may be brand-new to Americans, this smart design has been applied to over 6,000 Dutch streets. As a backlash to post-war, auto-centered street design, woonerfs (or woonerven) started in the 1970s and remain popular today.

Why should we use Woonerfs?

Woonerfs are commonly translated as “living streets,” but more exactly the name means “living yard.” In many places where private outdoor space is limited—as is the case in older European towns or any large city—the street acts as another outlet. For residents of a woonerf, the public space in front of their homes is a place to play, socialize, and engage in the community.

In addition to the community-building principles of woonerven, there are substantial safety improvements that have made them a success: In Dutch areas that have adopted the concept, traffic accidents dropped by 40% or more. Although cities often implement woonerfs in residential areas, they also support placemaking in denser mixed-use corridors. One local example of how a woonerf could be used to revamp a city’s core is the Maitland, Florida, case study.

Woonerf by the Numbers

The Netherlands feature over 6,000 woonerf zones.
Around 2 million people live in these Dutch woonerven.
Traffic accidents dropped by 40% or more in woonerf zones.
Over 70 of these zones exist in England and Wales, called “home zones.” The concept is also popular in other European countries, especially Germany.
Over 400 US cities have or are implementing woonerf-inspired complete streets.

Millenials Want to Be Green: Taking Sustainability to the Next Level

May 15, 2014/by Canin Associates

Labeled as the generation to turn around the housing market, Millennials (born between 1980 and 2000) represent a huge new segment of current and future homebuyers. But what has garnered them so much attention in the world of urban planning, design, and development? One major characteristic of this group is its attitude towards wanting to a live a more conscious lifestyle. Studies love to label Gen Y as “green” and “sustainable.” But delving deeper, new research shows that Millennials are thinking greener than they are acting. This presents the perfect opportunity for home builders to create products that help Millennials reach their sustainability goals, while creating the type of independent and customizable homes they desire.

One of the major reasons green building practices have piqued the interest of homebuilders in the past decade is the overwhelming support for them in market surveys. According to a recent McGrann Associates survey, a whopping 91% of respondents said that they would be likely to consider green or energy efficient features in a home—if the cost isn’t drastically different. This attitude applies to both new and existing homes. Interestingly enough, the two groups that seemed to know the most about green building practices were those aged 25 to 34 and those aged 55 to 64. In short, Millennials and Baby Boomers (the two demographic heavyweights that represent today’s largest home-buying segments) are most interested in leading a green lifestyle.

What “Green” Means to Millenials

Gen Y is a generation that equates “green” with “high-tech.” In fact, according to a Better Homes and Gardens Real Estate Survey, a substantial 84% of 18 to 35-year-olds say that high-tech appliances are must-haves. The three most popular high-tech home features are energy efficient washers and dryers, security systems, and smart thermostats. After “green” and “sustainable,” Millennials are on the lookout for the next buzzword: “high-tech.”

Still, it’s important to realize that this generation interprets “being green” differently than other generations. Most notably, according to the 2013 Eco Pulse Study, Millennials are more attitudinally green than behaviorally green. While they theoretically support everything sustainable, few practice what they preach. For builders, the key is to make a conscious lifestyle easier to implement. Gardens for growing food at home and places to store recyclables are inexpensive quick fixes for creating greener homes. Furthermore, Millennials are more likely to buy homes that already feature energy efficient appliances and upgraded thermostats, rather than installing them themselves. This is where builders can step in and make homes more appealing to Millennials by supporting their desire to live a green lifestyle.

In addition to technology-driven homes, it’s undeniable that Millennials are seeking adaptive places to live. Cookie-cutter is out, unique is in: This generation wants more than the stereotypical luxury home their parents always dreamed of. In lieu of mega-mansions, 77% of Gen Y-ers actually prefer “essential” homes. These are smaller and more adaptive than conventional houses. For builders, that means flex rooms should also serve as home offices, in-home technology outweighs curb appeal upgrades, and houses must be as unique as their inhabitants. And if there’s something for Millennials to fix up themselves, even better (at least according to the 30% of survey respondents who are ready to get their hands dirty in a renovation).

Millenials Want to Be Sustainable Outside the Home

For Millennials, having a green attitude isn’t confined to the home itself. The National Association of Home Builders found that 30% of first-time home buyers (generally of Gen Y), select a home based on its location to where they work. This is especially underscored by reports of automakers left flabbergasted by this generation’s seeming indifference to owning a car. With Gen Y auto sales down and only 54% of Americans getting their drivers licenses before turning 18, the need for walkable, transit-conscious housing is sure to increase in the coming years.

This generation may be more aware of the total cost of ownership than any other. Transportation costs and commute time are often as important to Millennials as the opportunity to reduce their utility bills. The McGrann Associates survey found that 83% of respondents understood that the initially higher investment in green building practices is eventually evened out. Like most investments, Gen Y has the benefit of time when it comes to reaping the rewards of their green homes.

