SUPPORTS ITEM NO.
P&E COMMITTEE AGENDA
Accessible and Usable Dwellings Project - Status
Report NOVEMBER 7, 1996
ADMINISTRATIVE REPORT
Date: October 29, 1996
Dept. File No. JHD
TO: Standing Committee on Planning & Environment
FROM: Director of Land Use & Development
SUBJECT: Accessible and Usable Dwellings Project - Status Report
RECOMMENDATION
A. THAT Council receive for information the status report on the
Accessible and Usable Dwellings Project (AUDP) which includes
a summary of the dwelling design and implementation strategies
currently under consideration.
AND THAT staff report back the final recommendations of the
Accessible and Usable Dwellings Project (AUDP), following
review by the AUDP Working Committee and the Special Council
Advisory Committees on Seniors and Disability Issues.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
Council policy is reflected in the Vancouver Building By-law which
requires that residential buildings regulated by Section 3 (generally
larger multiple dwellings) provide access for the disabled from the
street through 'a' building entrance to the entry door of each dwelling
unit.
SUMMARY
This report, with its appendices, summarizes the current thinking and
draft proposals of the AUDP. Included are:
- a set of performance objectives establishing the minimum level of
accessibility to, and usability of, basic dwelling functions;
- a design strategy that relies, to varying extents, on additions and
modifications of dwelling features on the part of the occupant;
- a design technique that allows designers to develop a design
response to suit the unique parameters of each project;
- a voluntary implementation strategy based on underwriting
additional development risks by providing support in the form of
knowledge, incentive and certification programs; and
- a proposal for decentralized implementation through partner-ships
with relevant organizations.
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Staff expect the outstanding work to be completed in the next few months
and intend to review it with the AUDP Advisory Committee, the Special
Committee on Seniors and the Special Advisory Committee on Disability
Issues in January 1997.
BACKGROUND
On September 12, 1995, Council resolved to pursue the Accessible and
Usable Dwellings Project to increase the general accessibility and
adaptability of Vancouver s housing stock. Council approved project
funding of $20,000.
The purpose of the AUDP is to develop recommendations regarding dwelling
design that is more accessible to seniors and people with disabilities,
as well as, implementation strategies for achieving the widespread
development of such dwellings. Work was commenced in mid-January, 1996
with people representing advocacy, health, research and housing industry
organizations (see Appendix A). The work was expected to be completed
by the end of June. However, the core working teams (see Appendix B)
found the issues to be more complex and contentious than originally
anticipated. Consequently, the project schedule was delayed.
The bulk of the work has now been completed and a project report is
being drafted for final review by the working teams, the larger
committee and Council s advisory committees. A summary of the draft
report s current directions follows and portions of the draft report are
appended at the end of this report.
AUDP - CURRENT DIRECTIONS
General The Accessible and Usable Dwellings Project seeks to
incorporate design changes into all newly-constructed dwellings to
accommodate people with a broad range of physical abilities. The design
changes are intended to make it easier for each dwelling to be
customized to the specific physical needs of its occupant. This
approach will better meet the dwelling needs of seniors, who would like
to age in place, and people with disabilities, who would like to
maximize their personal independence and societal integration.
Many of the proposed design features will also improve the general
functioning of dwellings for everyone.
By 2031, Canada will need approximately 1.5 million dwelling units
suitable for seniors and persons with disabilities. This means that
50,000 units need to be built or renovated each year over the next 25
years to meet this demand. (Don Hazelden, CMHC) Seniors and people
with disabilities are currently housed in centralized facilities or in
special units or developments provided through (mostly)
government-funded, non-market housing. Both approaches are expensive,
create segregation and often prove ineffective. The philosophy
underlying the AUDP is that variations in physical ability are the norm.
Therefore, both practically and philosophically, dwellings should be
made to be more adaptable to the various physical circumstances of
people, rather than vice versa.
The challenges in doing this include:
- the range of needs and changes to needs over time;
- increased initial construction cost to facilitate subsequent
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alterations at lesser cost; and
- industry and consumer attitudes that currently do not value the
functional flexibility being advocated by this project.
The AUDP seeks, as a general strategy, to improve dwelling
design/construction and increase the supply of accessible and usable
dwellings in a series of steps. This strategy has been called raising
the baseline (Ted de Grey, MAIBC). The first baseline is intended to
respond to the most immediate and universal needs of seniors and people
with disabilities in the context of what is most do-able (affordable,
marketable and effective) from an industry perspective. The initial
objectives address mobility and sensory disabilities. Future baselines
should include environmental sensitivities and more complex physical
disabilities. As well, mental disabilities, which are particularly
relevant to seniors (i.e., Alzheimer s Disease), can and should be
addressed through physical design.
