Not so long ago, the idea of a 'retirement community' conjured images of elderly  folks in cardigans playing shuffleboard, or perhaps enjoying a placid round of  bingo in the dining hall. As the country's population ages however, ideas about  life—and quality of life—after 50 are evolving.  

 Evidence of this evolution is displayed front-and-center in the both nation's  so-called 'active adult' communities—planned buildings and developments whose governing documents set minimum age  limits for prospective residents—and in communities whose residents moved in decades ago and have simply 'aged in  place,' changing the demographics of their building slowly over time.  

 Whatever their origin, these communities offer amenities designed to allow  residents to enjoy their retirement or pre-retirement years to the fullest,  while freeing them from many of the concerns, obligations and chores that come  with individual homeownership or renting. With age restrictions ranging from  iron-clad to very flexible, and support services ranging from modest to  round-the-clock, the defining characteristic of these communities is a commitment to helping  aging adults get the most out of their living environment; personally,  physically, and socially.  

 An Idea Whose Time Had Come

 A relatively recent phenomenon in this part of the country, the planned over-55  community was born in the early 1960s in Phoenix, Arizona. That's when  developer Del Webb broke ground on Sun City, a planned community specifically  for retirees looking for an active, community-minded lifestyle. At the time,  the idea of retirement as a time to enjoy life (rather than something imposed  on people for reasons of ill health) was still relatively new. Over  55-communities spread gradually, first throughout popular retirement states  such as Florida, Arizona and Nevada.  

 When the first of the 79 million baby boomers began turning 55 in the early  2000s, the senior housing trend kicked into high gear. According to Edward  Corless, vice president of New Jersey-based Wentworth Property Management's  Active Adult Communities division, statistics show that in 2001 there were 5  million people in the 55-and-older age bracket. In 2005, there were 10 million,  and by last year, there were 20 million.  

 In New York City, many of these folks are opting to stay in their apartments,  rather than leave the city in favor of a more sedate suburban enclave. The  decision to forego retirement options such as planned senior housing or  assisted living facilities is now called "aging in place." The phrase  "naturally occurring retirement community,"—"NORC" for short—was coined in the 1980s by sociologist Michael Hunt and his colleagues at the  University of Wisconsin-Madison to describe buildings or neighborhoods that  were not specifically planned for, but attracted and/or retained older  residents.  

 One sterling example is the Penn South Co-op complex in Manhattan's Chelsea. In  1986, it became the first NORC services program in the nation, and is going  strong today, says Nat Yalowitz, president of the Penn South Program for  Seniors, "The board looked around and noticed the aging population. People were  expressing a need for help," he says. The board then consulted with  professionals to find a way to implement the plans. Community rooms and offices  were established in several of the buildings. Health and social services  providers were then contracted to bring in programming like counseling, case  management, and referrals to available services such as Medicare and other  entitlements. Many of the building's residents—young and old—volunteered as well.  

 New Ideas for Seniors

 Other buildings in the city have been developed from scratch as communities for  seniors who prefer an urban lifestyle after retirement. Jeff Levine is  president of Manhattan's Levine Builders, a company that has built several  senior buildings (not to be confused with assisted living communities, which  are a different kind of residence). One such project is a building at 171  Lexington Avenue, a 41-unit co-op for low-income senior citizens. "New York  City in particular is a location where seniors can stay in a place far longer  than elsewhere," he says.  

 They're doing exactly that at the 240-unit Serviam Gardens co-op in the Bronx.  The innovative, eco-friendly development features a 'green' roof that serves as  both a social space and a money-saving energy conservation installation, a gym  with physical therapy and rehab services, a theater, game room, and a library.  The building even has a full-time social and support services coordinator to  help residents get the most out of the Serviam Gardens programming.  

 Practical Matters

 Running a building where the majority of residents are older presents its own  set of challenges and considerations. “If somebody is 80 years old and using a walker, getting the snow off the front  steps is much more important than it is with a 25-year-old who’s off to the gym,” says Stephen Marcus, a partner with the law firm of Marcus Emmer Errico & Brooks in Braintree, Massachusetts.  

 Designing residences (and retrofitting existing ones) for an older population  has lead to a whole new certification program with the National Association of  Home Builders (NAHB). The Certified Aging-in-Place Specialist (CAPS)  designation program teaches contractors and designers the technical, business  management, and customer service skills essential for serving this demographic.  

