Modifying Buildings to Meet the Needs of Seniors Housing Seniors in Rural America Resources, Advocacy and Practice Burlington, VT  June 6, 2012

Presenter Richard P. Curtis, AIA Richard Curtis & Associates

Getting Started  Comprehensive Project Plan Establish Goals Consider Your Options Create Your WISH LIST

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

 Communicate!  Communicate!!  Communicate!!!

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 Codes Moral 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 Concerns  Roof 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 Concerns  Replacing 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 Concerns  Passage 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 Concerns  Handrails 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 Concerns  Lighting What on earth is ANSI/IES RP ? 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

Apartment Modifications

Kitchens  Accessibility 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

Kitchens  30”Knee space Required at sink and work area Can be achieved with removable front cabinets in all units

Lavatories  Accessibility 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” 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 Replacement  Shower Solution This is an example of a shower that meets the criteria

Questions? Thank you for your attention Portland, ME