The implementation strategy proposals are based on the premise that the
market for these improvements already exists and only needs a
jumpstart (Don Hazelden, CMHC) to become self-realizing. The AUDP
report recommends a soft implementation approach to avoid the
antagonism which often develops when people misunderstand these kinds of
broad objectives and/or feel unnecessary requirements are being forced
upon them. Also, housing industry representatives have stated that this
approach is more conducive to co-operation and innovation.
Design The AUDP dwelling design strategy combines open-ended design
standards, in the form of performance objectives, and an open-ended
design approach , which is further explained below. This strategy is
intended to provide a high level of flexibility to accommodate:
- widely ranging abilities;
- any type of building/dwelling;
- the unique development parameters of a particular project; and
- the ongoing changes in abilities, products, knowledge and markets.
The strategy is based on the assumptions that the dwelling will require
some customization and that the occupant should be responsible for
completion, through superficial modifications and equipment additions,
of the dwelling s accessibility and usability.
The performance objectives (attached in Appendix C) establish which
basic dwelling functions should be available to all users and the level
to which they are expected to function. They are presented as
performance objectives rather than as prescriptive requirements to
permit a designer to satisfy them in any number of ways. For example,
the objective of emergency access to the bathroom is established in lieu
of a single solution such as requiring all bathrooms to have pocket
doors. With the performance objectives approach, the access issue can
be resolved by a pocket door, an out-swinging door, a secondary bathroom
entrance, a dutch door, double-direction hinging/opening/locking
hardware or innovations that have yet to be made. To give an indication
of the practical implications of the objectives, Appendix D notes the
design responses visualized by the AUDP working teams in the context of
current design knowledge and development practice. A list of the kinds
of features that would most likely be added-on by the occupant is
attached in Appendix E.
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The design approach establishes options for satisfying the performance
objectives with respect to their functional status at the completion
of basic construction. For example, doorways may be fully functional
(from the point of view of abilities users) if a combination of
features - an accessible door width, usable door opening pressures,
universal hardware and adequate wheelchair manoeuvring spaces - is
built-in . Alternatively, doorways could be potentially functional
(again, from the point of view of abilities users) if the accessible
width is built-in and wiring for the addition of remote-control
electronic door openers is roughed-in . (The door opener can remove
the need for strict pressure restrictions, universal hardware and
manoeuvring spaces.) In some developments, the first method may be more
economical and practical, while in others, the second method may make
more sense.
In yet others, the two methods might be combined. It is intended that
the built-in and roughed-in dwelling features be documented as part
of the development proposal and in a users manual - similar to a car
manual - explaining the design capabilities of the dwelling/building.
A building/dwelling design may incorporate a combination of built-in and
roughed-in features to address the various performance objectives. The
way in which a designer decides to achieve the objectives in a
particular dwelling/building will depend upon the unique parameters of
the development and the most current technologies and design techniques.
Developments will vary, and individual developments will not be suitable
for every potential user. However, each development will be more
accessible and usable to more users. In combination, a number of these
developments should address the needs of a much broader range of users.
The provision of design flexibility is not intended to be a vehicle for
off-loading costs from the developer to the occupant or vice versa.
Therefore, a method of assessing the cost distribution between the
developer and the future occupant must be developed as an aspect of the
performance standards and evaluation. The assessment might include a
number of factors such as - the development size, dwelling types,
topography, target market, cost efficiencies, private versus common
areas, the amount of control an individual occupant has over changes to
the area in question, for example, common circulation or rental
dwellings, and funding and affordability circumstances.
Implementation The AUDP proposes an implementation strategy based on
voluntary, rather than mandatory, compliance. This approach is believed
to be more conducive to the development of accessible and usable
dwellings for a number of reasons, including:
- the inflexibility and other weaknesses of current regulatory models
and compliance systems;
- the value of competition to build market momentum and stimulate
innovation;
- the increasing sophistication and expectations of dwellers and
developers ; and
- increasing corporate social responsibility, as both a marketing
tool and for its own sake.
The AUDP report will propose a trial period for the voluntary approach
before other approaches are considered.
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The proposed implementation strategy suggests creation and provision of
multiple programs in three key areas to encourage and support desirable
development. The key areas include:
- knowledge (awareness/information/education);
- incentives (development costs/other costs/recognition); and
- certification (buildings/products/people).
Implementation programs would be directed at and developed in the
context of each of the many groups with an interest in building/
dwelling development. These groups include users/occupants, the general
public, developers, designers, constructors, trades and sub-trades,
financiers, insurers, realtors, home-care providers, etc.
The implementation programs would be provided on a decentralized basis
by the organizations most interested and able to administer them. For
example, design awareness might be developed and delivered by the
Architectural Institute of B.C., dwelling certification by the Greater
Vancouver Home Builders Association and an information clearing house by
the Kinsmen's Foundation. Provision of the implementation programs is
envisioned as an organic system of partnerships that would spread the
costs of programs over a wide base, facilitate cost efficiencies and
better cost recovery, and accommodate change more easily. Some ideas
for programs are attached in Appendix F.
