Download Exploratory Research Report: Green Retirement Home

Exploratory
Research Report:
Green
Retirement
Home
BUS 370B –
Dr. John Schouten
Erica Jornlin, Tessa Mini, Zach
Steinkamp & Sam Wegman
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Introduction
Our new venture is to create a senior citizen center at the University of Portland in
the land behind the new dorm Fields where the community garden currently resides. It will
be structurally built out of recycled containers, thus giving the dorm a new modern/trendy
edge. Internally, everything would be recycled, sustainable and environmentally friendly,
essentially making it a living building. A living building is a structure that generates all of its
own energy with renewable non-toxic resources, captures and treats all of its water, and
operates efficiently and for maximum beauty. This center is ideal for the University of
Portland because alumnus enjoy going to the athletic games, mass and plays, as well as
partaking in evening classes. This area is ideal for seniors because they have the Saint Johns
community to shop in and have public transportation access available. Also, the University
of Portland is very scenic and provides an optimal location for such a home. Ultimately, the
nursing program could even take advantage of having a senior citizen home on campus and
could therefore do some type of internship program to take care of the residents. The
business department can help market the concept. The communications department can
work the public relations aspect (reach out to alumni, receive media support and look for
potential donors). The engineering department can help design the building (sample
models and prints). Additionally, the athletics department can coordinate certain teams to
volunteer there and get the seniors involved in certain areas. This could fundamentally be a
school-wide project that gets all departments involved. The sustainable retirement center
is an opportunity for University of Portland to expand its presence as a prestigious
community and would supply jobs, provide great PR and open up many opportunities for
the university to strive as a leader in teaching, faith and service.
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Marketing Problem/Opportunity
The marketing problem at hand is that every natural system on the planet is in decline,
but there is no shared understanding of what can and must be achieved now to reverse this
deterioration. A new bar must be set for sustainability in the construction industry to
support the rapid adoption of integrated, cutting-edge techniques and practices. That is
why development buildings need to integrate at least the bare minimum of LEED
standards. Ideally, a building should simply be able to sustain itself.
The living building retirement center is composed of six different segments called
petals to match the analogy of a flower. Like a flower, the building itself will be equally as
efficient and self-sufficient. The building will be elegant, will generate all of its own energy
with renewable resources, will capture and treat all of its water onsite and will use all of its
resources to its full capacity. The petals are composed of: beauty, site, materials, water,
energy and indoor quality. Since this building is unique to Portland, it will be used as a
learning experience and its purpose should inspire others. Therefore, each petal was
picked individually in order to motivate people when those specific occurrences are
present in the building. The petals must be completed correctly in order accomplish this.
The site of the project: the University of Portland block 31 on McKenna provides a site
featuring a great view of the river and natural trees and shrubs. The building space is about
an acre and will essentially provide anywhere from 25,000-40,000 square feet of building.
Materials: The materials used in large for a skeletal frame will be shipping containers
with a large amount of window space, as it is important to incorporate the outside with the
building’s interior. The building itself should be as close to nature as possible to ensure
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there is a less of a disconnect between nature and people. Every room will have spacious
windows to disallow a boxed in feeling that alienates a room.
Water: There will be net-zero water, which requires a storage system that can have a
reverse osmosis station. Reverse osmosis is a filtration process that removes large
molecules and ions from the water and results in a purer form of water.
Energy: Net zero energy will also be utilized. In order to do so, a variety of solar panels
and wind turbines will be used, especially to utilize the bluff’s high amounts of wind. In
addition, to ensure net-zero energy this building will undergo energy reduction strategies.
Some strategies will include slightly adjusting temperature expectations, minimizing hot
water usage, reducing use of machinery and unplugging cords whenever possible.
The costs for creating this living building retirement center will be high, but the
investment will be able to pay itself off in 26 to 31 years because it is a multi-residential
building, according to the International Living Building Institute (“International”). The
main cost of the venture will be achieving net-zero water and energy because filtration
machines, solar panels and turbines are expensive devices. Another large cost is finding
material that meets the standards of living buildings. For instance, building materials that
do not contain anything on the red list: asbestos, cadmium, chlorinated polyethylene,
chlorofluorocarbons (CFCs), chloroprene (Neoprene), formaldehyde, halogenated flame
retardants, hydrochloroflurocarbons (HCFCs), lead, mercury, petrochemical fertilizers and
pesticides, phthalates, polyvinyl chloride (PVC) and wood treatments containing creosote,
arsenic or pentachlorophenol. The size of the list as well as the regularity with which the
toxic materials are used in building materials will make it difficult and costly to go forth
with this project.
