Modifying Buildings to Meet the Needs of Seniors Housing Seniors in Rural America Resources,...
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![Page 1: Modifying Buildings to Meet the Needs of Seniors Housing Seniors in Rural America Resources, Advocacy and Practice Burlington, VT June 6, 2012.](https://reader036.fdocuments.in/reader036/viewer/2022062516/56649e575503460f94b4ef33/html5/thumbnails/1.jpg)
Modifying Buildingsto Meet the
Needs of Seniors
Housing Seniors in Rural AmericaResources, Advocacy and Practice
Burlington, VT June 6, 2012
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Presenter
Richard P. Curtis, AIARichard Curtis & Associates
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Getting Started
Comprehensive Project Plan• Establish Goals• Consider Your Options• Create Your WISH LIST
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Know Thy Boundaries
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Know Thy Boundaries
Understand the limits-• What are the physical constraints?• (Know how the shoe fits...)
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Know Thy Boundaries
Understand the limits-• What are the physical constraints?• Who is responsible to shepherd this project?
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Know Thy Boundaries
Understand the limits-• What are the physical constraints?• Who is responsible to shepherd this project?• What’s the Time Frame?
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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?
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Budgets Be Realistic Don’t Underestimate the Costs
(especially in an “occupied” project) Anticipate the Unanticipated
(Contingency Budget is essential!)
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Build the Internal Team
Primary Decision Makers• Examples:
• CEO/Administrator• CFO/ Staff Accountant• Operations/Maintenance
Identify a Single Point Person for Communications
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Build the Internal Team
Be Sure Team Members are
Ready and Able and Willing
• Experience Counts• Time Availability
is Essential
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Creating Good Will
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Creating Good Will
Communicate!
Communicate!!
Communicate!!!
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Know Thy Codes
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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
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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
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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.
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Know Thy Codes
Special Concerns to keep in mind
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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
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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
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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
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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
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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
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ApartmentModifications
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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
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Kitchens30”Knee space
• Required at sink and work area• Can be achieved with removable front
cabinets in all units
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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
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Tub Replacement Goals
• Improve showering accessibility for aging residents
• Minimize disruption of residents in occupied housing
• Maximize the long term value to the facility
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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
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Transfer Showers
Interior Dimensions• 36” x 36”•Likely to require plumbing modifications•May uncomfortably small for some residents
36”36”
Tub Replacement
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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
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Tub ReplacementShower Solution
•This is an example of a shower that meets the criteria
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Questions?Thank you for your attention
• Portland, ME• 207-797-6300