Agenda Index City of Vancouver

POLICY REPORT
DEVELOPMENT AND BUILDING

TO:

Standing Committee of Council on Planning and Environment

FROM:

Chief Building Official and the Director of CityPlans, in consultation with the Director of the Housing Centre, the Director of Facilities Development, the Director of Social Planning, the Director of Current Planning and the Director of Legal Services

SUBJECT:

Enhanced Accessibility for Residential (Apartment) Buildings

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

Council Policy related to the building requirements for persons with disabilities is established in Section 3.8 of the 1999 Vancouver Building By-law. For multiple unit residential buildings, an accessible route is only required:
a) from the street to the main entrance,
b) from a private parking area to an accessible entrance; and
c) where an elevator is provided, from either the main entrance or the entrance noted in clause b to an accessible elevator.

In February, 2000, Council received a report from the Special Advisory Committee on Disability Issues, recommending that the section of the Vancouver Building By-law (VBBL) concerned with accessibility matters be improved. In particular, to improve access beyond the lobby and elevator of apartment buildings to individual residential units and common areas, and to improve access to washrooms contained therein. Council directed that these recommendations be forwarded to staff, for review and consideration of modifications to the current VBBL, or other changes, as appropriate.

SUMMARY AND PURPOSE

The purpose of this report is to seek Council approval of a number of proposed amendments to the current accessibility requirements in the Vancouver Building By-law, and the distribution of an accessibility enhancement checklist. The report proposes that the current requirements be extended beyond the main entrance and elevator to individual residential units and common areas, in all newly constructed multi-unit residential buildings which have four or more residential units, an elevator and a shared public corridor. While these requirements would not apply to townhouse type developments, they would still ensure that accessibility is improved in about two-thirds of all new residential development in Vancouver.

Improved accessibility will benefit persons with permanent disabilities, as well as those who are temporarily disabled. In addition, the proposed amendments respond to the needs of the large and increasing numbers of seniors who are forced to relocate from homes that become unsuitable as mobility decreases.

This report provides a background on City initiatives, and describes accessibility requirements in other jurisdictions. Of note is recent legislation in the U.K. mandating that all new residential units be "visitable" by persons with disabilities. Further, revisions to Canada's National Building Code are underway; they aim to significantly improve access for the disabled in multi-unit residential buildings, and will likely be introduced in 2003.
In all newly constructed multi-unit residential buildings, the proposed amendments will provide for access into all residential units and common areas, through appropriate door widths, hardware and thresholds. The amendments also propose that all dwelling units include at least a two-piece washroom on the main entry level. While not requiring a full turning radius, the amendments propose that the washroom be adequately sized to be used by a person in a wheelchair, with reinforced walls to allow for future installation of grab bars. Further, where a common amenity area has a washroom, it would be wheelchair accessible.

The cost of the proposed amendments has been estimated to range from $200 to $1600 per unit for changes within the unit. Additional costs for changes to the public areas may be incurred, depending largely on the need for ramping to deal with grade changes.

Issues around applying the proposed amendments to townhouses, implications for buildings on sloped sites, implications for buildings undergoing renovation, and heritage considerations are also discussed in the report.

BACKGROUND

a) History

In 1990, to promote increased accessibility, the City published the Accessible Design Guidelines document. Based on the 1987 Vancouver Building By-law (VBBL), it aimed to increase understanding of disability design issues by providing illustrations and examples to assist those working with the By-law.

In 1995, Council resolved to increase the general level of accessibility of Vancouver's housing, beyond the limited regulations in the VBBL. The Accessible and Usable Dwellings Project developed a comprehensive set of design guidelines for all areas and functions of a home, as well as an implementation strategy, which were outlined in the resulting report, Dwellings Designed for Everyone. The key objectives were to improve the accessibility of all housing, from single family to multiple unit residential buildings, through voluntary implementation of performance objectives. Broad public consultation undertaken in 1997 revealed support for the project. However, some concerns were expressed as to whether voluntary implementation would be sufficient to yield results.