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The market is clearly retirees (both couples and singles) ages 65 and up. According to
the U.S. Census, 12.9% of the U.S. population is 65 years of age and older. In Oregon, 13.5%
of the population fits this demographic, and in Portland it is 11.6%. This is such a unique
target market because the green movement is fairly new to that generation. The attraction
will be more about the health benefits than the phenomenal sustainability. This target
market is retiring because its members have worked a long, exhaustive life for 45 or more
years. Thus, they should be living in a building that promotes their health and wellness.
People are exposed to a vast number of toxins in their homes and environment every day,
and constantly breathing in those toxins is causing gradual problems such as cancers.
People are unaware of how much they are exposed to on a daily basis as well as how much
the government allows into manufacturing processes for common products. For example,
many household products are made with substances that are known to cause cancers and
other health-related issues. The problem at large is the evident disconnect from the initial
product materials to the final product. Consumers are unaware of what they are being
exposed to, making the green movement that much more important.
Retiring is a costly privilege, to the extent that people start saving for their retirement
in the beginning of their careers. Consequently, retirees should receive the best quality for
their hard-earned money. A living building rewards retirees for working so hard
throughout their life by providing a place in which they can live in a peace of mind knowing
they are only receiving the freshest air quality and products. On average, retirees pay
$60,000-$400,000 to initially buy out a room. Once they are in the community, they pay
maintenance fees every month ranging between $1,000-$4,000 a month. These monthly
fees include the costs of taxes, community services and utilities. A projection of monthly
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gross revenue would be based on approximately one acre to build on which means a
projected 43 ground units if each person were allocated 1,000 square feet. Then the
retirement center can be build upward to up to three stories to take advantage of the most
cost efficient way and can therefore add 86 more units with a grand total of 129 units.
However, it is unrealistic to devote the entire piece of land to living units because
communal space will take up at least 1,000 square feet on each floor. The unit total is now
126 units. A 126-unit retirement community would come to an approximate 129,000
square feet. According to the International Living Building Institute as well as Hoffman
Construction, the average cost to build a three-story sustainable building is $148 per
square foot. Therefore, the total building cost would be approximately: $19,092,000. To
completely fund the building for this cost, each unit would have to sell for $148,000. As for
monthly revenue, if the monthly fee was the average of $2,500, then $322,500 could be
generated every month and $3.87 million every year. The building would then be paid off in
roughly five years. As an alternative, with a low cost of $350 a month, the building would
generate $45,150 a month and $541,800 a year, which would allow for the building to pay
itself off in 35 years. Other costs that must be considered are initial architect and engineer
fees. To draw up plans with an architect, an added $100,000-$200,000 must be taken into
account as well.
The competition for retirement centers in Portland and the greater area is substantial
and entails all retirement centers that allow for people to live independently. Such centers
like Mary’s Woods are the biggest competition. Mary’s Woods has a similar concept as a
retirement community that is inspired by the vision and values of the Sisters of the Holy
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Names of Jesus and Mary and provides for its residents on a continuum of housing and
health services within a single caring community.
Research Objectives
To start the process of building a sustainable retirement center on the campus of the
University of Portland, there are many questions that need to be answered. Before any
ground is broken there is a need to know where that ground will be. That will require
knowledge of the zoning codes of the area, and what land is available. The next question is
how it will be built.
The key to knowing how it will be built is who will be on the team building it and
will it involve any UP programs or current students from any of the schools; business,
engineering, nursing etc. The team should be made up of architects, a construction crew,
legal advisors, designers, and a financier. It may be easiest to find any of these people if
they are in some way connected to UP or go to the school, but that is not necessary. A
financier is more likely to be an alumni considering that then there is an emotional tie to
UP and that helps loosen up wallets and motivate fund raising. The financier also answers
the question as to where the money is coming from.
