Presenter Richard P. Curtis, AIA Richard Curtis & Associates

1. Modifying Buildingsto Meet theNeeds of SeniorsHousing Seniors in Rural AmericaResources, Advocacy and PracticeBurlington, VT  June 6, 2012

2. PresenterRichard P. Curtis, AIARichard Curtis & Associates

3. Getting Started • Comprehensive Project Plan • Establish Goals • Consider Your Options • Create Your WISH LIST

4. Know Thy Boundaries

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

6. Know Thy Boundaries • Understand the limits- • What are the physical constraints? • Who is responsible to shepherd this project?

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

8. 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?

9. Budgets • Be Realistic • Don’t Underestimate the Costs (especially in an “occupied” project) • Anticipate the Unanticipated (Contingency Budget is essential!)

10. Build the Internal Team • Primary Decision Makers • Examples: • CEO/Administrator • CFO/ Staff Accountant • Operations/Maintenance • Identify a Single Point Person for Communications

11. Build the Internal Team • Be Sure Team Members are Ready and Able and Willing • Experience Counts • Time Availability is Essential

12. Creating Good Will

13. Creating Good Will • Communicate! • Communicate!! • Communicate!!!

14. Know Thy Codes

15. 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

16. 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

17. 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.

18. Know Thy Codes Special Concerns to keep in mind

19. 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

20. 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

21. 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

22. 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

23. Special Concerns Lighting 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

24. ApartmentModifications

25. 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

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

27. 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

28. Tub Replacement • Goals • Improve showering accessibility for aging residents • Minimize disruption of residents in occupied housing • Maximize the long term value to the facility

29. 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

30. Tub Replacement Transfer Showers • Interior Dimensions • 36” x 36” • Likely to require plumbing modifications • May uncomfortably small for some residents 36” 36”

31. Tub Replacement • IdealShower 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

32. Tub Replacement • Shower Solution • This is an example of a shower that meets the criteria

33. Questions? Thank you for your attention • Portland, ME • 207-797-6300 • rcurtisassociates@maine.rr.com