This implementation strategy is very similar to the BC Hydro
'PowerSmart' program except that there would not be a central
facilitator like BC Hydro. The AUDP envisions that the City of
Vancouver's roles include initiator (this project), short-term
facilitator (further exploration and startup of the partnership idea)
and future potential partner (i.e., provider of local incentives, such
as floor space exclusions, or, implementor of information technology
such as GIS software to identify good sites for seniors-oriented
developments).
If Council wishes to be more proactive, the current AUDP could be viewed
as a precursor to future development of an umbrella program -
DesignSmart . DesignSmart would aim to stimulate private sector
responses to important community issues such as the environment,
aesthetics, safer cities and housing affordability by reducing the
research effort and financial risk associated with innovative
development that is ahead of its market. Such a far-reaching,
comprehensive program would, however, be a significant undertaking
requiring considerable resources either from the City or another source.
NEXT STEPS
Continuing Work The work remaining to complete the AUDP and finalize
the draft AUDP Report will be undertaken beginning in November, 1996.
This work includes:
- an analysis of the impact that the proposed design improvements
would have on the space requirements and cost of construction of
four basic building/dwelling combinations - buildings with common
circulation for a single-room occupancy and a one bedroom
apartment, and buildings without common circulation for a
single-family dwelling and a two-family dwelling;
- development of what is called the test of reasonableness - a
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formula intended to balance cost-sharing between the developer and
the hypothetical future occupant of the specific building/dwelling.
It will assess the timing of, and investment responsibility for,
the functional completion of design features. Factors might
include the degree of individual control over building
modifications, the cost to the supplier (developer or occupant),
cost efficiencies, and a reconstruction/modification difficulty
factor;
- exploration of a road block removal mechanism which would address
current regulatory constraints and balance competing interests;
- preparation of a business case to quantify the tangible and
intangible advantages of an accessible and usable development; and
- continuing consultation with the AUDP Advisory Committee and
Working Teams and formal consultation with the relevant Advisory
Committees of Council.
Future Work Staff intend to make a final report on this project early
in 1997. Staff anticipate following this project with two new
endeavours - a wider consultation process and further exploration of the
partnership concept. The consultation process would aim to get formal
feedback from the general public and specific interest groups. The
partnership work would assess the viability of the decentralized
implementation concept, and, identify and begin to develop potential
partnerships. Sharing the proposals of the AUDP with new and different
audiences will promote feedback and begin developing awareness. It
should also plant the seeds of the ideas in the minds of housing and
home builders, along with potential program providers and future users.
Budget For the completion of the current work, staff intend to use the
remaining project budget ($7,963.12) on the following basis:
- criteria cost analysis ($1,500);
- test of reasonableness ($1,500);
- road block removal mechanism ($1,500); and
- business case ($1,500).
COMMITTEE COMMENTS
The comments of the AUDP Working Committee, the Committee on Disability
Issues and the Special Committee on Seniors were not available at the
date of report submission. This report will have been circulated to
these groups before Council meets and there may be delegation requests.
CONCLUSION
The draft proposals of the AUDP attempt to recognize and accommodate the
complexities of designing for a wide range of physical abilities, the
exigencies of housing development, the constraints on governments and
the imperatives of change. Until more fully developed, the draft
proposals may appear nebulous. However, despite being open-ended, the
expectations of the AUDP participants are quite concrete.
The draft proposals reflect the combined creativity and effort of a
small group of very committed individuals representing an array of
interests. These people and staff look forward to a broader discussion
of both the proposed first baseline and the design and implementation
strategies.
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* * * * *
ACCESSIBLE AND USABLE DWELLINGS PROJECT : WORKING COMMITTEE
The following organisations were invited to participate in this project.
Most contributed time and thought to the project through participation
at committee meetings, conversations with staff or involvement with a
working team. Participation was voluntary.
USER GROUPS
COMPREHENSIVE CAROL DIXON BC COALITION OF PERSONS
WITH DISABILITIES
KEN FRASER VANCOUVER RESOURCE SOCIETY
DAN LEVITT BC ASSOCIATION OF
COMMUNITY CARE
SIMON COX KINSMEN FOUNDATION
LARRY BODEN NEIL SQUIRE FOUNDATION
BERT FORMAN BC REHABILITATION SOCIETY/
G.F. STRONG
SENIORS SANDY UENO GERONTOLOGY CONSULTANT
MARY ANN SCOTT CLARKE GERONTOLOGY RESEARCH
CENTRE - SFU
MOBILITY NORM HAW B.C. PARAPLEGIC
ASSOCIATION
LORI CYR ARTHRITIS SOCIETY
SENSORY DONNA HICKS CANADIAN NATIONAL
INSTITUTE FOR THE BLIND
KIRSTY DICKENSON ALLERGY/ASTHMA INFORMATION
ASSOCIATION
OTHER ELIZABETH GRANT AMBULANCE PARAMEDICS OF
B.C.