When the building is built, since there is a main focus on sustainability it is
important to keep sustainable options in mind. Also, there needs to be an answer as to
whether or not the building will be sustainable enough to pay for itself in a given amount of
time. There needs to be answers for what types of recycling will be done, where the energy
is coming from, and what is being done with waste. Along with what materials are being
used in the building process, what materials are used for furnishing the inside, and how can
the residents of the home get involved in the sustainable process.
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The last big question will be how much it costs to live there and what the rent
money will be used for assuming that building is sustainable to the point where it pays for
itself. Will the rent be put towards funding other buildings? Will the rent be put towards
scholarships? Will there be a part of the rent dedicated to a good cause; one helping
impoverished countries, the local homeless or less fortunate, etc.? These can be answered
by consulting a financial or business advisor.
Background and Literature Review
Background
The research done for this exploratory research project is widely based around the
concepts of sustainability, green building, and retirement homes. The information we were
seeking brought a wide array of perspectives on how a completely sustainable retirement
home on the University of Portland campus might fare as a business. Determining how
through Green Building, finances, and a tight nit college community could sustain a strong
business such as a retirement home is a task in and of itself. Through careful research, both
primary and secondary, we began to determine that this is a very promising venture.
Literature Review

Retirement Homes:
The Fundamentals of Running a Retirement Home
(http://www.forbes.com/2007/02/28/assisted-living-retirement-ent-managecx_bn_0228assist_land.html)
Forbes released an article detailing retirement homes as one of the most profitable and
growing industries right now. Within the first few sentences it is identified that this is a
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prime market for entrepreneurs, as by 2030 20% of Americans will be senior citizens.
Forbes focused on the fact that not only is the market rapidly expanding but it is a business
where you need to be closely familiar with the fundamentals. Also, it might be thought that
those in retirement homes are a more narrow market than just senior citizens. However,
many senior citizens can be accessed due to the wide variety of services offered; from
“independent living” communities to highly assisted care the market needs are being met
nearly as fast as the consumer base is expanding.
Looking For Green Retirement Communities
(http://www.topretirements.com/tips/Green_Communities/Looking_for_Green_Retiremen
t_Communities.html)
This article by Carlos Gulyas of Top Retirement outlines what exactly it means to be “green”
and how marketers put eco-sensitive labels on their services without really meeting the
requirements. Gulyas defines “green” with a number of standards set by the EPA. The
trends of retirees are much more geared toward and urban lifestyle because it is inherently
more sustainable than the suburban or small town sprawl. The article also touches on the
fact that this is the generation (baby boomers) who place a particularly large emphasis on
sustainability as retirees. This makes our venture idea of a sustainable retirement
community, in a city such as Portland with urban sprawl, a business with high growth
potential.
How to Start an Assisted Living Business
(http://ezinearticles.com/?How-to-Start-an-Assisted-Living-Business&id=1493959)
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This article did a quality job of identifying the pros and cons with starting an assisted living
business. Hurdles to the industry include the rules and regulations regarding senior care,
including all the legal issues about what you can and cannot do. Another difficulty is the
care of the residents themselves. You have to ask what kind of culture and community you
want to create, and much it will cost. Furthermore, attaining information on how to start
an assisted living home can be hard to fine and expensive.
This article also outlines the pros in being in this business. With over 55 million Americans
needing care over the next 12 years there is no shortage of demand. Not to mention you
are investing in real estate while almost guaranteeing demand for your service.

Green Building:
SOTA Construction Services Incorporated
(http://www.sotaconstruction.com/green_building.asp)
SOTA’s site provided succinct information on the benefits of Green Building, how it
can be down, and why they are good for the job. We were informed of a substantial
decrease in absenteeism by employees working in green buildings, increases in
productivity, and offsetting of a business’s largest expenses of employee compensation and
health care. SOTA could be a quality resource as they have substantial amounts of
experience in constructing green buildings, including a green retirement community in
Pittsburg.
EPA on Building Green
(http://www.epa.gov/greenbuilding/pubs/whybuild.htm)
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The EPA provides direct information on how to build green and why it is important.
