Preparing for a lot more baby boomer friendly housing

Posted on by

An aging population means that more Americans are going to be looking for housing that meets their needs – and there may not be enough of it:

While affordability is a problem on the horizon for some older residents, accessibility challenges are virtually guaranteed for all. While increased life expectancy and a factor that the U.S. Department of Housing and Urban Development cites as “compression of morbidity” means that older generations (even beyond the Baby Boomers) are living actively later into life, disability eventually affects almost everyone. One of the great equalizers in life, disability arrives without any deference to income or race. (Privilege in these realms often makes it easier for people to adjust to disabilities, of course.)…

The housing stock built for Baby Boomers largely wasn’t designed with accessibility in mind. There are five universal-design housing features that tend to address a variety of disabilities that residents face as they age: no-step entries; single-floor living; switches and outlets set at lower heights; extra-wide hallways and doors; and lever-style doors and faucets. Nearly 90 percent of existing homes have one of these features, according to the report—but just 57 percent have two…

Homes built more recently are more likely to accommodate all five universal-design features. Among these universal-design features, the one that’s most common in homes today is the single floor. More than 86 percent of homes in non-metro areas features single-floor living. These figures for cities and suburbs are high as well: 74 and 72 percent, respectively.

Yet these detached, single-floor, single-family homes—and the automobile-centric society that comes with them—are only going to fall further out of step with the needs of residents over time. And sooner rather than later. Homes can be retrofitted with lever-style handles and no-step entries (albeit at great expense). It’s much harder to turn exurban and rural communities where older Americans live into places that nurture seniors rather than isolate them.

A range of issues to consider from design to the layout of communities. Given the retirement savings of Americans, how many of them could afford to move to a new or retrofitted home as they age? One benefit of aging is that these Americans could theoretically have already paid off their homes or gotten close to that point, capping how much they spend on housing. How many want to search out a new mortgage or pay for potentially costly renovations? Some possible solutions:

1. Building more housing for all ages that meet these guidelines. Accessibility can be an issue even for younger residents.

2. Finding funds at a federal or lower level of government to help people retrofit their current residents to better meet these standards. This has the benefit of helping them do what many want as well as letting them stay engaged in and involved with the communities they care about.

3. Aging Americans living in suburbs is a tougher issue as it often requires dependence on a car and it is more difficult to distribute social services. This might require finding ways to make single-family homes multi-unit or building pockets with suburbs that cater to older residents (and not necessarily creating whole new communities like Del Webb).

Drought leads to more lawn spray-painting, lawn removal in California

Posted on by

Painting the lawn is not new but the practice has picked up in California with the big drought underway:

For about $300, the New York Times reports, homeowners can transform their sun-baked brown lawns into lush, bright shades of green. According to the Times, “there are dozens of lawn paint options available, from longer-lasting formulas typically used on high-traffic turf such as ballparks and golf courses, to naturally derived products that rely on a highly concentrated pigment.”

Drew McClellan, who launched a lawn-spraying business in July, told the paper he has more requests than he can handle…

According to LawnLift, a San Diego lawn paint manufacturer, sales of its “all-natural, non-toxic and biodegradable grass and mulch paint” have tripled this year.

In April, Gov. Jerry Brown issued an executive order that limited the watering of “ornamental landscape or turf” to no more than two days per week. Violators are subject to fines of up to $500…

A spokesman for the Metropolitan Water District of Southern California told The Associated Press that the consortium received requests to remove 2.5 million square feet in residential lawns in July, up from 99,000 in January. The Municipal Water District of Orange County is taking in 20 to 30 applications a day, the AP said. The Santa Clara Valley Water District, which serves Silicon Valley, received more than 1,700 requests.

Between the ripping out of lawns and painting the lawn, this is a rather large project. Two quick thoughts:

1. I wonder if this signals a long-term shift away from lawns in California. The drought may answer this question, particularly if it lasts a long time, but it would be interesting to see what happens if the drought ends soon: would people go back to lawns?

2. Could a green lawn now become even more of a status symbol, symbolizing that a person has the means to keep it going even under these dry conditions? Or, perhaps the shift away from lawns will be accompanied by the development of new status symbols in yards.