In 1999, a demonstration "User Friendly Home" was developed by the private sector and opened to the public for viewing, education and promotion of accessibility features.

b) Accessibility Requirements in Other Jurisdictions

Enhancing accessibility is a goal that has been mandated in many jurisdictions. In Canada, the National Building Code prescribes accessibility requirements in Section 3.7. These requirements are model requirements which may be adopted by the provinces. Most provinces, including B.C., have developed their own requirements for accessibility depending on their specific objectives. British Columbia developed Provincial requirements in 1979, based largely on the Vancouver requirements established in 1974. In 1998, the Provincial requirements for barrier free access were amended, with Vancouver adopting these revised requirements in the following year.

Currently, the National Building Code is undergoing revisions to significantly improve access for the disabled in multi-unit residential buildings as part of a major overhaul of the Barrier Free requirements. These improvements, planned for introduction in 2003, would provide for access to all suites in multi-unit residential buildings, increased door sizes, and standards defining minimum bathroom configurations.

In the USA, the Uniform Building Code, and the new 2000 International Building Code establish extensive accessibility requirements. However, local municipalities have the authority to modify the Code when it comes to accessibility requirements and therefore requirements tend to vary by municipality.

The United Kingdom has some of the most progressive legislation, geared towards improved "visitability". Since 1998, the UK has mandated that all newly constructed homes be built to allow basic access to people with disabilities. Basic access includes: a main entrance without steps, a bathroom located on the first floor, and sufficient corridor width to allow use by persons in wheelchairs. The objective of United Kingdom Single Family Access law is to make reasonable provisions within the building and site in order to allow a disabled person to approach and gain access into a dwelling unit.

In addition, one of the main benefits of the UK provisions for basic access to private homes is that they enable elderly people to remain in their homes and allow aging in place. One of the main reasons why elderly people are forced to leave their homes is lack of access, bathrooms on the upper floors, or bathrooms too small to accept wheelchairs. It is considered that these measures, applicable to new homes only, will greatly assist in reducing the need to construct retirement homes for the future and add to the quality of life for their senior citizens.

In the Lower Mainland, most municipalities meet only the requirements of the B.C. Building Code. The municipalities that have undertaken to increase the accessibility of their housing stock beyond what is required in the B.C. Building Code have used varying approaches, from requiring a percentage of total units in multiple dwelling buildings to being fully wheelchair accessible, to developing guidelines that encourage provision of features that enhance accessibility.

The City of North Vancouver has a set of Adaptable Design Guidelines that were implemented in 1998, and recently revised to become more comprehensive. These guidelines have three levels of adaptability enhancements, and apply only to multiple unit residential buildings. The Level 1 guidelines comprise basic adaptable design and fixtures (such as flush thresholds and lever door handles) and apply to all new construction. The more rigorous Level 2 and 3 guidelines comprise additional features aiming for a high degree of accessibility, and are voluntary or negotiated as part of rezonings. The City of North Vancouver guidelines have been accepted by the development community. About 200 housing units with the Level 2 and 3 features have been constructed. The proposed changes to the Vancouver Building By-law described below are based on the experience of the City of North Vancouver with respect to their Level 1 and some of their Level 2 and 3 guidelines.
DISCUSSION

1) Current Situation and Recommended Changes

Currently, the VBBL accessibility requirements are very basic. In the residential sector, they apply only to multi-unit residential buildings, and an accessible route is only required:
a) from the street to the main entrance;
b) from a private parking area to an accessible entrance; and
c) where an elevator is provided, from either the main entrance or the entrance noted in Clause B to an accessible elevator.

The current VBBL does not require access to be provided to one- and two-family dwellings. Further, it does not require that individual suites be accessible nor that facilities for the disabled be provided other than in homes for senior citizens.

One of the key shortcomings of the current provisions is that they provide for access into a building, but not necessarily into a residential unit or an amenity area. The VBBL assumes that a visitor or occupant will rely on assistance from someone else should an unobstructed path of travel not be provided between the elevator and the main entry door of a dwelling unit. Situations can arise where a resident or a visitor has difficulties accessing a suite or amenity room, due to the presence of stairs separating the suite/amenity room from the elevator.