For example, buildings account for 39 percent of total energy use, 12 percent of total water
consumption, 68 percent of total electricity consumption, and 38 percent of the carbon
dioxide emissions. With the use of green buildings, a significant amount of that use and
waste could be eliminated. It can enhance and protect biodiversity, reduce operating costs,
improve productivity, and minimize strain on local infrastructure. The EPA provides us
with a well respected, official source, on the task we are trying to accomplish.
USGBC In the News Details
(http://www.usgbc.org/News/USGBCInTheNewsDetails.aspx?ID=3847)
This article discusses how green retrofitting is beneficial. It becomes apparent in the
average of $171 increase in price per square foot of real estate that green building is taking
a more prominent position in the financial world. Furthermore, those who do not become
attune to this chance in the market should take warning because things are changing. This
change is not just from an operational cost perspective, but also a corporate image view.
The very idea of being sustainable creates an immediate advantage over competitors. In a
consumer’s eyes, it is becoming more of a social norm and trend to be environmentally
conscious.
Living Buildings | Care2 Healthy & Green Living
(http://www.care2.com/greenliving/living-buildings.html)
Jason McLellan was asked to build the EpiCenter, a prototype for the buildings of the
future. With his team, McLellan worked to create a building that would restore itself rather
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than use environmental sources. They used emerging technology methods along with older
techniques for building to achieve a structure that would produce far less pollution than
any other existing one. The metaphor for the building was a flower because such a plant is
able to sustain itself while evolving to fit its own environment. By following the principles
of nature rather than consuming what it provides, a living building can match the efficiency
of the environment. McLellan came up with seven principles to define a living building.
Produce all its energy and water needs by itself; inspire people through its beauty; run
waste-free without pollution; promote the health of all within and around it; have the
ability to adapt to its changing environment; integrate all systems for the purpose of
keeping the people within comfortable; and improve the status of the local ecosystem by
giving rather than taking away. McLellan states that “we already have the technology
necessary to create buildings that can perform like the living buildings I envisioned”
(McLellan). He believes that the living buildings are a reality that will become the future.
Living Green In America: Energy Efficient Housing Options Growing
(http://blog.greenearthbamboo.com/20100806/green-is-grand/living-green-in-america
energy-efficient-housing-options-growing/)
In an article about living green, communities that have already gone sustainable are
discussed. The houses in Zero Energy Technology and Architecture (ZETA) Communities
look like ordinary houses from the front, but host large wind turbines that power the entire
household. Solar panels are also used to produce energy that can be used for heating,
cooling and can equal an energy credit for the future if excess energy is created. Energy
Star appliances as well as LED fixtures are used in the communities. The article comments
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that these houses are not only part of the future, but are being built more often in the
present as well. Energy Efficient Mortgages have even come into existence to help homebuyers in the process. However, in order for all houses to become green, the entire team
has to be on the same page. The builders, buyers, housing inspectors, appraisers and real
estate agents need to understand the market and be on board with the idea. These houses
are perfect for everyone and anyone. The biggest bonus is that they eradicate electricity
bills (Martin).
ZETA to Open Doors to 'net Zero' Home
(http://news.cnet.com/8301-11128_3-10262842-54.html)
In a similar article about ZETA homes, Martin LaMonica discusses the need for green
homes that are affordable for everyone. The houses are most commonly seen in urban
settings because of multifamily opportunities as well as a higher impact. The ZETA
company is based out of San Francisco, California and founder CEO Naomi Porat says
projects are being worked on to get these houses up quickly. The communities will be able
to track energy usage through control systems. The houses will be sold to architects and
developers rather than directly to the public because the buildings are primarily
constructed in factories. The houses provide clean air through air-source heat pumps and
heat-recovery ventilators as well as solar electric panels. In addition, existing homes can be
retrofitted with energy-efficient appliances and power sources to reach a greater market
(LaMonica).
Information Needs
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The remaining information needs include questions that address clear concerns as to how
certain logistics will take place:

What is the cost difference between constructions of a green building versus a
regular assisted living facility?

As pointed out in the research objectives, is this building net-zero and will it
eventually pay for itself?

Is there a large enough and affluent enough market in Portland for this sort of
assisted living facility?

What type of services would accompany this assisted living home to instill the U of P
culture in the resident community?

In what time frame can we expect this structure to be built? In what time frame will
it be operational?