HOUSING INDUSTRY
DEVELOPERS MICHAEL GELLER URBAN DEVELOPMENT
INSTITUTE
HUNTLEY GORDON URBAN DEVELOPMENT
INSTITUTE
BOB HEASLIP LARCO ENTERPRISES INC. and
GREYSTONE DEVELOPMENT
PETER SIMPSON GREATER VANCOUVER HOME
BUILDERS ASSOCIATION
ROY PATZER GREYSTONE DEVELOPMENT
BOB TOMBS BURON DEVELOPMENT CO.
ARCHITECTS c/o ARCHS BELOW ARCHITECTURAL INSTITUTE OF
B.C.
REALTORS LISA EXLEY REAL ESTATE BOARD OF
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GREATER VANCOUVER
AL DE GENOVA REAL ESTATE BOARD OF
GREATER VANCOUVER
TECHNOLOGISTS DONNA RODMAN APPLIED SCIENCE TECH AND
TECH OF B.C.
DESIGNERS TED DE GREY EDWARD DE GREY ARCHITECTS
PAT SIMPSON USER FRIENDLY HOMES LTD.
BRAD MCCANNELL CANADIAN BARRIER FREE
DESIGN
JOHN LANE UBC CAMPUS PLANNING AND
DEVELOPMENT
SHELLEY PENNER ECO DESIGN
LARRY BODEN ACCESS DESIGN INC.
SCOTT GORDON SCOTT GORDON ARCHITECT
GILLIAN WATSON-DONALD WATSON-DONALD DESIGN
JOHN CURRIE JOHN CURRIE ARCHITECT
KATHERINE TAYLOR ABILITIES PLANNING AND
DESIGN
OTHER JANE FONTIEN OAK HILL - SYSTEMS FOR
INDEPENDENCE
GOVERNMENTS
VANCOUVER JANET DIGBY PLANNING
JOHN JESSUP HOUSING CENTRE
BRIAN PORTER LEGAL SERVICES
BARB PARSON VANCOUVER HEALTH BOARD
BOB MACDONALD ENGINEERING
GORDON MURDOCH PERMITS & LICENSES
B.C. CRAIG CRAWFORD BCHMC
SAM RIZVI OFFICE FOR DISABILITY
ISSUES
JEFF VASEY PROVINCIAL ACCESSIBILITY
ADVISOR
DON HAZELDEN CMHC - REGIONAL
VALERIE ROSENTHAL CMHC - LOCAL
OTHER KARI HUHTALA RICHMOND
JOAN SELBY BURNABY
CHERYL KATHLER NORTH VAN CITY
STEPHEN SHEVING NEW Westminster-ER
MARK BOSTWICK NORTH VAN DISTRICT
ADJUNCTS BOOTH PALMER FACILITATION
GAIL JOHNSON CLERKING
SAM SULLIVAN COUNCIL
RICK SCOBIE COMMUNITY SERVICES
SPECIAL ADVISORY COMMITTEE ON DISABILITY ISSUES
SPECIAL COMMITTEE ON SENIORS
INDIVIDUALS DEREK WILSON
MARIE MOSCOVITCH
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GARY GOODWIN
PAMELA JAY
LYNN BUCHANAN MAINLAND DOOR CONTROL LTD.
LILIAN NAKASHIMA
BOO JOCK CHONG LEGACY ABILITY PRODUCTS &
SERVICES
ELIEZER DVIR
JULIA STRUSYNA
BEV NEILSON
APPENDIX B
Page 1 of 1
ACCESSIBLE AND USABLE DWELLINGS PROJECT : WORKING TEAMS
The following teams and their members undertook the bulk of the
project work. They contributed a great deal of time and energy to
the process of exploring and developing recommendations. Some
members were paid an honorarium for their participation, others
represented government departments and yet others volunteered.
The commitment of these people was greatly appreciated.
