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
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