What are the financial projections for the next several years and when will profits
exceed the initial investment?

Are there quality and reliable investors for this sort of project and what is their
return on the investment?
Primary Research Methods
Hoffman Construction Company
o Sample- Hoffman Construction Company. We chose this company because sustainability
at Hoffman is a solid tradition. They have more than 110 LEED-accredited professionals
who have delivered over 45 LEED certified projects, including multiple GOLD and
PLATINUM projects. Their expertise provides value to clients through improved human
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health and productivity by lowering operating costs and resource efficiency. They
believe their work with visionary clients is helping to move everyone closer to a
sustainable future. Therefore, with their mission statement and focus towards
sustainability, it only seemed appropriate to speak to them about this project. We
interviewed Kevin Cady, the project manager at Hoffman. We also interviewed Nima
Darabi, a LEED AP-certified operations manager at Hoffman.
o Instrument- Questions that were asked to spur conversation: What is the cost per
square foot to build a green/sustainable building? Have you ever built with containers?
Who will we need on a team to get this project going? How much will our initial costs
be? Is it worth it to build green? Who is the main competition? What should be our plan
of action?
o Data Collection- The information was collected at a Hoffman Construction conference
room on the 21st floor of the Fox Tower in Portland where the office is located. We did
the interview there because it was convenient for the interviewees and we were
grateful that they were able to meet with us. The method was an in-depth interview
because we were essentially gathering as much information as possible from a
particular company that is well-seasoned in the market of green building. We recorded
via pen and paper.
o Data Analysis- the data is relatively straightforward because Hoffman Construction was
able to provide us with exact and precise answers as to how much it costs per square
foot and what our course of action should be when building this living building.
University of Portland Vice President for Communication Relations and Special Projects
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o Sample- We obtained information from Mr. Kuffner, the University of Portland Vice
President for Communication Relations and Special Projects. We obtained information
from him because he is on the board for the master plan that the University has. It is a
ten-year plan of the University’s development that must approve any upcoming
projects. Mr. Kuffner could also provide valuable resources as to who to speak to next
and what direction to go with the project in the future.
o Instrument- The main purpose of this meeting was to see if this project held any
substance at the University and if it would be feasible/viable. The questions that were
asked in order to maintain conversation were: Where would the most reasonable place
at the University be to build the retirement center? Is there a zoning issue? What are the
University’s development plans for the lower area of the school that we just bought? Is
funding available? How many square feet of land are buildable? Are there other options
as to where to build? What are the next steps we should take? How do we go about
convincing the board of the master plan that this is feasible?
o Data Collection- Conducted the data collection at UP’s Physical Plant where Mr.
Kuffner’s office is located because it was convenient for him. We used an in-depth
interview process in order to obtain the maximum amount of information that he had to
offer regarding the land development opportunity for the University. We recorded this
information via paper and pen.
o Data Analysis- The information that Mr. Kuffner provided answered all the questions
that we had regarding the land on McKenna of block 31.
International Living Building Institute (ILBI)
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o Sample- The International Living Building Institute is a non-governmental organization
dedicated to the creation of a truly sustainable built environment in all countries
around the world. They are comprised of the leading green building experts, futurists
and thought-leaders. In addition, they believe that providing a compelling vision for the
future is a fundamental requirement of reconciling humanity’s relationship with the
natural world. Tessa attended the show in New York over Fall Break and retrieved
information regarding living buildings. The ILBI road show was held in the offices of
Skanska because Skanska is working with them to start building living buildings.
Currently, Skanska is a leader of LEED buildings but would like to further their impact
in green buildings and make a move towards living buildings. Skanska has recognized
the global implications that are occurring with our building practices and would like to
become more socially-responsible and environmentally-friendly. Their goal is to start
building projects that do not take from the earth and give back instead. The way this
show was organized was with a keynote speaker who was actually the creator of the
living building challenge. There were also small group discussions in order to get an
understanding of what everyone is working on and how we can help one another with
the problems we encounter while building.
o Instrument- For this event it was formatted as a speech/learning seminar so the tools
that we used to collect information were note-taking on the provided pamphlets and
packets of information they gave us about living buildings.
o Data Collection- the data was collected in Skanska building offices because that was the
event location.