The proposed amendments increase the scope of the accessibility provisions in the current VBBL to include all dwelling-unit entrances, and entrances to amenity areas. The proposed changes generally respond to the February 2000 recommendations of the Special Advisory Committee on Disability Issues. They are similar to the guidelines the City of North Vancouver has been using for the last 2 years, and the newly mandated "visitability" requirements in the United Kingdom, although the UK requirements apply to all dwelling units, and these would apply only to dwelling units in multi-unit residential buildings with an elevator, 4 or more dwelling units and a shared public corridor. The proposed amendments are summarized below, with complete details in Appendix A:

· on exterior stairs, there would be a maximum degree of colour contrast or a distinctive pattern on the nosing of each stair;
· all elevators, dwelling units and amenity areas would become accessible from both the main entrance door and the parking area;
· doors to the main entrance, the parking area, dwelling units and amenity areas would provide unobstructed access to persons with disabilities, with appropriate door widths, hardware, thresholds. Where the minimum clearances shown in Appendix C cannot be achieved at the entry door to the dwelling unit, the door would be pre-wired to allow for future installation of an automatic door release;
· where doors are located in a series, they would have space separation;
· building intercoms would be located somewhat lower, making them more accessible for people in wheelchairs, and children;
· all dwelling units would include a washroom on the main entry level; this washroom would have a wider door, and a clear floor space or 762mm X 1 219mm (30" X 48") in front of both the sink and the toilet to allow for access by a person using a wheelchair (see illustration in Appendix D);
· all of the main entry level of the dwelling unit would be accessible; raised or sunken floor levels would only be permitted where access is provided via ramps or other acceptable means;
· to allow for adequate waterproofing of balcony door thresholds, while permitting accessibility, upstand curbs would be limited to 100mm (4") in height. This would allow the occupant to install compact temporary ramps as appropriate;
· in dwelling units, walls adjacent to toilets, tubs and showers would be reinforced to allow for future installation of grab bars ;
· lever door handles would be installed on all doors;
· lever handle faucets would be installed at all sinks;
· in amenity rooms, where a washroom is provided, it would be fully accessible.

It is important to note that the proposed accessibility changes to the VBBL are no different from what the By-law requires for all public buildings, such as schools and commercial premises. Other than the proposed height of a building's intercom controls, all other dimensional requirements related to the design of public corridors and doors located in accessible routes will be consistent with the requirements for public buildings. So, while design difficulties may be encountered, design solutions have been developed and implemented in existing developments other than residential buildings.

The impacts of the proposed changes would be significant. Visitability will be enhanced, and access will be improved for residents whose mobility is limited, on a permanent or temporary basis. The enhancements will also help create safer and more livable residences for a wider range of persons than current housing design permits, and help support independent living. Staff recognize that the amendments are not adequate on their own to create living spaces for people with disabilities, and further changes would be required by the occupant. However, they will assist in minimizing structural obstacles (for example, a grade change) and will make renovations easier (for example, adding grab bars to a washroom), should someone wish to modify their suite for accessibility purposes.

Staff propose that, for now, the regulations apply only to multiple-unit residential buildings, defined as a building containing 4 or more dwelling units, a public corridor and an elevator. Information from CMHC about market housing projects completed in Vancouver since 1995 has shown that almost two-thirds of new units are in multiple-unit residential buildings. Therefore, the result of expanding accessibility requirements for this form of housing is to ensure enhanced accessibility of the majority of new units constructed.

2) Issues Arising from the Proposed Amendments

i) Should the proposed amendments apply to townhouse type developments?

Staff recommend that all townhouse type units be excluded from the proposed amendments at this time. This would mean that townhouse units that often form part of a multi-unit residential building as well as free-standing townhouse projects would be excluded.

The townhouse form of development has some of the same features as single family housing, such as separate entries and private open space, providing opportunities for family type housing in denser, urban settings. Over the past ten years, evolving high density residential neighbourhoods in the downtown peninsula, as well as Burrard Slopes and Arbutus Lands have included some street-fronting townhouse-type, two to three level units as part of large scale developments. The intent of these low, street-fronting units is to create a more human scale and enhanced public realm on the sidewalk as well as "eyes on the street" for CPTED (crime prevention through environmental design) purposes. Although the front doors ofthese units face the street and increase sidewalk activity through the comings and goings of residents, the majority of units also have access from the main tower lobbies of the development, either through the project's courtyard or corridor system.

