Modifying Buildings to Meet the Needs of Seniors Housing Seniors in Rural America Resources,...

Modifying Buildingsto Meet the

Needs of Seniors

Housing Seniors in Rural AmericaResources, Advocacy and Practice

Burlington, VT June 6, 2012

Presenter

Richard P. Curtis, AIARichard Curtis & Associates

Getting Started

Comprehensive Project Plan• Establish Goals• Consider Your Options• Create Your WISH LIST

Know Thy Boundaries

Know Thy Boundaries

Understand the limits-• What are the physical constraints?• (Know how the shoe fits...)

Know Thy Boundaries

Understand the limits-• What are the physical constraints?• Who is responsible to shepherd this project?

Know Thy Boundaries

Understand the limits-• What are the physical constraints?• Who is responsible to shepherd this project?• What’s the Time Frame?

Know Thy Boundaries

Understand the limits-• What are the physical constraints?• Who is responsible to shepherd this project?• What is the Time Frame?• How Big is the Stack of Cash?

Budgets Be Realistic Don’t Underestimate the Costs

(especially in an “occupied” project) Anticipate the Unanticipated

(Contingency Budget is essential!)

Build the Internal Team

Primary Decision Makers• Examples:

• CEO/Administrator• CFO/ Staff Accountant• Operations/Maintenance

Identify a Single Point Person for Communications

Build the Internal Team

Be Sure Team Members are

Ready and Able and Willing

• Experience Counts• Time Availability

is Essential

Creating Good Will

Creating Good Will

Communicate!

Communicate!!

Communicate!!!

Know Thy Codes

Know Thy Codes

Principal Codes to be concerned with

IBC -- International Building Code(with State modifications…)

LSC -- Life Safety Code enforced by State Fire Marshals

Accessibility Codes-- ANSI A 117.1, ADA

Know Thy Codes Avoid Surprises

All new work must meet the codes for new construction (fire rating)

All modifications must be fully accessible under IBC and ADA

Know Thy CodesMoral of the Story

For smaller projects, where you may not have a design or engineering professional, be sure to consult with your municipal Code Officer and/or Fire Chief, and funding agency.

Know Thy Codes

Special Concerns to keep in mind

Special ConcernsRoof insulation

• Adding roof insulation requires hiring a structural engineer?

• IBC requires that a structural engineer certify that the load carrying capacity of the roof will not be compromised

Special ConcernsReplacing Windows

• I may not be able to use vinyl windows?• IBC and LSC require that windows in

sleeping rooms have minimum dimensions for egress

• Vinyl windows have thicker frames and may not meet the dimensions

Special ConcernsPassage Doors

• Accessibility standards call for a 32” clear width when doors are open at 90 degrees

• Many older properties have 32” or 34” doors

• 32” doors should be replaced with 36” doors

• 34” doors could be retrofitted with offset hinges

Special ConcernsHandrails

• Required at stairs to have round profile• Many older properties have 2x6 rails which

are hard to grasp• Corridor handrails not generally required,

but a good idea• 2010 ADA requires that corridor handrails

also have a round profile, even though they are not required

Special ConcernsLighting

• What on earth is ANSI/IES RP 28-2007?• It is a national standard that establishes

minimum lighting levels for senior facilities• The lighting levels are greater than those

allowed under the energy codes, but these facilities are exempted

• It is not a code yet, but there is a move to incorporate it into ADA

ApartmentModifications

KitchensAccessibility Features

• 34” high countertops• 48” to bottom of wall cabinet shelves• 30” knee space at sink and work counter• Maneuvering room

• 60” turning circle in L or U shaped kitchen• 40” between counters of pass through kitchen

Kitchens30”Knee space

• Required at sink and work area• Can be achieved with removable front

cabinets in all units

LavatoriesAccessibility Features

• 34” height to rim• Knee space 27” high, 8” deep• Blade or paddle type faucet• Insulated or shielded piping

Options• Wall mounted 20”x17” lavatory

• Avoid use of hospital type lavatories

• Removable front vanity

Tub Replacement Goals

• Improve showering accessibility for aging residents

• Minimize disruption of residents in occupied housing

• Maximize the long term value to the facility

Tub Replacement Shower Considerations

• Ability to install grab bars anywhere• Accessible threshold and shower dam• Ability to withstand heavy loads• Ease of installation• Long term life

Transfer Showers

Interior Dimensions• 36” x 36”•Likely to require plumbing modifications•May uncomfortably small for some residents

36”36”

Tub Replacement

Tub Replacement Ideal Shower Characteristics

• Size the same as a tub• Shower stall with end drain in the same

location as the tub drain• Multi-piece construction to fit through

doors• Solid floor construction• Solid plywood in walls• Removable shower dam

Tub ReplacementShower Solution

•This is an example of a shower that meets the criteria

Questions?Thank you for your attention

• Portland, ME• 207-797-6300

• rcurtisassociates@maine.rr.com