 "Aging in place means living in one's home safely, independently and comfortably  regardless of age, income or ability level," said Remodelers Council chairman  Doug Sutton Sr., in a statement released by the NAHB. "Remodeling for aging in  place demands sensitive integration of myriad functional and design  considerations into a unified, aesthetically pleasing whole."  

 What needs to be considered when designing for senior shareholders or unit  owners? There are two main factors to consider: aesthetics, which in this case  means that a home's appearance should not be dictated purely by disability or  impairment, and functionality, meaning the design should not just address the  physical needs of aging, but the cognitive needs as well.  

 Another difference property management experts point out is that residents at  55-and-over communities have high expectations with regard to building  maintenance and programming, says Rob Francis, the president of Planned  Companies, a building services, maintenance and security provider based in  Parsippany, New Jersey. Having an older resident base "Really creates a more  active lifestyle, from fitness to socializing to going on trips or group  activities," he says. "It's a nice appeal as you are getting older and getting  into your active adult years to be [able to] congregate with people who have  similar interests or hobbies as yourself. Your social calendar can really fill  up."  

 Providing residents a sense of safety and security is also essential, says  Francis. "[Many buildings] have fully screened, trained and supervised on-site  personnel providing security. Some of them have mobile patrols to get to a  resident needing assistance. And just to have that presence as a deterrent [to  criminals] is important."  

 Changing the Rules

 Appealing as they are to many, many over-55 communities have felt pressure to  adapt, both to new economic realities as well as their own residents' and  prospecive residents' expecations. Faced with a troubled real-estate market,  developers, planning boards and HOA administrators around the country are  taking steps to roll back minimum age limits and in some cases, to lift age  restrictions entirely. The reason for the change is simple, experts say. “The market conditions are a real concern. Your biggest market is one with no  restrictions at all,” says Marcus.“In some places, builders are simply finding the market has dried up.”  

 Indeed, some senior homebuyers have reported avoiding strictly 55-and-up  developments because of all the adult “boomerang children” who have had to move back in with their parents because of Recession-related  job losses and foreclosures. Some older parents worry that they wouldn’t be able to help their struggling kids if they lived in a seniors-only  building.  

 That said, changing age restrictions in a co-op or condo is more complicated  than just taking out an ad reading, “Teens and toddlers now welcome.”  

 To qualify legally as an age restricted community under the rules set down by  the U.S. Department of Housing and Urban Development (HUD)'s Fair Housing Act,  at least 80 percent of the units in an association or building must include at  least one person 55 years of age or older. Anyone under the age of 19 is  restricted from permanent residency.  

 By contrast, age targeted communities market themselves and generally cater to  adults over 55, but welcome younger residents as well. A third option for  retirees are what are referred to as leisure communities, which are free of age  restrictions and don't necessarily discourage families or younger couples, but  are most vigorously marketed to empty nesters.  

 Marcus points out that current residents, who were promised one kind of  community, may not relish the notion of having a third-grader upstairs  practicing the trumpet every day. But, he says, “Some unit owners might be understanding of the fact that it doesn’t do them any good” to have the development fail because its demographic is too narrow. After all,  he says, “You don’t want to be in a stalled-out project.”  

 What about adult children moving in to take care of aging parents? Shouldn’t be a problem, Marcus says. Under federal law, “Generally, only one person [per unit] has to be over 55.” However, he says that in some cases, townships and boards have been stricter  than federal law. In those instances, he says, “One could make a compelling argument under the Fair Housing Amendments Act that  a reasonable accommodation would need to be made.” This doesn’t mean that families can start moving in with their toddlers—communities would still be able to say no to residents under, say, 30.  

 Golden Years

 Whether you live in a NORC, a seniors-only building or an over 55 community, are  looking for an active, supportive assisted living association for a parent, or  prefer a liesure community with a broader demographic, the fact is that there  are more options and lifestyles available to older homeowners and homebuyers  than ever before. And as the U.S. population greys, retired persons and those  contemplating retirement will continue to shape the market in accordance with  their specific needs and expectations—whether that includes shuffleboard courts, or cardio kickboxing class.    

 Yvonne Zipp is a Massachusetts-based freelance writer. Additional reporting by  The Cooperator’s Hannah Fons.