To enhance the livability and privacy of these townhouses, they are set back from the street six to twelve feet (1.8m to 3.7m) and raised about three feet (about 1m) above the sidewalk so that pedestrians cannot look directly into the unit. This grade separation from the street is a design feature that provides improved livability and privacy for the occupants. Using ramps to provide access would consume limited private open space and diminish the quality of the public realm.

Townhouse projects vary widely in size and configuration. Due to competing objectives of urban design, livability and enhanced accessibility, and the variety of projects possible, staff recommend a consultant study to investigate the feasibility of achieving accessibility in various townhouse type developments and various site conditions. This study would also look at how accessibility issues could be addressed in cases where townhouses are converted from residential use to live/work premises.

ii) Implications for Buildings on Sloped Sites

The proposed amendments will have implications for multi-unit residential developments on sloped sites. To meet the design objective of responding to the slope, the floor plate is sometimes split into two levels, where only a portion of the floor plate may be accessible from the elevator due to the presence of stairs between the two levels. A design solution is needed to address both accessibility and sloping site considerations. It should be noted that accessibility requirements are already being met in existing commercial and public buildings, to all parts of upper floors. Therefore, while staff recognize that design solutions have not been refined for residential buildings, they do exist, and may involve modifications of the solutions that are currently applied to commercial buildings, or new innovations.

iii) Implications for Building Renovations

Staff recommend that the proposed amendments apply only to new construction, and not to existing buildings. However, an existing building would be required to meet the proposed amendments, where the renovations proposed trigger Code upgrades. Currently, upgrading is triggered when the proposed renovation work amounts to more than 100 percent of the building's assessed value. Upgrading would include meeting the proposed accessibility enhancements, as well as other Code requirements, for example, seismic upgrading. Staff recognize that the current trigger of 100 percent of assessed value may not be the most appropriate, and a study is underway to review the current VBBL triggers with respect to Code upgrades to existing buildings. Any changes made as a result of the study would applyto accessibility upgrades unless it can be demonstrated that the upgrade would be unreasonable and impracticable based on the cost restraints of the project.

iv) Heritage Considerations

While the intent of the proposed amendments is to focus on new construction, there may be some implications for heritage buildings undergoing extensive renovations, if upgrading is triggered. Discussions with Heritage staff indicate that this is not likely to be a major concern, as large heritage renovations generally involve internal space reconfiguration and could achieve accessibility provisions in that way.

3) Why regulate? Why make changes to the Vancouver Building By-law?

One of the key concerns with the 1997 AUDP project was that the voluntary implementation of guidelines would not lead to meaningful results. In contrast, using regulations will ensure that accessibility is increased. Further, the amended regulations would be applied equally to all multiple-unit residential buildings, with their impact and cost ascertainable in advance, as opposed to guidelines which typically involve negotiation. The Vancouver Building By-Law is the appropriate place for these provisions, as it deals with the accessibility of buildings as a major objective of the Code.

4) What are the impacts of the proposed amendments on affordability?

The construction cost of the proposed amendments has been estimated by Facilities Development. Improvements within the unit could range from approximately $200 - $1600, depending on whether additional floor space is needed in the washroom and at the main entry. A suite with an adequately sized washroom, and sufficient clear space adjacent to the main entry door, would require only lever handle door fixtures, and solid blocking in washroom walls, for about $200. Where additional washroom and entry space is needed, the estimate of $1600 is appropriate. In cases where it is not feasible to provide additional floor space at the entry door to dwelling units, an acceptable, and less expensive alternative is to pre-wire the door for future installation of an automatic door release mechanism. Further, staff note that the vast majority of multi-unit apartment buildings contain single level apartments with an adequately sized bathroom. For the very few multi-unit apartment buildings containing two level apartments that do not include a washroom on the main floor, the cost to add one is estimated to be $5600.