Thinking about “The Language of Houses”

Posted on by

A review of the new book The Language of Houses summarizes what American houses have to say:

Lurie serves as able guide on an opening overview of basic architectural themes: style, scale, materials. Concepts such as formal and informal, open and shut, darkness and light, as well as the influences of foreign and regional idioms, become the building blocks on which she proceeds into her discussion of dwellings. We learn that the simple, unadorned, home intended to convey “green” values, often uses “old bricks and boards that in fact cost more than new ones,” while a suburban McMansion’s pricey entrance is coupled with cheap siding and exposed ductwork out back. She chronicles the evolution of the Colonial meeting house into Gothic worship sites that are mini-theaters with their raised altars, lavish pipe organs, and stage lighting. Gender differences abound: In homes and offices, men prefer what she calls “prospects”; women, “refuge.”

Lurie’s most interesting material limns trends and their policy implications. “The average new home size in the United States was 2,673 square feet in 2011, up from 1,400 square feet in 1970 and a mere 983 square feet in 1950,” she writes. “Meanwhile, though the average size of the American family has been shrinking, the size of individuals has increased.” Has modern architecture contributed to obesity with its elevators and elevated temperatures, she asks? Or this: Second homes often depart in style, décor, and locale from first homes, suggesting an inner void in our everyday lives for which we seek restitution on the weekends.

“[U]nattractive, cheap, badly designed buildings appear to have a negative effect on both mood and morals,” Lurie writes. Rundown and crowded dwellings communicate danger and neglect. Despite these seemingly obvious truths, Lurie informs us, many public buildings are designed intentionally to resist what one sociologist calls “human imprint.” These — prisons, public housing projects, factories and some offices — have few windows or doors, uniform design, and high security. To the list one might add: big-box stores, public schools, fast-food chain restaurants, airports, and low-budget subway stations. As a category, these instances of “hard architecture” occasion “anxiety, irritation and the (sometimes unconscious) wish to leave. Eventually, those who cannot get out will become restless and angry, or passive, withdrawn, and numb.”

Lurie maintains a light touch with such damning observations. But if we take them seriously, it would seem that the funding and design awards for spaces where large percentages of the population spend most of their waking hours demand greater vigilance on the part of urban planners.

Sounds like it has potential: built environments have the ability to influence social behavior. At the same time, the review suggests there isn’t much data to back up these observations and linking the direct effects of environments to behaviors is more difficult.

Perhaps the bigger issue overall is an American culture that tends to privilege efficiency, leading to clunky houses and buildings that function just fine but don’t offer as much in the way of customization and beauty. If the goal is to get a house that offers value and more space for the money, then considerations like quality materials and creating a good fit between the owners and the house matter less.

Converting the first shopping mall into micro-apartments

Posted on by

An indoor shopping mall/arcade built in 1828 in Providence, Rhode Island has recently been converted into micro-housing:

Known as Westminster Arcade when it opened in 1828, the building marked the debut of English indoor shopping concept in the United States. Designed by architects Russell Warren and James Bucklin, the Greek Revival stone structure more resembles a courthouse than a shopping mall, what with its stately Ionic columns and sunlight-filled atrium with its glass gable roof. Shoppers browsed three floors of shops—or at least that was the idea; they never seemed willing to trudge up the stairs to the second and third floors…

The mall was nearly razed in 1944, but preservationists intervened, and it was spared. In 1976, the arcade was designated a National Historic Landmark, though businesses struggled. Even its 1980 renovation didn’t help much, and it ultimately closed in 2008…

Work on the $7M project wrapped in October 2013. Granoff retained the retail spaces on the ground floor and rented them to retail busineses. These commercial spaces are enclosed by bay windows so sound doesn’t drift to the residences above. Inspired by ship construction, each of the 38 rental units—which measure from 225 to 300 square feet—includes a bedroom, kitchen, bathroom, and built-in storage. The homes on the second floor even have guest accommodations in the form of a twin Murphy bed. The Providence Arcade also contains eight larger apartments, a game room, storage spaces, and laundry machine…

Micro apartments are not for everyone—in fact, their clientele are “young kinds that just graduated.” They “are at the bottom-end of the totem pole and don’t have that dining room set that grandma gave them,” Abbott said. “They travel really light. They might have a bike and two suitcases.” The Providence Arcade’s dwellings have also attracted keepers of the shops downstairs as well as second homeowners seeking a place to stay when they’re in town. Rent starts at $550 a month, but future residents better get in line—there is already a waitlist.

If all micro-apartments looked like this, I imagine their popularity would grow. A number of demographics might want a relatively cheap yet newly constructed housing unit within an interesting historic building. Looking at the pictures, i wonder if there is a thriving “street-life” present within the arcade given the retail shops and residences; this would just be a bonus.