START-UP TEAM
DON HAZELDEN
TED DE GREY
KATHERINE TAYLOR
BERT FORMAN
MARY ANN SCOTT CLARKE
PROJECT TEAM
BERT FORMAN (DISABILITY ISSUES)
MARY ANN SCOTT CLARKE (SENIORS ISSUES)
KATHERINE TAYLOR (DESIGN ISSUES)
JANET DIGBY (CITY OF VANCOUVER)
DESIGN TEAM
GILLIAN WATSON-DONALD CO-ORDINATOR
SIMON COX
DONNA RODMAN
BARB PARSON
KATHERINE TAYLOR
KIRSTY DICKENSON
BOB TOOMS
ROY PATZER
IMPLEMENTATION TEAM
SANDY UENO CO-ORDINATOR
PATRICK SIMPSON
BOB TOOMS
ROY PATZER
HUNTLEY GORDON
GILLIAN WATSON-DONALD
BERT FORMAN
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MARY ANN SCOTT CLARKE
PROPOSED (FIRST BASELINE) PERFORMANCE OBJECTIVES
General Dwelling Objectives
Goal The goal of this project is to ensure that
every dwelling is constructed to permit, or to
be adapted to permit, persons with varied
physical abilities to access, manoeuvre
between and use basic dwelling functions in a
healthy, safe, secure and convenient manner.
Basic Function The site and building can provide access
from the public thoroughfare to the
building and/or dwelling entrance and
associated services and amenities.
The dwelling can provide access to and use
of entry, bathing, cooking, live/ sleep
facilities and the circulation between
them (minimum accessible area).
At minimum, the basic dwelling functions
should be available to any user. Ideally,
all spaces and functions in a dwelling
and/or building would be accessible to and
usable by any user.
Basic User The site/building/dwelling can
accommodate:
- a visitor or a person with a temporary
disability, with borrowed assistive
equipment;
- a person who is aging with on-going
adaptations; and,
- a person with a disability with
customizing adaptations.
In no case should the design of the
dwelling preclude discharge from hospital
or other facilities at the appropriate
time.
Minimum Performance Per test of reasonableness .
Specific Functional Objectives
The performance objectives for each function are listed below.
The objectives include expectations that are generally applicable
to the space or facility and expectations related to specific
sub-functions. The enhancements category makes suggestions for
improvements above the baseline.
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These sentences are to be read as A person in a seated or
standing position is able to ..... .
Bathing Facilities
General
manoeuvre into and out of space with forward/backward motion
manoeuvre to and between functions with forward/backward
motion
use assistive devices
contact help in event of accident or need for assistance
receive help in event of emergency
increase illumination levels
avoid burns
Specific
get to and use sink in full frontal position
get on to/off of and use toilet
get into/out of and use bath tub
get into/out of and use shower
Enhancements
enter/exit room with all forward motion
adapt counter height
adapt toilet layout
adapt bathroom layout
have pre-installed universal taps, faucets and other
controls
have additional storage for assistive equipment
Cooking Facilities
General
manoeuvre into and out of space with forward/backward motion
manoeuvre to and between functions with forward/backward
motion
use small electrical appliances
increase illumination levels
avoid burns
Specific
use sink in full frontal position
use one work surface in full frontal position
use appliances from side position
use microwave from side position
use counter space from side position
Enhancements
enter/exit room with all forward motion
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use appliances from full frontal position
adapt counter height
have adjustable cabinet shelving
have drawer system in lieu of base cabinets
have pre-installed universal appliances
have pre-installed adjustable/modular cabinet system
have pre-installed universal taps, faucets and other
controls
have additional storage
Living / Eating / Sleeping / Storing Area(s)
General
manoeuvre into and out of space with forward/backward motion
manoeuvre to and between functions with forward/backward
motion
use assistive equipment (transfer lifts, central monitoring,
Telecommunications Device for the Deaf/Teletype,
curtain/window controls, etc.)
customize furniture and equipment layout
increase illumination levels
see outside
Specific
use space and functions (living, sleeping, eating and
storing) by one person
Enhancements
enter/exit room with all forward motion
use space and functions by two people
have an adjustable closet storage system
Private Circulation and Amenity/Service Facilities
General
move between public thoroughfare and dwelling entry with all
forward motion or in horizontal position (ie ambulance
stretcher) with forward/backward motion
move between dwelling entry and functional areas (minimum
accessible area) with mostly forward motion
add assistive technologies
Specific
access/egress dwelling
use outdoor space
use laundry facilities
use garbage and recycling facilities
Enhancements
store mobility devices
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have pre-installed universal hardware on all circulation
components
Common/Shared Circulation and Amenity/Service Facilities
General
move between public thoroughfare, building entry, dwelling
entry and common amenity and service areas with all forward
motion or in horizontal position (ie ambulance stretcher)
with forward/backward motion, in both cases permitting an
ambulatory person to pass by or assist
use amenity and service areas and functions including
recreation and outdoor space, mail, laundry, parking and
garbage disposal and recycling facilities
add assistive technologies
Specific
access/egress site
approach building entry
use building entry
use recreation facilities
use outdoor space
use mail facilities
use laundry facilities
use parking facilities
use garbage/recycling facilities
Enhancements
have covered building approach
have more usable building entry
Building/Dwelling Infrastructure and Systems
General
use building systems
install assistive technology
increase illumination levels
control lighting sequentially
utilize existing technologies
add/accommodate emerging technologies
Specific
specific features are detailed under their associated
functional area
Building/Dwelling Components
General
use windows
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use doors
use floors
replace hardware and fittings
Specific
specific features are detailed under their associated
functional area
Enhancements
have pre-installed universal hardware and fittings all
locations
APPENDIX D
Page 1 of 11
IMPLICATIONS OF THE PERFORMANCE OBJECTIVES
To give an indication of the practical implications of the
objectives, Appendix D notes the considerations and/or design
responses visualized by the AUDP working teams in the context of
current design knowledge and development practice.