With respect to increased building costs, these are limited to improvements to the amenity areas, and to any ramps that are needed to deal with a grade change. Costs associated with providing an accessible washroom in a common amenity room are about $330 per room. However, the cost of an individual ramp, if needed, varies from about $2000 to about $5500, depending on the type of construction required. Cost estimate details are in Appendix E.

5) Additional Enhancements

The Accessibility Enhancement Checklist, included as Appendix B, provides information for developers and builders seeking to enhance accessibility to and in their residential projects. It contains a number of suggestions to make residential buildings and units easier and safer to use. The recommended changes to the VBBL address basic, structural features related to accessibility, and seek a balance between accessibility and cost. The items in the checklist go beyond the proposed VBBL changes, and beyond "visitability". Some items in the checklist are inexpensive to implement and can be easily achieved, particularly when undertaken during the construction process rather than as a renovation; some involve design choices more than additional cost; some have significant cost implications.

The use of the checklist is voluntary. Staff believe that the voluntary approach for these items is appropriate for a number of reasons. One is that some of the items are easily addressed in a renovation, should the occupant want to make the unit more accessible in general, or need to accommodate a particular individual. This ease of implementing some changes also means that these features are easily removed over time as occupant preferences change. Further, some of the items would be very difficult to regulate and enforce.

Off-street parking requirements have also been reviewed. In July, Council approved changes to the Parking By-Law's disability parking requirements for off-street parking. The changes include increasing both the number of disability parking spaces, as well as their width and headroom clearance and will be enacted this fall.

6) Public Consultation

This report has been distributed to a variety of interested groups and industry for their information and review. (See Appendix F for distribution list.)

Further, staff consulted with the Special Advisory Committee on Disability Issues (SACDI), the Seniors Advisory Committee and the Urban Development Institute (UDI). SACDI strongly supported the report, and the recommended changes to the VBBL. The Committee noted that their concerns, as reflected in their February 2000 report to Council, were largely addressed. However, they felt the recommended changes should apply to townhouse and single-family type development, in addition to multi-unit residential buildings. Further, they urged staff to review Appendix B, the voluntary additional enhancements, with a view to making as many of these as possible into regulations. They noted the cooperative working relationship the Committee has with staff, and requested that staff return with a betterunderstanding of the cost, timing and implications of applying the proposed amendments to townhouse and single-family type development.

The Seniors Advisory Committee also supported the recommendations. They agreed with the report recommendation that the proposed changes should apply only to apartment type buildings, and noted concerns about the impacts on affordability. Further, they queried whether flush balcony thresholds could be included, and suggested adding requirements for features, such as parcel ledges at mail areas and door entries, and higher electrical plug-ins, to the proposed VBBL changes.

In discussions with the UDI, they were concerned about the impact of the proposed changes on buildings on sloped sites, and sought to ensure that the proposed amendments apply only to apartment type multi-unit residential buildings, and not to townhouse type development. In addition, they noted that the cost estimates should consider the cost of any additional floor space required to meet the proposed requirements, and advised that industry needed advance warning regarding the date when the requirements would be in effect, to ensure that there are no projects caught in the development process. The UDI also expressed concern with the requirement to provide the minimum clearance dimensions at the suite entry doors of dwelling units as shown in Appendix C, noting that this would have an impact on the affordability of dwelling units due to the additional floor space needed to meet the proposed requirement. As a result of these concerns, the alternative providing for the future installation of an automatic door release mechanism has been added.

Staff note that a report back on the applicability of the proposed changes to townhouses is included as Recommendation C in the report. With respect to the additional enhancements, staff have reviewed them, and included some items related to fixtures and building access as proposed changes to the VBBL.

