Universal Design in Housing Steve Hansler Maximum Accessible Housing of Ohio (MAHO)

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Case Studies from Age in Action Virginia Center on Aging

2011 Universal Design in Housing Steve Hansler Maximum Accessible Housing of Ohio (MAHO)

Beth Glas Maximum Accessible Housing of Ohio (MAHO)

Follow this and additional works at: https://scholarscompass.vcu.edu/vcoa_case Part of the Geriatrics Commons

Recommended Citation Hansler, S. & Glas, B. (2011). Universal Design in Housing. Age in Action, 26(2), 1-5.

This Article is brought to you for free and open access by the Virginia Center on Aging at VCU Scholars Compass. It has been accepted for inclusion in Case Studies from Age in Action by an authorized administrator of VCU Scholars Compass. For more information, please contact [email protected]. Case Study Universal Design in of mobility and self-care limitations in this not-yet-built housing will Housing shows that people had one or both increase the likelihood that people limitations at a rate of 9.65% for will be able to remain in their by Steve Hansler, MSW and ages 60–64, 13.3% for ages 65–74, homes longer and function better as Beth Glas, MNO 25.8% for ages 75–84, and 49.8% they face aging-related disability. for ages 85 and older (NAIC, 1996). What is Universal Design? Educational Objectives It is important to consider the The housing concepts relevant to 1. Show how an aging population implications of these statistics for this discussion are visitability, increases the need for housing that housing and housing design. Smith, accessible design, and universal is accessible and adaptable. Rayer, & Smith (2008), writing in design. All three apply to any type 2. Define visitability, universal the Journal of the American Plan- of housing, although visitability design, and accessible design. ning Association, find that over the focuses primarily on single-family 3. Explain ways to approach uni- course of the lifespan of a new housing. Visitability is a newer con- versal design including key factors. house, there is a 25% chance that it cept emphasizing three elements 4. Illustrate how universal design will have a resident who needs full required for a person with a mobili- can be used in both renovation and accessibility, a 60% chance it will ty disability to visit a home: an new construction. have a resident who needs an adapt- accessible, no-step entry on an able house, and a 93% chance that accessible route; an accessible trav- Background the home will require visitability el path throughout the main level of features. A 2005 study by the the house; and a usable half or full The correlation between aging and Brookings Institution, as reported bathroom on the main level. Acces- disability has been well-document- by The New York Times columnist sible design refers to housing for ed. The U.S. Census Bureau reports David Brooks (January 19, 2006), with people with disabilities and that only 4.1% of Americans aged says that half of the homes in which usually assumes that the person 0–21 and 11.0% of those aged Americans will live in 2030 have uses a wheelchair or other mobility 21–64 had a severe disability, but not been built yet. It is also by 2030 aides; special design features are in the rate soars to 36.9% for those that the aging baby boom genera- place at the time of construction or aged 65 and older (US Census tion is likely to be experiencing renovation. Bureau, 2008). Among older adults, substantial rates of disability. Stud- disability rates continue to increase ies show that the vast majority of Universal design is on the spectrum with age. A study by the National people wish to remain in their of housing concepts between vis- Aging Information Center (NAIC) homes. The use of universal design itability and fully accessible hous- Inside This Issue:

