Safe and Sound: Masonry for Senior Housing

The transition of large numbers of baby boomers from middle age to senior status is creating increased demand for multi-family housing

Brightly colored stucco and slump block masonry present an attractive appearance to adjacent neighborhoods. Blockouts serve functional and aesthetic purposes.

Faced with the challenge of creating affordable, independent living for seniors, the city of Phoenix saw an opportunity to revitalize its transitional neighborhoods—low-income areas with a mix of single and multi-family residences that were in declining condition. Locating a relatively flat and undeveloped site in the Sunnyslope neighborhood, city planners selected architects Todd & Associates to develop La Cascada II based on the firm’s extensive background in designing senior living projects.

Immediately, Todd & Associates recognized the importance of enhancing the surrounding neighborhood while at the same time complementing it. They decided that one way to accomplish this would be to create a strong sense of community. Designers anchored the project with a large interior courtyard so that residents would be able to appreciate a private, secure environment. Protecting this peaceful enclave, a large mass wall not only signifies the entry, but also, thanks to its westward orientation, shades the development from the afternoon sun and presents an attractive appearance to adjacent neighborhoods.

The primary exterior material chosen for this project was integral colored slump block in a warm reddish-brown earth tone. A secondary material—plain concrete masonry units (CMUs) finished with brightly colored stucco—is also prominently used on the buildings. The masonry units and stucco not only meet the requirements of the project, they provide many additional benefits.

Durability and Affordability

Topping the list of reasons designers and owners chose masonry (and stucco) was durability. Building owners had a long-term perspective, knowing that they wanted this facility to be operating for a long time. Per code and industry standards, the project could have been built of wood frame, but long-term value engineering showed masonry to be a better purchase. In addition, the highly durable materials help to create a much-needed sense of permanence in a transitional neighborhood.

The masonry and stucco finishes fit in well with the slump block used on neighboring structures. Masonry has a unique ability to provide a pleasant scale that neither overpowers nor is dwarfed by neighboring materials.

Natural Ventilation and Light

Using masonry allowed designers to create openings in mass walls. From a functional standpoint, these openings promote air circulation in public corridors and provide diffused natural light during the day. Aesthetically, the blockouts are a design element in the mass wall sections, and the light they let through creates ever-changing shadows and contrasts.

Security and The City

The idea for a protected courtyard was developed with input from residents. The common area reinforces the community living aspect of the project.

Due to its inner-city location, La Cascada II was created from the outset with safety in mind. The one-acre site is large enough to hold a 43,000-square foot, 3-story residence that has interior and exterior public spaces, all of which are protected from the surrounding city neighborhood. Each of the 36 units open to wide, covered verandas that overlook the interior courtyard, which contains landscaping, benches, a grill, and even an organic stone waterfall. The layout of the buildings protects occupants from the outside world and creates an inward focus, reinforcing the sense of community.

Perhaps even more importantly, masonry provides real protection—from fire—because it does not burn. La Cascada II incorporates the three aspects of balanced design: smoke detection, fire suppression, and non-combustible construction. Smoke detectors provide early warning and sprinklers can help put out fires that do start. However, the use of concrete and masonry provides the added protection of containment, made even more important since residents are located so close together. Balanced design increases safety and minimizes damage. Especially with elderly people, who may have reduced mobility or impaired vision or hearing, non-combustible construction provides precious extra time for firefighters to reach the occupants in the event of an emergency.

Savings and Serenity

Masonry’s durability goes beyond its ability to stand up to harsh use and resist fires. Its long-lasting performance means that it requires very little care to stay good looking. This translates to real savings in maintenance.

Private patios are a valuable amenity, providing city dwellers with their own access to outdoors.

Thermal mass shouldn’t be overlooked in its contribution to creating comfortable housing, especially in hot, dry environments. Large, massive walls are able to prevent abrupt swings in temperature, to the benefit of residents. During the day, the walls absorb heat so that air conditioners can run at normal loads. The large walls also shade interiors from heat gain. During the night, the massive sections can radiate heat back to the desert climate. Light-colored materials are especially effective in locations like Phoenix that receive so many sunny days per year, because they can reduce the amount of heat absorbed. All of this means real savings in operating costs.

Massive walls are also ideal for soundproofing. With neighbors located right next to one another, the need for privacy is very important. Private spaces take on increased significance, and masonry’s ability to muffle noise allows people to live close to one another without worrying about disturbing each other.

A Natural Choice

The current outlook for multi-family construction appears to be favorable, particularly in response to aging segments of the population. Masonry’s good looks not only enhance property and property values, masonry construction offers comfortable, safe, and affordable housing options for owners and residents.

Project Credits:

Architect: Todd & Associates, Phoenix, Arizona
Structural Engineer: The ENG Partnership, Phoenix, Arizona
General Contractor: Woods Construction Company, Mesa, Arizona
Masonry Subcontractor: Rivera Masonry Inc., Phoenix, Arizona
Masonry Supplier: Arizona Block, Phoenix, Arizona
Photographer: Richard Abrams, Scottsdale, Arizona

 
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