7) Implementation

Concerns have been expressed by the UDI and other interest groups about the timing of the implementation of these proposed amendments. Building permit applications submitted to the City after the enactment of the proposed amendments will have to conform to these new requirements. This may be problematic for building designs which currently have a valid development permit or where a development permit will be issued shortly since these buildings may have been designed in accordance with the current Vancouver Building By-law requirements for accessibility, which do not provide for accessibility into each dwelling unit, and other changes aimed to make projects visitable. To avoid significant changes late in the building design process, staff recommend that, if Council approves the proposed amendments, they not be enacted until sufficient notification has been given to thedevelopment industry. In addition, Development Services and other staff will be advised regarding the enactment date of these proposed amendments.

CONCLUSION

The proposed amendments to the VBBL will ensure that both the individual residential units, and the common areas in a multiple-unit residential building are a more accessible. These changes are in keeping with changing legislation in other jurisdictions, aimed at enhancing accessibility for seniors and the disabled. They are a positive step towards improved accessibility and visitability in Vancouver, as well as addressing the needs of the large number of senior citizens whose limited mobility reduces their housing choices. The amendments apply only to newly constructed apartment type multiple-unit residential buildings - the housing type which is experiencing the most growth. Implications for townhouses and buildings on sloped sites will need further study, and design innovation.

* * * * *

pe011101.htm

APPENDIX A

SUMMARY OF PROPOSED ACCESSIBILITY CHANGES TO VBBL

Item

Current VBBL Requirements

Proposed VBBL Requirements

1.0

Access required from the street to the main entrance of the building.

In addition to the current VBBL requirements, access is required for the path of travel leading from the building's main entry door to the main entrance of each dwelling unit and all common amenity spaces.

2.0

Access required from a private parking area to an accessible entrance.

In addition to the current VBBL requirements, access is required for the path of travel leading from the door serving a private parking area to the main entrance of each dwelling unit and all common amenity spaces.

3.0

Where an elevator is provided, access must be provided from either the building's main entrance to the elevator or an entrance serving a parking area to the elevator.

Where an elevator is provided, access must be provided from both the building's main entrance and an entrance serving a parking area to the elevator.

4.0

Main entry doors must meet minimum dimensional requirements in order to provide unobstructed access for persons with disabilities. Clearances must be provided adjacent to the door jamb in order to permit a disabled person to approach, enter and exit via the building's main entry door. [refer to Appendix C, for an illustration of these dimensional requirements.] Where this minimum clearance dimension cannot be achieved the Code permits the installation of an automatic door release to open the door.

In addition to the current VBBL requirements, all entry doors serving dwelling units, doors serving a private parking area, and doors serving common amenity spaces must meet minimum dimensional requirements in order to provide unobstructed access for persons with disabilities. [Please refer to Appendix C, for an illustration of these dimensional requirements.] Where this minimum dimension cannot be achieved at doors providing access to dwelling units, these doors may be pre-wired for an automatic door release mechanism. This would allow the door to be altered with an automatic door release mechanism should the owner of the dwelling unit need to modify the suite entry door in the future. In all other locations where the minimum clearance dimensions cannot be provided, an automatic door release mechanism must be provided.

5.0

Where access is not provided to the building's main entrance, an alternate accessible entrance is permitted where sufficient signs are provided to direct disabled persons to this alternate entrance.

Since the proposed changes to the VBBL will require that the main entry of an apartment building be accessible, this requirement is no longer applicable.

6.0

Where an intercom is provided at the building's main entrance, it must be installed such that no controls are located more than 1375 mm above the finished paved area.

Where an intercom is provided at the main entrance, it must be installed such that no controls are located more than 1200 mm above the finished paved area. (This change is consistent with other model building codes used throughout North America as well as other VBBL requirements related to accessible heights.)

7.0

Door hardware located on the building's main entry door must be of a type that does not require tight grasping, or twisting of the wrist as the only means of operation. [Typically, this means that lever handles would be required on accessible doors].

In addition to the current VBBL requirements, all doors within dwelling units as well as doors that are accessible to the public (interior and exterior) will require hardware that will not require tight grasping, or twisting of the wrist i.e. lever type handles.

8.0

Door hardware provided on the building's main entry door and a door serving a private parking area must operate with a force of not more than 38 N for exterior doors and 22 N for interior doors.

In addition to the current VBBL requirements, all doors within dwelling units as well as doors that are accessible to the public (interior and exterior) must operate with a force of not more than
38 N for exterior doors and 22 N for interior doors.