VCoA Editorial, 6 Legislative Breakfast Photos, 10 Age Wave Ready, 14 VDA Editorial, 7 VCoA Focus: Cecil Drain, 12 Aging, Obesity, Dollars, 16 Older Blind Grant, 9 Unequal Wealth Distribution, 13 Calendar of Events, 18 ing. Universal design is often mis- least 32 inches wide, 36 inches pre- maximum threshold is ½ inch understood; many erroneously ferred. The design must account for beveled and the entry door should assume it means that everything has a reach range of 18 to 54 inches, the be at least 36 inches wide. to be made accessible, regardless of low and high points a person using difficulty. Adaptive Environments a wheelchair typically can reach. Center, Inc. provides this definition: Any slopes, interior or exterior, “Universal design asks from the shall be no greater than one to 12: outset how to make the design work for one inch of rise, the length of beautifully and seamlessly for as the walkway/ramp needs to be one many people as possible. It seeks to foot (12 inches) long. This ratio is consider the breadth of human easiest to remember as “inches to Grading is the best way to achieve diversity across the lifespan to cre- feet,” thus a nine-inch rise requires an accessible travel path with a ate design solutions that work for a ramp at least nine feet long. minimal slope. If a ramp is neces- all users” (Valerie Fletcher, execu- Slopes greater than one to 20 sary, consider incorporating it into a tive director of Adaptive Environ- require handrails. There are many deck. Finally, automatic door open- ments, Inc., 2002). An academic other important measurements in ers are preferred for those who have definition of universal design, used terms of switches and controls, trouble with opening and closing by design professionals, includes space at doorways, and other items. doors. Lifts are an option, but are Seven Principles as developed by not preferred for the primary entry. the Center for Universal Design at When applying universal design to North Carolina State University. housing, the best approach is “Out- Next, we move inside to look at the They are: Equitable use; Flexible side In.” This approach examines general interior design elements. design; Simple and intuitive use; the design elements, ensuring the This refers to the housing itself, not Perceptible information; Tolerance necessary features are in place, common areas in a multi-family for error; Low physical effort; and beginning from the exterior and setting. Doors should have lever Adequate space for approach, reach continuing into and throughout the handles and be at least 36 inches and comfort. housing. Visualization of how a wide. Halls and openings should be person with a disability would man- at least 36 to 42 inches wide and Universal design makes housing age each part is often helpful. provide easy travel paths that avoid safer and easier for everyone trip hazards. Transitions should be throughout a lifespan, while antici- Let us begin with the exterior smooth with no more than ¼ inch pating and designing for future design elements. The site should be beveled. Consider the users both in needs. Any single home may con- as level as possible and avoid any layout and in materials and prod- tain various universal design ele- major grade changes. An accessible ucts used, e.g., low level carpet ments; there is neither one universal travel path with no steps must con- may be better for a person who design home nor a strict set of rules nect to all necessary amenities, walks with a cane and may slip, to build for. This flexibility is both including parking, sidewalks, while smooth flooring is easier for an opportunity and a challenge. streets, and public facilities like a person in a wheelchair. laundry rooms and building offices. Universal Design’s Key Elements Slopes on the accessible route shall We now get to the most challenging be within the limits previously area: the bathroom; it illustrates the The essential universal design mea- described. The entry to the building distinctions among the three levels surements are: Rooms must include itself should be covered and light- of design. Visitability only requires a 60-inch (five-foot) turning radius ed. The level (no-step) entry is one a usable toilet, which necessitates a for a wheelchair to turn, as well as a of the most important design ele- wide door and adequate space to 30 x 48 inch clear space next to ments and is also a part of visitabil- approach the toilet. Universal items that a person in a chair may ity. There must be adequate room to design and accessible design need to use, such as appliances. All maneuver at the doorway and a require those basics but also a sink doorways and openings must be at place to set down packages. The with a single-lever handle faucet