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o Data Analysis- the data is analyzed in a 30-page packet provided that fully describes the
details of building a living building. It goes through every single component that needs
to be addressed when it comes to constructing a living building.
Primary Research Findings
Primary Research Findings
o Building: Based off of the findings of the International Living Building, the internal
components of the building would consist of:
o Water: Grey water system (wash water for dishes, showers, sinks and laundry) that
has been used in the home, except water from toilets, and then can be reused for
other purposes such as for landscape and flushing toilets.
o Toilets: NoMix toilets (eliminates unnecessary flushes).
o Bathroom tiles: Have local companies within 200-mile radius donate scraps that
would otherwise be tossed.
o Flooring: Have local companies within 200 mile radius donate scraps to give each
room a different type of floor. Since it would all be recycled, it allows for the building
to be “green,” and if not enough is donated then the building will use bamboo (it is a
renewable source because it can be re-harvested in less than five years and never
needs to be replanted. In addition, it doesn't require pesticides which take a toll on
our planet) or cork (is a highly renewable source because it's the only tree whose
bark can regenerate itself after each harvest which thus leaves the tree unharmed).
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o Insulation: Will start with a roof and in the walls there are options to be debated
such as recycled denim (good for blocking out sound which would be a plus in a
dorm), hemp, flax and recycled papers.
o Furniture: Debatable on what exactly to use but must meet certain criteria of having
responsibly harvested wood (bamboo), a non-toxic finish and material efficient
design.
o Electricity: Solar and wind power. For every room, dorm keys will have to be placed
in a wall slot that turns on electricity. Thus, once a person leaves and take their keys
with them, the electricity will go off. This will also help prevent people from
forgetting their keys.
o Appliances: Will all be energy efficient.
o Windows: Multiple panes, will let in lots of light to use less electricity, exterior
blinds, wood frames, and other ideas.
o Food: each wing would have a community farm that they are responsible for to take
care of and harvest the vegetables that Bon Appétit could use. It would also be
beneficial to implement a 4-H system and have a farm if it could be zoned. This
would be mean that students could raise cows and chickens and a local butcher
could be used for Bon Appétit. According to Hoffman Construction, Nima (who is
extremely involved in green building and planning) said that it will cost anywhere
from $150-175 a square foot to build a living building. 30% of our costs will be soft
costs, which include design, permits, management, etc. The direct costs will be the
construction, made out of containers, and we can maintain the $150-175 a square
foot as long as we do not build higher than four to six stories. Once we build above
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four to six stories, we will have to use concrete to maintain structural support and
that is when costs will get to be above $300 per square foot. The BEST fest also
suggested some good uses for the site to promote the health and longevity of the
retiree’s idea is to encourage walking, cycling and other means of transportation.
Therefore, since UP is a small community, we could encourage walking and other
means of transportation that do not harm our environment. We also liked what they
expected for air quality within the building in that all kitchens, bathrooms, copy
rooms, closets and chemical storage spaces must be separately ventilated directly to
the outside air. Therefore the occupants are only receiving the freshest of air quality
possible. Lastly, the BEST speakers mentioned the importance of re-gaining the
connection of earth to people. Currently there is such a disconnect of the outside
world to our house and occupants should feel a connection with the earth since we
are continually taking from it. They mentioned the importance of biophilia: the
project must be designed to include elements that nurture the innate human
attraction to natural systems and processes, these elements are: a) environmental
features b) natural shapes and forms c) natural patterns and processes d) light and
space e) place-based relationships and f) evolved human-nature relationships.
Planning: According to Mr. Kuffner, we may run into a zoning issue when it comes to the
ideal location of building on block 32 of McKenna. There is a P-line/zone that runs through
the bluff’s edge and therefore you are not allowed to interfere/cross that line when it
comes to building. But according to Chapter 16.16 of the Public-P Zone under 16.16.010
Uses F5, it states that a P-Zone can be interrupted for senior citizens centers, counseling
centers and neighborhood centers (MCC 16.26.600). As for planning, Hoffman Construction
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advised an action plan: 1) Understand the competition and product- competition would
include places like Auamere in Lake Oswego, Pacific Retirement Services and Mary’s Woods
in Lake Oswego; 2) Talk to Architects- talk to Mirabella and senior housing places; 3) Get a
University of Portland champion- with a UP champion/advocate they will be able to
navigate the way through the hierarchy and help our team get approval within the school
to pursue the idea; 4) Initial money- need about $250,000 for architects and planning; 5)
Build a team- this team would include a financier (to help fundraise), a marketing team, a
legal group, design people, construction workers and advocates of UP; 6) Business Planput a business plan together for bankers and potential investors; 7) Developers- find
professionals who want to develop the land.
