The Petula Clark Postulate

The Petula Clark Postulate: Exploring CCRC’s as Revitalization Solutions for Failing Downtowns

A Special Thanks to…
Bruce Blalock, CEO, Lutheran Life Villages
Mayor W. Suzanne Handshoe, City of Kendallville
Anita Shepherd, Executive Director, Kendallville Area Chamber of Commerce
Tim Stair, Mennonite Health Services
Tom Leedy, Dekko Foundation
Jim Leich, Executive Director, Indiana Association of Homes and Services for the Aging
Rick Sherck, Executive Director, Noble County Economic Development Corporation
Philip Stafford, Director, Center on Aging and Community, Indiana University Presented by Dodd Kattman and Zachary Benedict
Jessica Wolfe, Bluepond, LLC at the National Conference of the Environments for Aging
Tuesday, March 23, 2010, 8:15-9:15 am, San Diego, CA
Copyright ©2010 by Morrison Kattman Menze, Inc.

“ The lights are much brighter there.
You can forget all your troubles, forget all your cares.
So go downtown, things'll be great when you're…
Downtown - no finer place, for sure.
Downtown - everything's waiting for you.
”
Petula Clark (1964)

THE PETULA CLARK POSTULATE 2
Environments for Aging 2010 | March 23, 2010 ©2010 Morrison Kattman Menze, Inc.

TOPICS

01 DEVIANT MODEL: Discuss how development patterns have
transformed (Midwestern) communities and left them ill-prepared for the
shifting marketplace.

02
QUALITY OF PLACE: Illustrate how evolving priorities will
present a renewed sense of place and begin to level the playing field
for smaller (Midwestern) cities and towns.

03
SOCIAL CATALYST: Propose how a rapidly aging demographic
can be utilized as a vital resource and incentive for the revitalization
of failing downtowns (throughout the Midwest).


Our enormous and rapidly growing older population is
a vast, untapped resource. If we can engage these
individuals in ways that fill urgent gaps in our society,
the result will be a windfall for American civic life in the
twenty-first century.
Marc Freedman
Prime Time: How Baby Boomers Will Revolutionize
Retirement and Transform America (1999)


PART ONE
DEVIANT MODEL rich
old

criminals
sick

creatives

normal
educated

poor
Environments for Aging 2010 | March 23, 2010 loud ©2010 Morrison Kattman Menze, Inc.

IMPLICATIONS


IMPLICATIONS
80+ million

DISCONNECTED seen
Suburban living in this country is becoming
more of an epidemic than a development
methodology when you consider that in 2000
“80 million Americans were either too
young, too old, or too poor to drive.”
Andres Duany, Elizabeth Plater-Zyberk and
Jeff Speck, Suburban Nation: the Rise of
Sprawl and the Decline of the American
Dream (2000), pg 115


IMPLICATIONS
65+ Demographic Projections
100
Millions of Americans 65+

75

50

71.5 MILLION
25

0

2000 2010 2020 2030
*Projections as of July 2004 per U. S. Census Bureau


IMPLICATIONS MODEL
DEVIANT
DIAGRAM EMERGING
TREND
“Incrementalism is the death of
Innovation” -Tom Peters
The Circle of Innovation
CURRENT
TREND
GROWTH

TIME

CREATIVE DESTRUCTION
THE PETULA CLARK POSTULATE
Environments for Aging 2010 | March 23, 2010
9
©2010 Morrison Kattman Menze, Inc.

IMPLICATIONS
Average Lifetimes for Energy-Related Capital Stock

*IEA (2000), World Energy Outlook 2000, p. 43


IMPLICATIONS


BRAIN DRAIN “Only by understanding the rise of
this [creative] class and its values
can we begin to understand the
sweeping and seemingly disjointed
changes in our society and begin to
shape our future more intelligently.”
Richard Florida
The Rise of the Creative Class, p. xxvii

© 2008 Richard Florida

BRAIN DRAIN
“Maybe it’s the Indiana attitude. I’ve never
been anywhere that is so risk-adverse. A lot
of parents just don’t value education, and
they’ve passed that on to their kids. There's
a lack of leadership. Indiana people seem to
be content to be mediocre people living in
mediocre cities.”
-Richard Longworth
Caught in the Middle, p48

Economic Incentives for Education in Indiana
$20,000

$15,000 $17,470
$15,000
$10,000 $12,700

$8,490
$5,000 $6,700 $7,200

$0
Indiana US Average Average of Top 10 States
Additional Earnings w/Associates Additional Earnings w/Bachelors