2 and adequate turning spaces. Both ering all aspects of how a person was conducive to a stair lift and design concepts require blocking in functions in the housing helps Gary is able to transfer from his the walls for grab bars; however, ensure that all elements are includ- wheelchair to the stair lift. accessible design would have the ed, whether one is a design profes- grab bars installed at the outset sional or simply someone wanting The main floor presented several while universal design would have housing to meet needs. challenges. The kitchen is small them installed as needed. Similarly, and, although Gary would not be the sink area would be open under- Case Study #1 cooking, he would need to travel neath in accessible design, while through the kitchen to get to the universal design would simply After a year in a rehabilitation facil- dining area and would need room to make it possible for the sink area to ity following a brain injury, 58- be in the kitchen with Ann when be open underneath with the initial year-old Gary had made significant she cooked. The doorways at either installation of removable doors. progress and would soon be able to end of the kitchen were widened, Other bathroom design features continue his rehab at home. Now which also removed a sliding door. include a roll-in shower, pressure- using a wheelchair, he needed help The appliances and cabinets were balanced anti-scald valves, and an with several activities of daily liv- not changed. Removing throw rugs adjustable-height, hand-held show- ing. His wife, Ann, sought renova- and rearranging furniture created erhead on a 60-inch flexible hose. tions to their condo so that Gary accessible travel paths for Gary. would be able to function in his Our next challenge is the kitchen. current condition, improve his func- The door to the master bedroom This room must be designed with tioning, and still allow Ann to be was reversed so it opened out and consideration to multiple users and comfortable in their home. swing-clear hinges were added to multiple functions. Key elements provide additional clearance so include adequate turning spaces at Using the “Outside In” approach, Gary could enter the bedroom. A work areas, cabinets, and work sur- their first challenge was giving low-loop carpet was installed. The faces of varying heights, and pull- Gary access to their two-story biggest challenge for Ann and Gary out shelves and drawers. The condo. The main entry was on the was the narrow and inaccessible kitchen should also include hard- upper level with a full flight of master bathroom. After considering ware and pulls that are easy to use exterior stairs and a large deck several options, they agreed to cut a and good lighting. Movable carts as shared with three other condos. new entryway in the wall separating part of the work space are also Weather, especially snow and ice, the master bathroom and bedroom. helpful. Sinks should have single- was a consideration. The best solu- The plan called for an exterior- lever faucets and be open under- tion was to enter from the under- mounted sliding door, but they neath or be able to be made that ground garage that included a park- eventually chose to use a simple way. Appliances should include a ing space near the basement door privacy curtain. The interior of the side-by-side refrigerator and a that would be protected from the bathroom was almost completely range with front controls and weather. However, there were two changed as well: the tub was smooth cooktop. Good space for a barriers: the five-inch threshold at replaced with a roll-in shower; a microwave is essential. There is no the door and the stairs from the higher toilet was installed; fold- clear answer on ovens: both wall- basement to the main level. Ann down grab bars were installed next mounted and under-counter options decided on a six-foot long, portable to the toilet; the pedestal sink was have pros and cons. Regardless of ramp for the threshold because it replaced with a wall-hung sink; and the oven choice, there should be minimized expenses and could trav- a full-height wall between the sink shelves for hot foods near cooking el with them as needed. Although and toilet was cut down to half- areas. there was a clear travel path from height to make it easier for some- the basement door to the foot of the one to help Gary at the sink. This This is not a full listing of all stairs, there was no obvious space bathroom was then usable by both design considerations. Using the for an elevator, which would have Ann and Gary. “Outside In” approach and consid- also been too costly. The stairwell

3 Another modification enabled Gary, and hold open heavy doors. How- tripping hazards and is easy for with assistance, to go out onto the ever, security concerns require that wheelchairs to roll over. Casement main deck off of the living room the tenants use key cards or fobs to windows are only two feet from the and bedroom. The remodeler open doors. This also keeps tenants ground and have easy-open handles improvised a portable metal ramp with limited reach or low hand dex- so that tenants can see out their that fit over the sliding door tracks terity from having to maneuver windows as well as open and close with a nine-inch bevel on each side. keys. Visitors must be let in or be them without assistance. After these renovations were com- buzzed in via intercoms. plete, Gary was able to come home Bathrooms must be designed so that and function well. Except for some Next we consider the common a wheelchair user can function with health setbacks, he has made excel- areas. The lobby is spacious with or without assistance. They are spa- lent progress and has much- windows so that tenants, either with cious, with an integrated shower improved functioning. or without their caregivers, can area that maximizes the turning comfortably wait for transportation radius throughout and leaves room Case Study #2 or visit with neighbors and friends. for an aide to help with the shower. There is a patio area that features The shower has a hand-held Multi-family housing for people accessible picnic tables, grills, and adjustable shower head, enabling with physical disabilities presents a planters that tenants can use. These tenants, regardless of size and abili- special challenge, for the specific large areas for tenants to socialize ty to stand, to wash themselves, and functioning levels of, and mobility in, including a community room, allows caregivers to assist them. aides used by, future tenants are are important as it is difficult for The entire room has a pre-engi- unknown. The design must work multiple wheelchairs to fit into an neered, sloped floor with consistent over several years for multiple apartment. Hallways are six-feet drain-age and the walls are rein- occupants who may have differing wide, so that tenants who use forced so that grab bars can be functioning levels and must also wheelchairs can easily turn around mounted anywhere needed. The work for able-bodied family mem- or travel together and have a bathroom is the most “institutional” bers. For this case, New Circle Vis- handrail to provide support to ten- room in the apartment, requiring tas, additional challenges included ants who walk. A laundry room on the most adaptation by able-bodied an urban site with limited square each floor has front-loading users. footage and limited construction machines and is centrally located, funds. This case study follows the as is the trash room on each floor. The kitchens must be very flexible “Outside In” approach and focuses Two elevators are centrally-located because the tenants use different primarily on design decisions relat- and have a large waiting area on parts of the kitchen in different ed to the multi-family/multi-disabil- each floor to accommodate multiple ways depending on their disability ity challenge. tenants and their companions. and who assists them. They are designed so that tenants can use We begin again with designing a Tenants spend the majority of their them, from getting a glass of water fully accessible entry. The chal- time in their units. A wide travel to cooking a meal to cleaning, with lenges include weather, differing path with a five-foot turning radius as little assistance as possible. A modes of transportation, security, and no steps or barriers allows ten- side-by-side refrigerator allows and the 24-hour nature of apartment ants to easily maneuver through the easy opening and access to parts of living. Curbless pathways eliminate unit and utilize each of the rooms, both the refrigerator and freezer, as barriers and are usable for all ten- regardless of type of mobility aide well as the in-door ice/water dis- ants, regardless of disability. A used. Flooring is planned to be the penser. Countertops are 34 inches porte-cochere covers the main entry most functional for the widest range high, allowing all tenants to use the and allows tenants comfortably to of users: low-pile carpet in the liv- counter comfortably, and an eight- enter and exit vehicles. Automatic ing room is glued directly to the inch high toe-kick keeps tenants door openers on the entry doors floor and vinyl composition tile in from having to reach down very remove the need to manually open the kitchen and bedroom minimizes low to the bottom shelf. Pull-out