“The Real Reason the Poor Go Without Bank Accounts”: relationships

Posted on by

A public policy professor worked four months at a check cashing business and found check cashing services offer several features that banks do not:

At commercial banks, the account itself often maintains the relationship between the customer and the institution. I might not be satisfied with my bank, but it’s an enormous inconvenience to switch everything over to a new one, and there is no guarantee any other bank will be more efficient or better…
The glue at RiteCheck is the customer/teller relationship. I interviewed 50 RiteCheck customers after my stint as a teller and, when I asked them why they brought their business to RiteCheck instead of the major well-known bank three blocks away, they often told me stories about the things the RiteCheck tellers did for them. Nina, who has lived most of her life in Mott Haven, told us that her mother had been very ill and that the RiteCheck staff had called to ask about her. “So we can be family,” Nina said. “We know all of them.”

Being a regular at the check casher also brings more tangible benefits. Marta, another regular, came to my window one afternoon with a government issued disability check to cash. When I input the number from her RiteCheck keytag into my computer, the screen indicated she owed RiteCheck $20 from every check she cashed. I didn’t know what to do, so I turned to Cristina for advice. I learned that Marta had cashed a bad check awhile back, and that RiteCheck had worked out an arrangement in which she could pay RiteCheck back in installments…

Many factors—cost, transparency, convenience—go into the choice consumers make between a bank and a check casher.  Atmosphere and the attitudes of the staff are only one component, but this piece of the puzzle may be more important than we thought. Like the famous TV song goes, “You want to go where everyone knows your name.” If policy efforts to move the unbanked to banks are to be successful in the long run, banks need to remember they are a service industry involved in one of society’s most important and basic relationships.

It sounds like the check cashers serve as a kind of community institution that customers can count on for social support as well as ongoing relationships. It isn’t just about the ability to access money; it also includes the flexibility to have give and take, whether that means helping someone get by when money is tight or celebrating big moments (like births) together. Many large corporations don’t offer this kind of personalization, even as they might offer cheaper prices or certain goods. And what incentive do banks have to lend money with people with lower incomes? That is not where the big money is to be made.

At the same time, it would be interesting to see an attempt to quantify just how much this customer service is worth. Does this apply to other industries as well? For example, there has been a lot of talk recently about the surge of dollar stores who offer goods cheaper than Walmart. Why might relationships matter more with financial institutions than dollar stores or fast food restaurants?

The difficulty in finding records of sundown laws

Posted on by

A sociologist discusses the difficulty in finding written records of sundown laws in Canadian communities:

He also looked at how the memory of slavery is being impacted, citing the difficulty in finding the existence of so-called “sundown” laws that required Blacks to be off the streets at night in many Ontario communities as recently as the 1960s.

There’s references to sundown laws existing, but Kitossa said, “what I find surprising is that the historians, themselves, are actually not providing the empirical evidence to say that we have this bylaw issue here or repealed on this date.”

While he can’t find any evidence of these laws on the books, he’s heard many anecdotal accounts from people about them.

“Whether the laws existed or not, people have these stories and so they believed it to be true,” he said. “So, belief constitutes its own reality.”

From a sociological point of view, Kitossa said this situation tells him “there’s a way that people talk about what to remember and what not to remember, and what to record and what not to record.”

It makes him think of the Japanese internment during the Second World War where the adults that were interned basically stopped talking about their experience.

On one hand, this could be cited as evidence that sundown laws were not as pervasive as important because they were never formalized. On the other hand, Kitossa echoes a famous sociological quote from W. I. Thomas: “If men define situations as real, they are real in their consequences.” Sundown laws don’t need to be officially proposed, debated, and written down in order to be put into action and enforced.

Indeed, this is what James Loewen found in his study Sundown Townswhich argues a majority of communities in the northern United States had such rules. Few communities had signs at the edge of town that displayed such rules and few had formal ordinances. Yet, community memories were strong about the presence of such rules as whites tried to limit the presence of blacks and other minorities.

One might even make the argument that these informal rules are more powerful than formal rules as they didn’t even need to be codified to be in effect.

At 8 PM, 1/3 of Americans watching TV

Posted on by

An hour by hour breakdown from the American Time Use Survey shows TV watching peaks at 8 PM:

More than a third of Americans will watch TV between 8 and 9pm today, while only 8 per cent of the country will spend the same hour doing household chores, and 7 per cent of the country is still at work.

That is according to an hourly breakdown of the federal government’s American Time Use Survey produced by e-commerce company Retale…

It shows that the average American still works between the hours of 8am to 5pm from Monday to Friday, and spends his or her evening doing household chores or watching TV.