Difference in Median Annual Earning Between College Graduates and High School
Graduates in Indiana vs. the U.S. and the Top 10 States (18-64 Year Olds) for 2000.
THE PETULACensus Bureau, 2000 Census 5% Public Use Microdata Samples.
Source: U.S. CLARK POSTULATE 13

AGING MARKET
Indiana Population Growth from 2005 to 2040:

15%

for 65+ POPULATION

90% 14

AGING MARKET
SENIORS YP’s FAMILIES LOW INCOME

“ When I retire I want to drink beer and work on my car all day long. I know I won’t be able to
drive the damn thing, but that’s not the point. I have worked hard, and when I retire that’s what
I want to do. So give me a garage, a fridge full of beer, and leave me alone. Sure…
come in to change my diaper, make sure I have a pulse – but then let me get back to changing
my carburetor…

…and if you won’t do it, I will pay for someone else to; and if I cant find anyone I will find
friends of mine and we will just build our own damn garage and hire 30 full time nurses.

Dr. Lowell Catlett
Columbus, Indiana 2007
”
Keynote Address AIA-IN+KY Convention
15

UNDERSTANDING “HOME”
PERCENTAGE OF INDIANA RESIDENCES AGE 60+ WHO WANT TO STAY AT “HOME”

Not Very
Confident**
39%
Disagree
5%
Agree*
Neither/ 94%
Very
DK/RF
1% Confident
61%

We asked respondents whether they agree or disagree For people who answered “agree” we calculated the percentage of
with the following statement: “What I’d really like to do is adults age 60+ who were very confident/not very confident that
stay in my current residence for as long as possible.” they will be able to afford to live in their current residence for as
long as they would like.

Source: AdvantAge Initiative Community Survey in Indiana 2008
Note: Percentages may not add up to 100% due to rounding and/or missing information.
*Agree includes those who said Strongly agree or Somewhat agree.
**Not Very Confident includes those who said Somewhat confident, Not too confident, Not confident at all, Don’t know, or Refused.
§ Excludes Area 2 (Elkhart, Kosciusko, LaPorte, Marshall & St. Joseph Counties) which was surveyed in 2006.



UP, Pixar Films (2009)


“I long, as does every human
“Home is not where you live, but
being, to be home wherever I where they understand you.”
find myself.” - Maya Angelou - Christian Morganstern

“ Home is not merely about control, but about human
agency, a sense that what you are doing in the world
makes a difference that nobody else could make.

“My home is not a place, it is people.”
- Lois McMaster Bujold
”
- Philip Stafford

“There is a magic in that little world, home; it is a
mystic circle that surrounds comforts and virtues
never known beyond its hallowed limits.”
- Robert Southey
“The home is the center and
circumference, the start and the “Home is a place where you grow up wanting
finish, of most of our lives.” to leave, and grow old wanting to get back to.”
- Charlotte Perkins Gilman - John Ed Pearce

SOCIAL NETWORK “ A NORC (Naturally Occurring
Retirement Community) is the
opposite of a planned retirement
community. A NORC could be a
community, neighborhood,
building or whatever real estate
subset you choose, that evolves,
well, naturally.

For example, say you live in a
condominium building on the North
Side of Chicago. It just happens that
most of the residents are older
people. In most cases, the
residents didn't move there
old, they just got older
along with the building.
That's a NORC.

”
David Gest, 'Naturally Occurring Retirement
Communities' In First Suburbs,” (2006)

Charles Street, Beacon Hill, Boston, MA
Photo by MKM, 2009.


SOCIAL NETWORK
84.0% participate in more
activities then they
used to

95.4% know more about their
community’s services
than they used to

70.5% feel healthier and more
SOCIAL INTERACTION
Surveys show that more than 88%
active than they used to of NORC residents talk with more
people than they used to.


AGING MARKET WORK/RETIRE
BIRTH OCCUPATIONAL DURATION DEATH RATIO

0
AGRARIAN
16 70 72
27:1

0
INDUSTRIAL
18 65 75
5:1

0 21 62 82
INFORMATION 2:1

0 25 55 85
FUTURE 1:1
50%+ WORKING
RETIREMENT


PART PLACE
QUALITY OF
TWO
1

WHAT’S GOING ON??? WHAT’S THERE???
The vibrancy of street life, café culture, The combination of the built
arts, music and people engaging in environment and the natural
outdoor activities – altogether a lot of environment; a proper setting for
active, exciting, creative endeavors. MODERN pursuit of creative lives.