4 shelves and drawers are usable by Implementing universal and acces- Resources all. The kitchen has a peninsula sible design is not difficult if one with a built-in table that is open follows the approaches outlined Assist Utah. The ASSIST Guidebook to underneath and provides additional here. However, it does require the Accessible Home. Found at: counter space tenants can use as a action now if such housing is to be www.assistutah.org/docs/guide table, kitchen work space, or a ready by 2030. The housing indus- book_v6.pdf desk. try is demand-driven. Just as people Center for Universal Design at North demand items like stainless steel Carolina State University. Found at: appliances, they can demand uni- http://login.npwebsiteservices.com/ versal design. mil/NCV%20Accessibility%20 Features.pdf Study Questions Maximum Accessible Housing of Ohio. 1. What are the similarities and dif- Distinctive Accessibility Features of The electric range has front controls ferences among universal design, New Circle Vistas. Found at: and a smooth-top that are easy and visitability, and accessible design? http://login.npwebsiteservices.com/ safe. The sink has a lever handle 2. How does using the “Outside In” mil/NCV%20Accessibility %20Features.pdf and is open underneath. All of these approach benefit the design design features make a kitchen that process? Visitability Information found at both an able-bodied person and a 3. What are some differences http://www.concretechange.org/ person in a wheelchair can use between using universal design for easily. a known individual and for an About the Authors unknown future resident? The design process for this building 4. How will using universal design Steve Hansler, included obtaining input from the in housing now help with aging-in- M.S.W. from Rut- people who will live in it. This place two decades from now? gers University, has proved to be an invaluable source been Executive of insights and design improve- References Director of Maxi- ments, such as moving a closet wall mum Accessible Housing of Ohio by six inches and adjusting the National Aging Information Center. (MAHO) since 1984. He has devel- bathroom layout. Involving future Older Persons with Mobility and Self- oped five fully accessible apartment residents or others with similar dis- Care Limitations. Retrieved from: communities for people with mobil- http://www.aoa.gov/AoARoot/ abilities in the design is essential. ity disabilities. He was a member of Aging_Statistics/Census_Population/ census1990/mobility.aspx the State Housing Plan Advisory Conclusion Board for the State of Ohio. Smith, S. K., Rayer, S, & Smith, E. A. By incorporating universal design, (2008). Aging and disability: Implica- Beth Glas, M.N.O. we can renovate or build housing tions for the housing industry and from the Mandel Cen- that enables people to remain in housing policy in the United States. ter for Nonprofit Orga- their homes if they face disabilities, Journal of the American Planning nizations at Case West- especially those some encounter in Association, 74 (3), 289-306. Available ern Reserve University, growing old. This helps keep com- online at http//dx.doi.org/10.1080/ is Assistant Executive Director of 01944360802197132 munities stable by reducing vacant MAHO. She played the lead role in housing. Furthermore, in an era U.S. Census Bureau. (2008). Ameri- obtaining funding for a new build- when governments are trying to cans with Disabilities. Retrieved from: ing that will be a model of accessi- reduce expenditures, allowing peo- www.census.gov/prod/ 2008pubs/ ble housing. She is developing ple to stay out of long-term care p70-117.pdf MAHO’s Accessible Housing facilities should be a priority. Resource Center.