9.0

All doors located in a building must have beveled thresholds not greater than 13 mm in height.

No change proposed.

10.0

Where doors are provided in a series, they must be separated by a distance of at least 1220 mm plus the width of any door swinging into the separating space. This requirement is not applicable to doors within a dwelling unit.

No change proposed.

11.0

Doors that are required to provide access for persons with disabilities must have a clear opening of at least 800 mm.

No change proposed.

12.0

No requirements for an accessible toilet room on the main entry level of a dwelling unit.

At least one toilet room must be provided on the main entry level of each dwelling unit. This toilet room must contain at least a lavatory and toilet and provide minimum access dimensions shown in Appendix D.

13.0

The current VBBL does not address requirements for reinforcement in walls for future installation of grab bars adjacent to toilets and bath tubs.

Where walls are located to permit the installation of grab bars, reinforcement shall be provided in the wall assembly to allow for future installation of grab bars. Height and location of reinforcement must meet current requirements for grab bars contained in the VBBL. Refer to Appendix D for a diagram illustrating the required location of wall reinforcement. This requirement will apply to all washroom/toilet rooms located within dwelling units.

14.0

The current VBBL does not require disabled washroom facilities where washrooms are provided to serve common amenity areas.

Where washroom facilities are provided in common amenity rooms, accessible washrooms will be required.

15.0

The current VBBL does not restrict the use of raised or sunken floor levels on the main floor level of all dwelling units.

The entire main floor level of all dwelling units shall be designed such that access can be provided throughout. Raised or sunken floor levels on the main floor will only be permitted where ramps are provided to maintain access throughout. To allow for adequate waterproofing of balcony door thresholds, upstand curbs will be limited to 100mm (4 inches) in height. This would allow the occupant to install compact temporary ramps as appropriate.

16.0

The current VBBL only requires contrasting colour or a distinctive pattern to demarcate the leading edge of the tread, where the stairs are part of an exit system.

All stairs (both interior and exterior) that are accessible to the public shall have either a colour contrast or distinctive pattern, readily apparent from both directions of travel, to demarcate the leading edge of the tread and the leading edge of the landing, as well as the beginning and end of a ramp.

17.0

The current VBBL does not require lever type faucets for sinks.

All sinks within dwelling units as well as common amenity spaces shall be provided with lever type faucets.

ACCESSIBILITY ENHANCEMENT CHECKLIST

This checklist includes a number of suggestions for developers and builders looking to enhance accessibility to and in their residential projects. While the ideas presented go beyond the requirements of the Vancouver Building By-law, most are inexpensive to implement during the construction process. References for additional information are included below.

Building Access
· curb cuts have tactile and visual cues
· good lighting outside and inside main building entries and unit entries (min. 80 lux)

Circulation
· corridors minimum 4' or 1220mm wide (except for service access areas)
· provide 5' or 1520mm turning radius inside and outside the entry corridor of each dwelling unit
· provide slip resistant flooring throughout common areas

Doors
· interior doors minimum 860mm or 2'10" clear opening

Windows
· opening mechanism maximum 46" or 1170mm above floor
· sills maximum 2'6" or 750mm above floor
· easily grasped and operated mechanism for opening and locking windows

Kitchen
· continuous counter between stove and sink
· "D" cabinet handles

Bathroom
· tub control valve placed at outer edge of tub, with tub spout remaining in central position
· unobstructed access to full length of tub
· pressure balanced tub/shower valves
· toilet located adjacent to wall

Electrical
· electrical outlets, cable outlets, telephone jacks not lower than 18" or 450mm above floor
· switches and thermostats maximum 3'6" or 1100mm above floor
· wiring for visual alarm system in living room and minimum one bedroom, connected to fire alarm system
· rocker switches

Bedrooms
· provide a telephone jack

References for further information

· Building Access Handbook - Building Requirements for Persons with Disabilities, from the B.C. Building Code
· Housing for Persons with Disabilities - Canada Mortgage and Housing Corporation
· Accessible Housing by design: universal design principles in practice, 1997, Steven Winter Assoc.
· Barrier Free Residential Design, 1994, Albert Peloquin
· Building for a Lifetime: the design and construction of fully accessible homes, 1994, Margaret Wylde et al

