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 Architect’s
Statement
Silver Lake Commons, a residence for seniors, reinvents
public housing. It presents a new aging-in-place model that allows
residents to make the transition from independent to assisted
living. With two-thirds of its residents qualified for public
housing, the 75-unit development is also a model for designing,
building, and managing low-income elderly housing to serve a
population that typically lacks access to assisted living. In place
of a conventional public housing high-rise building, the
three-story courtyard-oriented building mirrors the neighborhood
fabric. With a wrap-around porch, bay windows, and plentiful
landscaping, along with a sheltering roof eave, custom brackets,
and careful brick detailing, this highly visible building has
become a neighborhood asset. Rather than institutional sterility,
the building offers residential rooms and amenities commonly
reserved for market-rate developments. The building entrance, for
example, opens into a well-furnished living room rather than an
empty lobby.
Unlike a typical independent-living building, this facility
provides generous living and dining space, a library, office space,
and small sitting rooms on each floor for decentralized dining when
residents cannot access the main dining room. Each apartment
features a full kitchen, accessible bathroom, emergency call
system, and individual heating and cooling.
Owner’s Statement
We envisioned Silver Lake Commons as a residential setting that
would allow seniors to live in private apartments as well as
sufficient common spaces for staff to deliver a full range of
assisted living services. These goals posed several programmatic
and physical challenges. The site, located in a very low-income
neighborhood in Pittsburgh, was constrained by large sewer
easements that forced the shape of the building configuration. A
large front porch with rocking chairs sits on an active street.
Behind the front porch, a beautiful dining room and well-equipped
commercial kitchen create an elegant, inn-like atmosphere. The
interior design is rich with color and warmth and draws from the
local craftspeople for tapestries and photographs of
Pittsburgh’s lively African-American community. Residents, who
moved from a stark housing authority tower, feel like they are
“living in the Ritz.” With its warm private units and
lively common space, the building works magic.
 Major Design
Objectives and Responses
Create a model for mixed-income senior housing that
promotes residents’ independence.
The design provides options for dining, make provisions for future
staffing, and offers full accessibility.
Transcend the stereotypes of low-income elderly
housing.
We designed a building that matches local vernacular, with
traditional rooms and furnishings.
Connect residents with the surrounding
community.
We included a front porch, provided a direct link to the community
via the adjacent YWCA, and offered access by shuttle and bus.
Affirm the cultural identity of residents.
The interior design incorporates quilts made by African-American
artists from the neighborhood; framed and hung historic photos of
African-American Pittsburgh scenes.
Specific Project Challenges and
Responses
Address isolation and vulnerability
In early meetings, the residents expressed a sense of isolation and
vulnerability. When asked about their idea of “home,”
they felt it related strongly to connections with family, friends,
and neighbors. They also felt that home should be a source of pride
and personal identity. In response, the architects conceived the
building not as a fortress against vandalism and security problems,
but as a welcoming and well-furnished residence.
Reinforce familiar themes/experiences
Working closely with anticipated residents, the design team
developed interior design themes around their life experiences,
including family, quilting, and neighborhood history. The team
selected a collection of historical photographs from the work of a
local African-American photojournalist and commissioned hangings
from neighborhood quilters.
Establish a sense of ownership
The conventional lobby and corridors were eliminated in favor of a
gracious living room, which is the residents’ favorite place
in the building. Fearful no longer, they sit out on the front porch
most days and have begun inviting friends and family into the
building. Not only have residents seen no incidents of vandalism,
but they have taken a sense of ownership over the common rooms and
furnishings, evidenced by how well they care for them and the
strong sense of belonging they obtain from them.
Produce a new approach to resident services
No precedents existed for relationships with local service
providers, such as the neighborhood YWCA, which evolved during
design process
Exceed HUD expectations
HUD’s “hard” architecture approach focused on
preventing vandalism and crime.
Operational Assumptions and Responses
Take a transitional approach
The building functions first as independent living, then as
assisted living. It includes independent apartments with kitchens,
along with a congregate dining room, a commercial kitchen, and
spaces for future staff offices. The upper floors each have a
common room that can be converted to a small dining room.
Focus on long-term affordability
Energy conservation features include an improved building shell,
individual controls, ceiling fans, and daylighting.
Goals of the Client and Design Team
Solutions
Create a gracious residential image
The building exterior relates to the finer apartment buildings in
the city; interior provided with good quality furnishings and
accessories.
Integrate the facility with community
services
The facility developed a relationship with the neighborhood YWCA
and has a courtyard, a porch and living room, and access to
transportation.
Preserve cultural identity
We included historic photos of African-American community; quilts
by local African-American artists, and quilt themes throughout
building.
Focus on affordability
We used durable materials and integrated energy conservation
measures.
Consider programmatic flexibility over time
The building features multiple-use spaces, such as sitting rooms as
future dispersed dining rooms and spaces for future offices.
Energy conservation considerations
The new building has 30 percent more insulation, high
performance windows and doors, and ceiling fans.
Appendix Materials
Status of the project: Completed October 2003
Facility Administrator: Tania Brown
Owner: Affirmative Investments/Presbyterian SeniorCare
Architect: Perkins Eastman
Interior designer: Perkins Eastman
Landscape architect: Pashek Associates, PC
Structural engineer: The Kachele Group
Mechanical engineer: Ling Partnership
Electrical engineer: Ling Partnership
Civil engineer: Wilbur Smith Associates
Contractor: CORJEN Construction, LLC
Construction Costs
The following information is based on actual costs.
Final construction costs as of October 2003.
Building costs
Site costs
Total site costs $274,414
Total project costs $8,445,000
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