Presentation on theme: " Universal Design (UD) is about providing an affordable and attractive living space that everyone can use, including persons, families and friends of."— Presentation transcript:
Universal Design (UD) is about providing an affordable and attractive living space that everyone can use, including persons, families and friends of the disability and aging community, consistently across the region. A Missouri UD home may look like any other, but can discreetly serve everyone, allowing individuals to live independently, even as their needs and abilities change.
“I don’t think of myself as having a disability. I feel I am perfectly fine the way I am. But my environment disables me. The buildings I have to live in cripple me when they impose unnecessary obstacles.” “I use a wheelchair because of injuries in Iraq. I can’t find a house I can afford that wouldn’t cost thousands to retrofit with a no-step entry, wider doors and halls, a big enough bath for a roll-in shower.” “When my mother broke her hip she could have come home but she had to stay in a nursing home for six weeks because her apartment didn’t have a no-step entry. The nursing home cost Medicare more than it would have cost to make the apartment accessible.”
According to a study by Mass Mutual, the average cost of a one-year nursing home stay is $75,000. The one-time cost of universal design in new construction adds about 1.5%: $1,500- $2,500 for an average home. There simply aren’t enough nursing home beds to serve the growing elderly population with 10,000 new retirees per day. There aren’t enough housing units for those with disabilities, especially those wanting to move from institutions. This combined demographic is more than 25% of the population. Universal design is the least restrictive building design. It is affordable. It fits all populations: individuals with or without disabilities, the temporarily disabled, and those who desire to age in place. UD done well is attractive and sells!
Requires a quick response People are least able to respond when a sudden illness or injury occurs The result is typically not very appealing, although it may get the job done.
22% of our population is individuals with disabilities. 73% of individuals with disabilities are heads of households. “Boomers” over 65 are arriving at a rate of 10,000/day. Boomers demand housing that allows them to “age in place.” Thousands of returning vets have disabilities. Most low-income individuals with disabilities, the elderly and veterans have cost-of-living supports and make excellent, long-term tenants. MissouriUD is branded specifically for Missouri best practices.
Builders have demonstrated that good UD can add less than 1.5% to total costs but adds significant value with higher, longer-term occupancies. UD is simple: it requires no special training or expensive technology, just a handful of different solutions to basic problems, like providing a no- step entry. As builders incorporate UD, the market for a more sustainable, independent and long-term housing option for millions is finally satisfied.
Especially in publicly-funded affordable housing, UD is crucial to ensure that all taxpayers benefit. (most affordable housing doesn’t work for seniors or disabled people) UD reduces the social and personal cost of aging and disabilities, adds to neighborhood diversity and builds value in our housing stock. A majority of low income and elderly individuals have a disability and consume significant public resources if they have to leave their homes.
appraisers & bankers aging /disabled consumers and their builders Multi list services & realtors
In 2012, a group of stakeholders involved in housing design, construction, disability advocacy, public policy, and real estate development came together in Missouri's capital to agree on the best practices for universal design in order to achieve a level playing field for all aspects of the housing industry, including consumers. The MissouriUD Initiative, drawing on national expertise drafted UD criteria, which were accepted by the Governor’s Commission on Disability, which includes representatives of all state agencies addressing disability needs.
1. Equitable Use ◦ Minimum 34” clear width opening “no-step” entry door. Provide 60” rotation maneuvering space on both sides, with 18” of side clearance at latch side. ◦ Flat landing surfaces at both sides of all doorways. ◦ Lever-action door hardware ◦ Lever-action plumbing fittings/controls ◦ No thresholds and/or change of walking surface greater than ½ inch rise. Sliding glass doors may require a threshold riser each side to accommodate the ½” threshold height limit. ◦ Continuous unobstructed accessible minimum 42” path from parking and the public access to the unit, maximum 1:20 slope. ◦ Decks at same level as interior floor. ◦ Lever, loop or other easily operated hardware at cabinetry. ◦ Mailbox to be at an accessible location on the accessible route.