METRIC

3 2
WHO’S THERE???
The diverse kinds of people,
interacting and providing cues
that anyone can plug into and
THE PETULA CLARK POSTULATE make a like in a community. 22

RENEWAL

1. VITALITY: How “healthy” is your city and the overall health of your
residents?
2. EARNING: How is your city’s future job growth, the percentage of
jobs in the knowledge-based sector, household incomes, etc.?
3. LEARNING: How committed is your city to high quality education
for all of its citizens?
4. SOCIAL CAPITAL: How open, safe, and accessible is your city to all
people?
5. COST OF LIFESTYLE: How competitive is your cost of living?
6. AFTER HOURS: How are the places to go and things to do after
work and on weekends?
7. AROUND TOWN: How easy is it to get to where you want to go in
your city (e.g. walkability, airport activity, commute times, mass
transit opportunities, etc.)?

“Attracting and Retaining Talent to Greater Akron:
Research, Report, and Recommended Actions,” by
Next Generation Consulting, August 2005.

DOWNTOWN RENEWAL
31 TARGET CITIES
POPULATION= 10-25,000 PEOPLE

“
Creative people seek places that are
themselves a challenge and where
they can help craft the future.

”
10

They want a place that’s not done.
Richard Florida, The Rise of
The Creative Class, p232.


DOWNTOWN RENEWAL
HOW MIDWESTERN SMALL TOWNS COMPARE TO NATIONAL AVERAGE

124%

112%

100% 99%
93%
89%
85%
81% 79%
75%
67% 68%

% With Age 65+ Mean Commute Time Median Household Income Single-Family Median
Home Value

U.S. Average Indiana Average Target City Average Kendallville

Source: 2007 U. S. Census Data

WALKABILITY
THE VALUE OF WALKABILITY

= $$

TARGET CITIES
WALKABILITY
90.0
80.0
70.0 76.3 78.7
WWW.WALKSCORE.COM 60.0
72.0
The Walk Score algorithm looks at destinations in 13 50.0
categories and awards points for each destination that 54.0
40.0 49.3
is between one-quarter mile and one mile of the 42.7
30.0
subject residential property: 33.6
20.0 29.4
•Grocery Stores •Libraries 18.0
10.0
•Restaurants •Bookstores
0.0
•Coffee shops •Fitness
Downtown WalkScore CCRC WalkScore Average Yield
•Bars •Drug Stores
•Movie Theaters •Hardware Stores Indiana Average Target City Average Kendallville Average
•Schools •Clothing Stores
•Parks •Music Stores

70+=
SCORECARD:
90–100 = Walkers' Paradise: Most errands can be accomplished on foot
and many people get by without owning a car.
70–89 = Very Walkable: It's possible to get by without owning a car.
50–69 = Somewhat Walkable: Some stores and amenities are within
walking distance, but many everyday trips still require a bike,
public transportation, or car.
25–49 = Car-Dependent: Only a few destinations are within easy walking
range. For most errands, driving or public transportation is a
must.
0–24 = Car-Dependent (Driving Only): Virtually no neighborhood
destinations within walking range. You can walk from your
house to your car!

NETWORK MAPPING 11
12
3

½ MILE RADIUS

1 MILE RADIUS

4
10

1 2 5
9

3

6
8
7

1. State Highway 5. Middle School 9. City Park + Beach Kendallville, Indiana
2. Golf Course 6. YMCA 10.Library
3. Public Lake 7. High School 11.County Fairgrounds
4. Walkable Downtown 8. Sports Field(s) 12.Industrial Park


NETWORK SCALE


DEMAND
“ People are being drawn to the convenience
and culture of walkable urban neighborhoods
across the country – even when those
neighborhoods are small.

” Christopher Leinberger
The Option of Urbanism (2007)

28% 60%
“URBAN” RETIREMENT RELOCATION
Studies have demonstrated that 28% of Studies have found 60% of baby boomers
baby boomers plan to or are intrigued expect/plan to move and make a lifestyle
by retiring in an urban, walkable adjustment in their 60’s.
environment.

30% 36%
WALKABLITY MARKET CATCHMENT
A 2008 AARP poll found that almost 1/3 Of the 60% planning to relocate for
of Americans age 50+ wanted to walk retirement, 36% will move more than
more to services and entertainment. three hours away.