UP resources: According to Mr. Kuffner, if we can convince the school to foster this plan and
incorporate it on the master plan, it would almost definitely become permanent because
they infrequently change that framework. Also, if it is on the master plan it will provide the
project with essentially “free” land because it is school property. As a result, it is not only a
good resource, but also takes away a huge cost that would otherwise be applicable to the
project fees. By building the retirement center on campus, every part of the school can be
incorporated. The business school can help market and pre-sell the homes. The nursing
department can have an internship to help retirees and provide care. The communications
department can work the public relations aspect, help reach out to alumni and look for
potential donors as well as receive media support. The engineering department can help
design the building by making sample models and prints. The project will provide a lot of
jobs for students as well. According to the designer of Tanzamook condos, Ben, going a
socially responsible route can help to build schools with a portion of the rent that we
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receive from the retirement center. In order to properly employ this strategy we would
have to ensure that the retirees do not think they are getting charged extra for a school to
be built. , we need to ensure them that the portion of the rent is strictly going to a NGO that
is building schools. At typical retirement centers, the owner would receive it as merely
profit.
Conclusion
The process of building the retirement center is a ways from over, but a number of
the stepping stones have been made and it is heading in the right direction. Through talks
with Mr. Kuffner about the zoning issues, it is now known that the P-line/zone can be
interrupted for senior citizen centers. Mr. Kuffner also pointed out that if the building can
be incorporated into the master plan for the school, there is high potential for the space
being available and that the school would not back out due to how unlikely it is that they
will change the master plan.
The sustainability of the building will not be an issue because of all the options and
opportunities there are for new green innovations to be implemented in the building.
There could be the use of a grey water recycling system, as well as using recycled wood
scraps and bamboo for the wood floors. Insulation in the roof and walls could come from a
number of sources like recycled denim or paper. The furniture could be made out of any
number of materials as long as they are all obtained responsibly. The use of solar and wind
power will be prominent, and it will include multi-pane windows to help control
temperature and increase natural lighting. The way that the residents of the retirement
center could get really involved would be through the community farm or garden that each
23
wing would be responsible for. There is potential for Bon Appétit to use some of the
vegetables from the gardens. There is even the possibility given that there will be room for
an actual farm of some sort, that students could raise different types of livestock and farm
animals.
The rent being paid would not entirely be going back to the University and its
programs, but instead there would be some sort of charity set up for consistent donations
to be made towards. It could either be towards some local community that needs help or a
homeless shelter. It could also be some international charity that needs help in disaster
areas or impoverished nations.
The largest part of the process that is not clear yet is who all would make up the
team of people and companies for the actual plotting, designing, and building of the center.
There is a strong possibility that UP students could be helping out and Alumni would take a
role of some sort. Overall, the background work has started and it is entirely possible for
this project to happen.
24
Bibliography
Cady, Kevin, and Nima Darabi. Personal interview. 17 Oct. 2010.
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Topretirements.com. Web. 20 Oct. 2010.
<http://www.topretirements.com/tips/Green_Communities/Looking_for_Green_R
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Hufford, Ben. Personal interview. 16 Oct. 2010.
International Living Building Institute. “The Living Building Roadshow.” Empire State
Building. 22 Oct. 2010. Speech.
Kuffner, Jim. Personal interview. 20 Oct. 2010.
LaMonica, Martin. "ZETA to Open Doors to 'net Zero' Home." Technology News - CNET News.
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Aug. 2010. Web. 20 Oct. 2010.
<http://blog.greenearthbamboo.com/20100806/green-is-grand/living-green-inamerica-energy-efficient-housing-options-growing/>.
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2008. Web. 20 Oct. 2010. <http://www.care2.com/greenliving/livingbuildings.html#>.
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