Minimum 34” clear width opening “no-step” entry door Lever-action door hardware Maximum 1:20 slope. Covered entry
Continuous, unobstructed, minimum 42” path from parking and the public access to the unit
2. Flexible Use ◦ Blocking in bathrooms for future grab bars (horizontal and vertical) at all toilets, showers and tubs; solid ½” plywood backing recommended. Around toilets, floor to 48” AFF. In shower and tub areas, up to 64” AFF. ◦ All electrical devices and environmental controls mounted between 15” and 48” AFF. If over a kitchen/bath counter, 44” AFF. ◦ Provide kitchen, bathroom, laundry and a bedroom on the main level of the unit. 3. Simple and Intuitive ◦ Buttons on control panels that can be distinguished by touch ◦ Front mounted controls on appliances, 15-48” AFF. ◦ Thermostat controls that are user friendly for adjustment and easy to read.
Blocking behind drywall for later installation of grab bars; Hand held shower fixture; Curbless shower
Color contrast Adjustable counter/work space in kitchen Side by side refrigerator
Front mounted controls on appliances, 15-48” AFF For products, see esign.com/index.php?I temid=1814 For products, see esign.com/index.php?I temid=1814
◦ Thermostat controls that are user friendly for adjustment and easy to read.
4. Perceptible Information ◦ Signage with color contrasting print in addition to generally recognized icons ◦ Color contrast between wiring device trim (e.g. outlets/switches) and surrounding surfaces, countertops and flooring, and walls and flooring. ◦ Color contrast or texture change between wet rooms (bath, laundry, kitchen ) and other spaces ◦ Doorbell with internal light. ◦ Minimum 4” house numbers posted in high contrast color
Color contrast and texture change between rooms …
Color contrast Texture Change
5. Tolerance for error ◦ Flat paddle light switches ◦ Slip-resistant surfaces – especially in bathrooms, kitchens and entry areas. 6. Low physical effort ◦ Provide for ease of maintenance of all flooring ◦ Ventilation to meet current ASHRAE 6.22 standard when applicable. ◦ Provide minimum of one curbless shower on main level. ◦ One operable window in each bedroom and living room, with 36” maximum sill height.
Slip-resistant surfaces – especially in bathrooms, kitchens and entry areas
One operable window in each bedroom and living room, with 36” maximum sill height
7. Size and space for approach and use. ◦ 34 inch minimum clear width interior doorways. ◦ 60 inch turning space provided in at least one bathroom and in the kitchen ◦ 42 inch wide hallways (minimum). ◦ Provide for parallel or front approach to all sinks. Provide parallel approach to tubs, showers and all appliances. ◦ 20% of storage space within 15-48” reach ◦ Bottom of universal bathroom mirror within 40” AFF ◦ Knee space below one lavatory and a 30” height kitchen workstation, minimum 30” width. ◦ Toilet set a minimum of 18” off one sidewall from toilet center in a space that is at least 48” wide. ◦ Shower controls on nearest walls to opening at ” AFF, setback not to exceed 10”
60 inch turning space provided in at least one bathroom and in the kitchen Higher toe kicks for closer access to appliances
Shower controls on nearest walls to opening at 15-48” AFF, setback not to exceed 10” Toilet set a minimum of 18” off one sidewall from toilet center in a space that is at least 48” wide
Establish Missouri UD as the statewide Universal Design standard. Build acceptance and establish market proof that in new housing developments the added cost is negligible when 100% of the housing units are UD. Prove that any costs for UD are more than offset by increased value, sustainable tenancy and fewer days vacant on the market.
The Governor’s Council on Disability, the Starkloff Disability Institute, Missouri Inclusive Housing Development Corporation, Great Plains ADA Center, Missouri Statewide Independent Living Council, Missouri Association for Social Welfare and all our friends in architecture, development, real estate and advocacy who have helped. And special thanks to Missouri Housing Development Commission for listening to us.