CCRC TRENDING
TOP FIVE TRENDS IN CCRC PROGRAMS: PROJECTED GROWTH FROM 2008-2013
100.0%
90.0% 91.4%
93.6%
89.1%
80.0%
70.0%
66.7% 65.2%
60.0%
59.6%
50.0%
40.0% 44.7% 43.5%

30.0%
20.0% 21.4%
23.9%

10.0%
0.0%
Web-Based Wellness Programs Lifelong Learning Wellness Programs Computer Training
Education for for Residents Programs for Staff for Residents
Residents

% <300 Units Currently Offering % <300 Units Offering by 2013

Source: Susan Brecht, Sandra Fein, and Linda Hollinger-Smith, “Preparing for the Future:
Trends in Continuing Care Retirement Communities.” Seniors Housing & Care Journal,
2009, Vol. 17, No. 1, p75-90


PART THREE
SOCIAL CATALYST volunteerism arts transit

education
Percentage of People Age 65+
Reporting Good-Excellent Health
90%
80%
70% 80%
76% 74%
60% 68% 67%
50% 60% 63% 63%
57% 57%
40%
30%
54%
47% aging
20%
10%
0% retail
65+ 65-74 75-84 85+
small
White Black Hispanic
business
Source: "Older Americans 2008 Key Indicators of Well-Being", Federal
healthcare
THE PETULA Forum onPOSTULATE Statics
Interagency CLARK Aging Related 32

SMART GROWTH

Age Qualified Neighborhood Amenities…
In-Home Services: Members will have access to various care
services ranging in a levels of need. Available services include
assistance with activities of daily living (ADL’s), personal care,
licensed home health, cooking, cleaning, light housekeeping
MENU
Home Inspection and/or Repairs: Members will have access to
accessing home repair services and annual “safety inspections”
for their homes to ensure quality living arrangements.

and select errands.
Transportation: Members will have access to limited public
transportation as well as ability to reserve and utilize a
Care Coordination: Members will be assigned a Personal Care member-only rental car service.
Coordinator for their respective services and needs and be
available to you and your family 24/7.
Social and Wellness Programs: Members will have access to
exercise classes, arts and crafts classes, wellness seminars,
Adult Day Care: Members will be offered services provided in a speakers, day excursions and discounted use of local YMCA.
congregate setting for a scheduled number of hours per week,
including transportation, meals and activities.
Work/Live: Members will have access to available office space and
consultation services in a work-sharing environment with a local
Meals: Members will have access to delivery services and/or incubator.
voucher-meals from local qualifying restaurants.


CAFÉ-CENTRIC
RETAIL AS SOCIAL HUB FOR LOCAL SENIORS


RETAIL SERVICES
SENIORS AS CRITICAL MASS FOR LOCAL BUSINESSES

+ =

RETAIL SERVICES
SENIORS AS CRITICAL MASS FOR LOCAL BUSINESSES

Percentage of Indiana Residents Age 60+ Who
Attended movies, sports events, or group
events in the Last Week…

67%
Source: AdvantAge Initiative
Community Survey in Indiana 2008


RETAIL SERVICES
SENIORS AS CRITICAL MASS FOR LOCAL FESTIVALS

Percentage of Indiana Residents
Age 60+ Who Engaged in at Least
one Social, Religious or Cultural
Activity in the Last Week…

88%
Source: AdvantAge Initiative
Community Survey in Indiana 2008

Downtown Kendallville Apple Festival 2009

SMALL BUSINESS
SENIORS AS KNOWLEDGE RESOURCE FOR EMERGING PROFESSIONALS

+ =

SMALL BUSINESS
COWORKING

Percentage of Indiana Residents Age 60+ Who Would
Like to Work for Pay
Working Full Time

Working Part Time

Would Like to Work for

45%
Pay (but currently are not)

Would Not Like to Work
for Pay


EDUCATION
SENIORS AS EDUCATORS FOR LOCAL YOUTH

+ =

TRANSPORTATION
SENIORS AS MOTIVATION FOR TRANSIT

+ =

TRANSPORTATION

PASSENGER RAIL

TRANSIT DIAMOND STREET

EAST LISLE STREET


TRANSPORTATION

Annual Total Riders Per Age Group Annual Total Trips Per Age Group
800 35,000
700 30,000
600
25,000
500
20,000
400
15,000
300
10,000
200
100 5,000

0 0
2004 2005 2006 2007 2008 2004 2005 2006 2007 2008

Senior (60+) Adult (18-59) Student (K-12) Infant (0-5) Senior (60+) Adult (18-59) Student (K-12) Infant (0-5)

THE PETULA CLARK POSTULATE Source: WOW! User Data, Provided43 by
Wells Council on Aging, March 2009.