Bathing Facilities
manoeuvre into and out of space with forward/backward motion
adequate entry turning radius (varies with layout)
adequate door width (3' or varies with layout)
not obstructed by other components inside or outside
area (layout- ie other door swings)
manoeuvre between functions with forward/backward motion
adequate area in front of fixtures and cabinet (3')
access and use not obstructed by other dwelling
components (layout - ie door swings, other fixtures,
position of user)
use assistive devices
provision for addition of transfer lift for toilet and
tub (wiring and outlet)
contact help in event of accident or need for assistance
emergency communication connection (telephone jack)
receive help in event of emergency
emergency access from outside bathroom (various)
increase illumination levels
various
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avoid burns
pressure balance and scald control devices
APPENDIX D
Page 2 of 11
get to and use sink in full frontal position
knee space under (removable cabinet and kick)
offset plumbing (6 projection max)
adjustable height sink (lowered plumbing rough-ins)
fittings reachable with minimum bending/leaning/
stretching (layout)
get on to/off of and use toilet
functional seat height (16")
transfer space at front and one side (3' each)
provision for securing grab bars in custom locations
and configurations (various)
fittings reachable with minimum bending/leaning/
stretching
get into/out of and use bath tub
full-length space at side (3' w x 5'-6' l)
provision for securing grab bars in custom locations
and configurations (various)
fittings reachable with minimum bending/leaning from
inside or outside tub (layout)
get into/out of and use shower
low, bevelled threshold (1/2" slope max)
adequate area to accommodate wheelchair
provision for securing grab bars in custom locations
and configurations (various)
fittings reachable with minimum bending/leaning/
stretching (layout)
Enhancements
enter/exit room with all forward motion
space to permit wheelchair pivoting (5')
adapt counter height
adjustable height counter (various)
adapt bathroom layout to accommodate preferred transfer side
pivot toilet 90 degrees with adequate plumbing and
transfer clearances
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APPENDIX D
Page 3 of 11
have pre-installed usable taps and faucets
universal hardware fittings (various)
flex hose faucets for sink and tub
adjustable height shower head
have additional storage for assistive equipment
large closet or storage space
Cooking Facilities
manoeuvre into and out of space with forward/backward motion
adequate entry turning radius (varies with layout)
adequate door width (3' or varies with layout)
not obstructed by other dwelling components inside or
outside areae (layout- ie other door swings, probable
furniture locations)
manoeuvre between functions with forward/backward motion
adequate area in front of and/or between fixtures and
cabinets (4')
access to and use of all appliances and storage not
obstructed by other components (layout - ie door
swings, other fixtures, position of user)
use small electrical appliances
rough in for some outlets and switches at front of base
cabinets
increase illumination levels
rough-in for under-cabinet light fixtures and/or task
lighting
avoid burns
pressure balance and scald control devices
APPENDIX D
Page 4 of 11
use sink in full frontal position
knee space under (removable cabinet and kick)
offset plumbing (x projection max)
adjustable height sink (lowered plumbing rough-ins)
fittings reachable with minimum bending/leaning/
stretching (layout)
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counter space immediately adjacent to sink (12" wide
min)
use one work space in full frontal position
knee space under (removable cabinet and kick)
use appliances from side position
counter space immediately adjacent to each appliance
(12" wide min)
fittings, including stove light/fan, reachable with
minimum bending/leaning/stretching or risk of burns
(layout)
use microwave (for ease of meal preparation and/or heating
provided meals) from side position
provision of microwave, or space for microwave,
reachable with minimum bending/leaning/stretching
(layout)
use counter space from side position
Enhancements
enter/exit room with all forward motion
space to permit wheelchair pivoting (5')
use appliances from full frontal position
cooktop/ wall oven combination
knee space under cooktop (removable cabinet and kick)
adjustable height cooktop
changeable door opening directions
create more usable counter space
adjustable height counter (various)
work area with knee space under (removable cabinet and
kick)
alternate work surfaces (i.e., - pull-out boards)
APPENDIX D
Page 5 of 11
have more usable cabinets
adjustable shelving
pot drawers in lieu of base cabinets
de/re-mountable modular cabinet system
have more storage
additional storage/cabinetry to compensate for
cabinetry removed from adapted areas
- 5 -
Living / Eating / Sleeping / Storing Area(s)