However, the statistics show that Americans are working an average of ten minutes less per day than in 2003, and spend more time sleeping.

Interesting interactive charts provided by Retale. At least Americans can be united by their TV watching each night.

It strikes me that data like this could prompt a discussion of whether Americans share daily common experiences. How we use our time gives some indications of life priorities though there is a good amount of variation – what are those other 2/3 thirds of people doing at 8 PM or what are all these people watching? Does the data suggest there are more common American time uses that unite us or are there so many significant demographic differences that we couldn’t make such a statement?

Building the world’s next 15.5 million miles of roads accounting for environmental concerns

Posted on by

Here is a quick look at the massive road-building in the world’s future:

According to a 2013 study by the International Energy Agency (pdf), humans are going to pave 15.5 million miles of road by 2050. Ninety percent of this is expected to take place in developing countries.

The researchers approached the problem initially by making two base maps. The first rated the world’s environmental value pixel by pixel taking into consideration things like biodiversity and proximity to protected areas. Using similar estimations they made another map that showed economic value of future roads based on the agricultural value of the lands they connected. (The maps to the left show each value in isolation.) Then, the researchers analyzed the overlap between the two layers.

The result is a color-coded map of ecological and economic value. Greener pixels indicate more environmental value, while red means there’s money in the banana stand. Darker pixels represent potential areas of conflict, where both values are high.

road-world

Of course, the assumption that environmental concerns should be taken into account when building roads is an interesting one. A good argument can be made that quickly building roads and ignoring environmental concerns will eventually lead to other increased problems down the road, including possibly declining productivity and growth. However, the short-term demand for economic growth in first-world or third-world countries is often a powerful motivating force. Roads are so basic to trade and movement of people that inevitably some roads will be constructed with less than ideal consequences for the environment.

The Worlds islands in Dubai haven’t quite made it

Posted on by

A slideshow of failed tourist projects includes The Worlds project in Dubai:

The World Islands, Dubai

This artificial archipelago of small islands was dreamt up by Sheikh Mohammed bin Rashid Al Maktoum, the ruler of Dubai, to look like the map of the world. And his hope was to turn the World Islands into the playground for the rich and famous. Construction of the 300 islands — made entirely of dredged sand — began in 2003. But when the financial crisis in the real world, it brought production of this $14 billion-dollar fantastical world to a halt. To date only two of the islands have come to fruition.

The World Islands, Dubai

It looks cool but it is hard to imagine (1) how much money and work it would take to finish such a project and then (2) who might purchase all of these unique properties.

But, if it did all go forward:

1. Who would purchase what spots in the world? Who wants the awkwardly placed Antarctica?

2. Does the development allow connections between the locations? How about bridges only where Risk lines are drawn?

Average full-time work week is 47 hours; median is around 40 hours

Posted on by

A number of headlines have screamed about a recent Gallup finding that the average American full-time worker works 47 hours a week. Yet, the median appears to conform to the typical 40-hour work week:

Adults employed full time in the U.S. report working an average of 47 hours per week, almost a full workday longer than what a standard five-day, 9-to-5 schedule entails. In fact, half of all full-time workers indicate they typically work more than 40 hours, and nearly four in 10 say they work at least 50 hours.

Average Hours Worked by Full-Time U.S. Workers, Aged 18+

 

 

 

 

 

 

 

 

 

The 40-hour workweek is widely regarded as the standard for full-time employment, and many federal employment laws — including the Affordable Care Act, or “Obamacare” — use this threshold to define what a full-time employee is. However, barely four in 10 full-time workers in the U.S. indicate they work precisely this much. The hefty proportion who tell Gallup they typically log more than 40 hours each week push the average number of hours worked up to 47. Only 8% of full-time employees claim to work less than 40 hours.

These findings are based on data from Gallup’s annual Work and Education Survey. The combined sample for 2013 and 2014 includes 1,271 adults, aged 18 and older, who are employed full time.

Is the average the best measure here? This is a classic case where the median and mean give you different conclusions. The median tells you that not much has changed from the standard: half of full-time workers work 40 hours or less. The average, on the other hand, is pulled up by those people working 50+ hours. As the Gallup analysis goes on, it notes that there is a difference between salaried and hourly employees with salaried workers working more of those 40+ hour weeks. These salaried workers are likely white-collar and professional workers, people who may be working more but likely have more credentials, are getting paid more, and have higher-status jobs.

So, perhaps the headlines might be more accurate by saying “Salaried full-time workers have higher [47? 50?] hour work week.”