Millennials are an important demographic for builders. Their habits are reflected in their immense numbers, giving them the ability to change the course of American home building. While their interest in living an eco-conscious, high-tech lifestyle should be celebrated, many Gen Y-ers lack the resources to translate their attitudes into actions. By providing unique, efficient, and progressive homes, designers and builders can begin to bridge the gap between what Millennials want, and what they can attain.

This article also appeared in Green Home Builder Magazine.

Tactical Urbanism and Site Previtalization in New Communities

April 15, 2014/by Canin Associates

Tactical urbanism is often seen as a strategy for existing communities. However, brand-new master-planned communities can benefit from tactical urbanism, too. Through previtalization, a new Main Street can spring to life in an authentic and economically feasible way.

What is tactical urbanism?

Tactical urbanism is an umbrella term for a set of strategies to create or improve urban places incrementally. A hallmark of tactical urbanism is the use of lower cost, lightweight interventions. Communities implement these strategies as short-term measures with an eye towards establishing a track record of success.

As defined in the leading go-to guide, Tactical Urbanism 2: Short-Term Action, Long-Term Change (2012), tactical urbanism is a deliberate approach to community building that includes:

A phased approach;
Local ideas for local planning challenges;
Short-term commitment and realistic expectations;
Low-risk, with the possibility of a high reward; and
The development of social capital between citizens, institutions, and non-profits.

What is site previtalization?

Tactical urbanists use site previtalization in the early stages of a community. The goal is to lay the groundwork for robust and authentic future developments by inhabiting the location of a future main street or civic space, incubating unique businesses, and/or bringing people together on the site. Different design tools and programming options provide a flexible approach to preliminary site activation.

The design tools for previtalization are varied. They range from prefabricated architecture (such as small cottages) to mobile vendors. Other indoor and outdoor spaces may be constructed on-site with recycled materials. For example, shipping pallets and containers can provide structural support. Tactical urbanists strategically organize these structures to create a semi-permanent business district.

Next, programming options attract residents to these new districts. Pop-up shops and open markets might happen daily, weekly, or monthly. Other efforts, including urban agriculture or temporary parks, occupy empty lots until they are ready for development. Often, previtalization efforts encourage retail micro-mixing (multiple businesses in the same space).

How is site previtalization applied?

Generally, a full build-out of a new community takes years or decades. Now, imagine if the energy and excitement of a new, master-planned community could be brought to life in a matter of weeks. Through site previtalization, communities can forge their identities and incubate businesses before permanent buildings arrive at the scene.

Previtalization has many benefits for emerging districts. First, phasing can roll out a development in an economically conscious way. Temporary stands or markets create a unique shopping district before permanent buildings are financially supportable. Second, this flexibility attracts business owners by giving them a chance to test their concepts and incubate businesses in a lower-risk environment. Lastly, and most importantly, previtalization in partnership with future tenants and potential residents seeds an authentic sense of community.

Master-Planned Communities in a New Economy

April 1, 2014/by Canin Associates

Inarguably, conventional growth patterns coupled with the recent economic rollercoaster have left urban planners scratching their heads. A major question remains: How can we create new, master-planned communities with a robust framework to prepare for an unpredictable housing market in the future? To find the answer, municipalities and developers are looking back at historical growth patterns for inspiration. But instead of only using a New Urbanist design approach, planners are focusing on economic factors more than ever before.

The City of Edgewater, Florida, has taken this new approach to heart. The approval of a form-based code will guide the 20-year build-out of Restoration, the city’s Sustainable Community Development District. As noted in Better Cities & Towns, Restoration is the largest post-recession traditional neighborhood development planned to date. To ensure its success, the 1,315 acre project must balance two factors: economic feasibility and smart design.

To guarantee economic viability, the Restoration code allows a frugal, incremental build-out. The master plan includes a variety of phasing options responsive to market conditions. It begins with single-story commercial buildings and modestly-sized homes, building up to an eight-story town center that will likely be developed in later stages. Furthermore, businesses will have a great deal of flexibility on where they can locate to meet the demand of new residents’ changing numbers and needs.

The hallmark of Restoration’s traditional design will be a transit-ready boulevard designed to accommodate a four-mile streetcar system. Other important factors for creating a livable environment include:

Providing a range of different environments, from residential districts to mixed-use blocks.
Building forms, regardless of their uses, must respond to a walkable scale.
Organizing buildings around an urban grid.
Placing green spaces in primary locations to create a healthy public realm.

The goal of Restoration’s code is to allow a new, walkable place to evolve authentically, while remaining resilient through changing market conditions. A traditional development will be built to create an active community with the resilience to weather future market fluctuations.