manoeuvre into and out of space with forward/backward motion
adequate entry turning radius (varies with layout)
adequate door width (3' or varies with layout)
not obstructed by other dwelling components (layout -
i.e., another door swing, furniture)
manoeuvre between functions with forward/backward motion
area for manoeuvring around and/or in front of
furniture (3')
area for opening doors and manoeuvring in front of
storage
use assistive equipment and customize furniture and equipment
layout
increased number of electrical and other systems (ie
cable, telephone) outlets (2 x current)
systems outlets grouped together (ganged)
even distribution of systems outlets (layout)
increase illumination levels
rough-in for addition of area ceiling light fixture
and/or fan
rough-in for in-closet lighting
see outside
window heads and sills set to permit exterior view
balcony railings designed to permit exterior view
APPENDIX D
Page 6 of 11
use space and functions (living, sleeping, eating and
storing) by one person
single bed with full length transfer both sides (3'
wide)
eating area with full width manoeuvring area one side
one closet
Enhancements
enter/exit room with all forward motion
space to permit wheelchair pivoting (5')
use space and functions by two people
queen bed with full length transfer both sides (3'
wide)
- 6 -
eating area with full width manoeuvring area two sides
two closets
use closets
adjustable shelving system
Private Circulation and Amenity/Service Facilities
move between public thoroughfare and dwelling entry in seated
or standing position with all forward motion, or, on
ambulance stretcher in horizontal position with
forward/backward motion
see common circulation
move between dwelling entry and functional areas in seated or
standing position with mostly forward motion
hallways (3'6 w)
doors (3' door leaf)
stairways (3' w)
spaces to make three-point turns and/or pivot 360
degrees
adequate turning radius at changes in direction and
doorways
stair glides (rough-in wiring or wiring and outlet)
lifts (space, rough-in wiring or wiring and outlet)
powered door openers (rough-in wiring or wiring and
outlet)
APPENDIX D
Page 7 of 11
access egress dwelling
level in and level out
adequate space to manoeuvre around assistive equipment
(ie stair glide)
entry control system reachable from standing or seated
position
entry control system close to door
security viewing from seated or standing position
use laundry facilities
adequate manoeuvring area in front of machines/ laundry
closet
adequate door width (3' or varies with layout)
not obstructed by other components inside or outside
area (layout- ie other door swings)
Enhancements
store mobility devices
- 7 -
large storage closet
use laundry facilities
universal hardware and controls on all components
Common/Shared* Circulation and Amenity/Service Area
move between public thoroughfare, building entry, dwelling
entry and common amenity and service areas with all forward
motion, or, on ambulance stretcher in horizontal position
with forward/backward motion, in both cases permitting an
ambulatory person to pass by or assist
horizontal circulation (per current accessibility
standards for stated objective above)
vertical circulation (per current accessibility
standards for stated objective above)
minimized travel distances
minimized travel interruptions (ie gates and doors)
spaces to pivot 360 degrees
visual and textural cueing (per current standards)
universal hardware and controls on all components
APPENDIX D
Page 8 of 11
add assistive technologies
stair glides (rough-in wiring or wiring and outlet)
lifts (rough-in wiring or wiring and outlet)
powered door openers (rough-in wiring or wiring and
outlet)
doorbells at unit entries (rough-in wiring)
access/egress site
area for vehicular pick-up and drop-off
view between drop-off area, site entry and building
entry
approach building entry
hard surfaces
railings
visual and textural cuing
lighting
use building entry
covered area (5' x 5')
level in and level out (5' x 5' each)
entry control system close to door and reachable
view from inside to outside and vice versa for security
use recreation facilities
- 8 -
use mail facilities
counter with knee space under
several large-format mailboxes
use laundry facilities
manoeuvring room in front of machines
not obstructed by other components inside or outside
area (layout- ie other door swings)
one washer and dryer with tubs and controls reachable
from a seated or standing position without significant
leaning, bending or stretching
use parking facilities
increased proportion of large format parking spaces
level access from large format parking spaces to
circulation areas
APPENDIX D
Page 9 of 11
use garbage/recycling facilities
some receptacles reachable
Enhancements
approach building entry
covered route
use building entry
provide bench
provide parcel shelf outside door
(Note: * includes any building/development of any size with
any type of shared circulation and common areas.)