Helpful Websites

www.un.org/esa/socdev/enable/disacc.htm

www.cis.state.mi.us/bcc/divisions/planrev/bfd.htm

www.design.ncsu.edu/cud/

www.access-board.gov/

www.hud.gov/offices/fheo/

www.adata.org/

APPENDIX C

Minimum Door Clearances

NOTE: Where minimum clearances cannot be met at the entry door to dwelling units, the door may be pre-wired such that an automatic door release may be installed in the future. This alternate solution is permitted at all suite entry doors providing access to dwelling units. In all other locations such as common amenity rooms or doors providing access from the street to the suite entry doors of dwelling units and common amenity spaces, minimum clearances must be provided or an automatic door release mechanism must be provided.

Appendix D

Minimum Clearance Dimensions for Washrooms Within Dwelling Units

CONSTRUCTION COST ESTIMATE

Mandatory Costs for Accessibility Enhancements:

Accessibility Requirement

Cost Per Unit

Additional Floor Space Within Dwelling Unit at Main Entry Door

$720.00/Unit

Lever Handles (For Entire Dwelling Unit)

$147.00/Unit

Additional Floor Space for Washrooms Within Dwelling Units

$720.00/Unit

Solid Blocking Within Washroom Walls

$66.00/Unit

TOTAL

$1,653.00/Unit

Other Possible Accessibility Enhancement Costs1

Accessibility Requirement

10 Unit Building
(3 Storey Building)

30 Unit Building
(4 Storey Building)

100 Unit Building
(15 Storey Building)

Interior Ramp (One per floor)

$579.00/Unit 2

$258.00/Unit 2

$822/Unit 3

Exterior Ramp

$548.00/Unit3

$183.00/Unit3

$55.00/Unit3

Accessible Washroom in Common Amenity Room (assume one for each building)4

$33.00/Unit

$11.00/Unit

$3.30/Unit

Colour Contrast Nosings on Exterior Stairs/Ramp

$10.00/Unit

$3.33/Unit

$1.00/Unit

Cost to provide an additional washroom on main floor of multi level suite.5

$5,591.00

$5,591.00

$5,591.00

Notes:
1. These additional costs are not required for all buildings. The number of additional costs will vary for each building.
2. Cost is based on a ramp that is constructed using typical wood framing with an overall size of approximately 3600 mm long x 1200 mm wide x 300 mm high.
3. Cost is based on a ramp that is constructed using concrete with an overall size of approximately 6300 mm long x 1200 mm wide x 400 mm high.
4. An accessible washroom is only required where a washroom is provided in a common amenity type room. This cost is based on the cost premium for a Code conforming accessible washroom vs a non-accessible washroom.
5. Cost is based on a washroom containing only a toilet and sink with a minimum floor area of 24 square feet. This cost is the total cost to install one washroom on the main level of a multi-level suite.

APPENDIX F

DISTRIBUTION LIST

The following organizations received a copy of this report for information and review.

Urban Development Institute
Architectural Institute of BC
Association of Professional Engineers and Geoscientists of BC
Real Estate Board of Greater Vancouver
Greater Vancouver Home Builders Association
BC Apartment Owners and Managers Association
City of North Vancouver
City of Burnaby
City of Richmond
City of New Westminster
Vancouver/Richmond Health Board
BC Housing
Provincial Accessibility Advisor
Canada Mortgage and Housing Corp.
University of British Columbia - Campus Planning and Development
Simon Fraser University - Gerontology Research Centre
BC Coalition of People with Disabilities
Vancouver Resource Society
Kinsmen Rehabilitation Foundation
George Pearson Centre
BC Paraplegic Association
Rositch Hemphill Architects
Polygon Homes Ltd.
Pacific Place Developments Corp.

All members of the Special Advisory Committee on Seniors

All members of the Special Advisory Committee on Disability Issues

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pe011101.htm

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