EXISTING DOWNTOWN
1

3

2 4

5

6
Typical Problems with Failing Downtowns…
1. Empty Storefronts: Failing downtowns commonly have a series 4. Local Icons: Even in failing downtowns, many smaller
of empty but architecturally interesting storefronts. communities still have local icons within their urban fabric.
These landmarks must be revitalized whenever possible.
2. Underutilized Parking: In effort to compete with suburban
retail, many downtowns made an effort to increase the 5. Suburban Development: Urban villages are defined by
availability of closely adjacent parking much of which sits empty. building’s proximity to the sidewalk. Suburban development can
counteract this experience with large setbacks.
3. Excessively Wide Streets: Widened streets present wonderful
opportunities to recreate existing streetscapes. 6. Abandoned Structures: Abandoned structures can be
repurposed to create interesting, innovative “brand” for the local
community.

IMPLEMENTATION
Cafe. + Community Center

Senior Housing

1

1. Café + Community Center: Utilize an empty building to
house a Mather’s Café-inspired community center to
serve as a base for the proposed menu of services.
Additionally, empty apartments above can be used for
mixed-use independent living located directly on Main
Street and existing homes within the service boundary
could be marketed for In-Home Services.


IMPLEMENTATION
Cafe. + Community

Senior Housing

1

1. Café + Community Center: Utilize an empty building to
house a Mather’s Café-inspired community center to
serve as a base for the proposed menu of services.
Additionally, empty apartments above can be used for
mixed-use independent living located directly on Main
Street and existing homes within the service boundary
could be marketed for In-Home Services.


IMPLEMENTATION

2

2. Independent Living Units: New Independent Living row
houses would be constructed directly behind Main
Street as a urban transition between Main Street and
the adjacent detached housing.


IMPLEMENTATION

3

3. Revitalized Main Street: A boulevard would be
introduced to Main Street to accommodate trolley cars
and a more human scale. Bike lanes, off-street parking,
and outdoor dining would begin to create a more
vibrant and interactive streetscape.


IMPLEMENTATION

4

4

4. Abandoned + Repurposed Structures : Utilize abandoned
structures to begin to house marketable community
amenities. Here a failing car dealership will be
repurposed for a Zip Car lot and an abandoned gas
station will be used to house a farmer’s market.


PROGRAM Apartments
One-bedroom
One-bedroom deluxe
Two-bedroom
Two-bedroom deluxe

Commons Space
32 total units
12 @
12 @
6@
2@
650 sf =
775 sf =
900 sf =
1100 sf =
7,800 sf
9,300 sf
5,400 sf
2,200 sf
24,700 sf

5,220 sf
Lobby and lounge 1@ 500 sf = 500 sf
Dining (per seat) 48 @ 40 sf = 1,920 sf
Conference/private dining 1@ 250 sf = 250 sf
Activity room 1@ 1000 sf = 1,000 sf
Parlor/library/technology room 2@ 400 sf = 800 sf
Hair salon 1@ 200 sf = 200 sf
Spa/tub room 1@ 250 sf = 250 sf
Resident laundry room 2@ 150 sf = 300 sf

Support Spaces 4,415 sf
Staff office 2@ 150 sf = 300 sf
Kitchen 1@ 1800 sf = 1,800 sf
Dietary receiving, support 1@ 250 sf = 250 sf
Clean supply 2@ 120 sf = 240 sf
Soiled holding and trash 2@ 120 sf = 240 sf
Housekeeping closet 1@ 40 sf = 40 sf
Storage 2@ 200 sf = 400 sf
Common toilet 2@ 220 sf = 440 sf
Private toilets 3@ 45 sf = 135 sf
Mechanical 3@ 150 sf = 450 sf
Electrical and systems 1@ 120 sf = 120 sf

Net-to-gross (per floor) 25% @ 34,335 sf = 8,584 sf
Total independent living apartment building 42,919 sf