Building/Dwelling Infrastructure
use building systems
electrical panel reachable from a seated or standing
position without significant bending, leaning or
stretching
electrical, cable, telephone and all other outlets,
switches, controls and alarms reachable from a seated
or standing position without significant bending,
leaning or stretching
centralized system panels to permit interactivity
install assistive technology
- 9 -
add automatic door openers (rough-in wiring or wiring
and outlet at doors)
add automatic window openers and/or curtain controls
(rough-in wiring or wiring and outlet at windows)
add security system (various)
add back-up power system (rough-in wiring)
add alternate safety/security alert devices (rough-in
wiring)
connect alternate alert devices to building
safety/security systems
APPENDIX D
Page 10 of 11
increase illumination levels
add ceiling and/or wall mounted light fixtures in key
functional areas (rough-in wiring)
control lighting
three-way connections along circulation routes and in
conjunction with bed locations
other, more specific building/dwelling infrastructure and
component features are detailed under the functional area and
performance objective with which they are associated,
including
Enhancements
fully utilize existing and emerging technologies
home run wiring system
remote control operation of appliances, doors, etc.
add/accommodate emerging technologies
blank outlet box adjacent to electrical panel
Building/Dwelling Components
use windows
opening windows and hardware reachable from sitting or
standing position without significant leaning, bending
or stretching
hardware (opening, closing and locking) that is easy to
use with limited strength and mobility
use doors
weight
air pressure
flush thresholds - interior doors
low, bevelled thresholds - exterior doors *including
- 10 -
patios/decks/balconies
hardware (opening, closing and locking) that is easy to
use with limited strength and mobility
APPENDIX D
Page 11 of 11
use floors
slip-resistant hard surfaces
easily changed soft surfaces
flush surfaces at changes in flooring material
replace hardware and fittings
easily interchangeable hardware and fittings systems
Enhancements
have more usable hardware and fittings
universal (various)
APPENDIX E
Page 1 of 2
MODIFICATIONS AND ADD-ONS
The CMHC publication, Focus Groups to Examine Barrier-Free and
Adaptable Housing Design, lists dwelling features desirable to
seniors, older adults and people with disabilities. This list was
used to initiate discussions leading to the performance objectives
outlined in the AUDP report. The following items from the CMHC
list were categorized as add-ons and are believed to be best
suited for addition to the dwelling by the occupant for various
reasons including: cost; aesthetics; practicality; and, extent of
need.
Bathroom grab bars
lever faucets
mirror usable when standing or seated
hand-held shower on vertical rail
overhead transfer lift
colour-contrasted grab bars
elevated bath tub
special toilet
seat at end of the bath tub
walk-in shower with seat
swing-away grab bars
stationary hair dryer
soap trays in shower
shelving over toilet
hands-free faucets
tactile markings on taps
colour-contrasted fixtures
- 2 -
magnifying mirror with light
auditory hot/cold indicators
colour pictograms on faucet
therapeutic bath
Kitchen non-slip flooring
lever faucets
custom cabinet handles
side opening wall oven
shelf between upper and lower cabinets
slide out fridge shelves
pull-out board with cutouts for bowls
hands-free faucets
touch control cabinet doors
colour pictograms on controls
tactile and colour-contrasted controls
garbage compactor/ disposal
smooth top range
timers on appliances
APPENDIX E
Page 2 of 2
Windows power-operated windows and curtains
markings on full height windows
Doors voice and other electronic activators
double swing
colour contrast
rounded door edges
Controls/Outlets rocker switches
special environmental control systems
colour-contrasted switch plates
child-proof outlets
custom switches
Alarms personal emergency response system
audible internal monitoring
audible external monitoring
Living Room functional floor coverings
high baseboards
protective mouldings
dense carpet underlay
special carpet
colour-contrasted features
Bedroom transfer lift
built-in shelving over bed
full-length mirror
closet organizer
shoe shelf
Laundry front-loading washer and dryer
pull-down drying rack
- 2 -
Garden/Patio drip watering system
Public Circulat n parcel shelf beside entry door
visual and tactile marking on handrails
colour contrast exit doors
infra red receptor for elevator control
Private Circulat n lever handles
A complete copy of the Focus Group Report may be obtained from
Canada Housing and Mortgage Corporation.
APPENDIX F
Page 1 of 1
IMPLEMENTATION PROGRAMS - A FEW IDEAS
Following are a few of the ideas generated by the Implementation
Team with respect to the target groups for implementation programs
and the kinds of tools that might be used. These can be mixed,
matched and supplemented in many ways.
Targets Tools
Users Awareness
General Public Web Site
Seniors Open Houses
People with Disabilities Mini - Campaigns
Near-future Users Competitions
Housing Providers Information
Developers Info Centre
Designers Info Clearing House
Constructors Expert Advice
Financiers Product Info
Funders Specialists List
Realtors Education
Building Owners Courses
Product Makers How-to Manuals
Health Care Providers Incentives
MSP Reduced DCL s
Home Care Processing Speed
Therapists FSR Bonusing
Regulators Mortgage Rates
Mortgage Insurance
Tax Breaks
MSP Rebate
Recognition
MLS Designation
Awards Programs
Corporate Campaigns
Certification
Buildings
Products
- 3 -
People