Site development
General earthwork 1 ls @ $ 100,000 = $ 100,000
Storm-water detention, underground piping, etc. 1 ls @ $ 75,000 = $ 75,000
Parking, roads and walkways 1 ls @ $ 150,000 = $ 150,000
Lawns, landscape, softscape, hardscape 1 ls @ $ 75,000 = $ 75,000
Site lighting, etc. 1 ls @ $ 50,000 = $ 50,000

Cost projection
Building 42,919 sf @ $ 120 / sf = $ 5,150,250
Site development 1 ls @ $ 450,000 = $ 450,000
Food service equipment 1 ls @ $ 160,000 = $ 160,000
Dining furniture 48 @ $ 250 = $ 12,000
Misc. furniture and equipment 1@ $ 40,000 = $ 40,000
Low voltage systems and equipment 1@ $ 25,000 = $ 25,000
Cost of financing, debt service, interest, insurance (not
included)
Soft costs 10% @ $5,812,250 = $ 581,225
Total construction budget (no contingency) $ 6,418,475


PROGRAM Support Spaces
PROGRAM COMPARISON

Common Space

Cottages (12 Units)

Apartments (32 units)

0 5,000 10,000 15,000 20,000 25,000 30,000

Urban Suburban

COST COMPARISON

Soft Costs

FFE

Site Devleopment

Cottages (12 units)

Apartments (32 units)

$0 $1 $2 $3 $4 $5 $6

Urban Suburban

SAVINGS = $3.75 million
40+% REDUCTION IN COST


PROGRAM THIRD-PARTY RESPONSIBILITIES
Community Center and Café*
Partnering with local café owner, the Kendallville Area Chamber
of Commerce, and the Noble County Council on Aging to create
a community center for menu of services and activities.

Food Services and Dining
Partnering with local restaurant owners, the Kendallville Area
Chamber of Commerce, and the Kendallville Main Street
Association to setup of a voucher program for local members.

Common Space
Partnering with local cultural amenities such as the adjacent
stores, library, VFW, and YMCA.

Activity Space
Partnering with local Economic Development Corporation and
Vocational Programs to create opportunities for education,
skilled labor instruction, consultation, and co-working.

Public Transit
Partnering with the City of Kendallville and the Noble County
Council on Aging to provide various options for transportation
(e.g. Zip Car, public Trolley, etc.).

Home Maintenance
Partnering with NeighborLink to encourage local youth and
community organizations to assist seniors in the errands as well
as the maintenance and care for their homes.

*The installation of the Café is currently estimated to include 5,700+/- sq. ft. of renovated
space within an existing building downtown with a preliminary budget of $580,000.


AUDIENCE


RESOURCES
Bachelard, Gaston, The Poetics of Space: The Classic Look at How We Experience Intimate Places. Boston: Beacon Press, 1969.
Calthorpe, Peter, The Next American Metropolis: Ecology, Community, and the American Dream. New York: Princeton
Architectural Press, 1993.
Duany, Andres; Elizabeth Plater-Zyberk and Jeff Speck, Suburban Nation: the Rise of Sprawl and the Decline of the American
Dream. New York: North Point Press, 2000.
Foucault, Michel, Of Other Spaces, 1967.
Florida, Richard, The Rise of the Creative Class. New York: Basic Books, 2004.
Gladwell, Malcolm, Outliers: The Story of Success. New York: Little, Brown and Company, 2008.
Jacobs, Jane, The Death and Life of Great American Cities. New York: Modern Library, 1993.
Kretzmann, John P. and John L. McKnight, Building Communities From the Inside Out: A Path Toward Finding and Mobilizing a
Community's Assets. Chicago: ACTA Publication, 1993.
Kunstler, James Howard, Geography of Nowhere: The Rise and Decline of America’s Man-Made Landscape. New York: Simon &
Schuster, 1993.
Longworth, Richard C., Caught in the Middle: America’s Heartland in the Age of Globalism. New York: Bloomsbury, 2008
Putman, Robert, Bowling Alone: The Collapse and Revival of American Community. New York: Simon & Schuster, 2000.
Rowe, John W. and Robert L. Kahn, Successful Aging. New York: Random House, 1999.
Stafford, Phillip, Elderburbia: Aging with a Sense of Place in America. Santa Barbra: ABC-CLIO, LLC, 2009
Sucher, David, City Comforts: How to Build an Urban Village. Seattle: City Comforts Inc., 2003.
Whyte, William, Social Life in Small Urban Spaces. [video] New York, NY: Municipal Art Society of New York, 1979.


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