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Accent on Accessibility Planning

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The presentation made by David Spackman of CHF Canada to a CoAction workshop on September 13, 2018

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Accent on Accessibility Planning

  1. 1. Title Sub Title A Mortgage Loan Program for Section 95 Housing Co-operatives Asset management planning & Accessability Co-Action September 2018 David Spackman
  2. 2. Agenda • Introductions • Viability and planning • AODA and co-op renovations • Accessibility planning & opportunities • Wind up 2
  3. 3. Introductions •My name is •My co-op is…. •Our program is… •Our building is…
  4. 4. Housing Co-operative viability & accessability • Viability is the ability of the co-operative to continue it’s operations over time. • The way we achieve viability is changing as we reach the end of our operating agreements. • Asset management – repairing and renovation our homes, is key to long term co-operative community viability. • Asset management plans can include improvement to the co- op site and units to support accessibility • The introduction of the AODA has focused more attention on the needs and requirements for housing providers to review the accessability of their communities 4
  5. 5. Viability & accessibility How do we renovate our buildings, improve accessability, and stabilize operating costs without driving housing charges through the roof? 5
  6. 6. 6 Building Condition Assessment Reserve fund forecast Financial statements Asset Management Plan • Building renovation plan • Replacement reserve plan • Long term operating budgets • Housing charge & market projections Reserves & Cash Injection Energy efficiency Universal design Community infrastructure Improved standard of living Stable revenue & expense Stable housing charges Accessibility/Aging in place Mixed income community Creating Long term Viability
  7. 7. Assess Needs Building Condition Assessment: BCA  Document review  Site inspection  Prioritized Capital Replacement Plan  Life cycle spreadsheet Results:  Which capital items you need to replace first.  How much you will need to spend each year over 25 years.
  8. 8. Assess Needs Reserve Fund Forecast (RFF) • The difference between your current reserves and contributions to reserves and the spending in the BCA • How much money you should be putting into your replacement reserve each year. • How much you can expect to earn on your replacement reserve investments • What impact this will have on housing charges
  9. 9. Develop Strategies Asset Management Plans An asset management plan will:  Review Building Condition Assessment (BCA)  Create a budgeted capital improvement plan  Include universal design & energy conservation  Generate a Reserve Fund Forecast  Advise when the funding gap becomes critical  Consider financing options  Create long term budget & housing charge projections
  10. 10. Invest resources Reserve funds are not always enough
  11. 11. Invest resources – Financing or “cash injection” Re-Financing housing usually refers to taking out a mortgage for an amount that pays out the existing mortgage plus an amount for the needed repairs, and extending it for a longer period of time. Financing usually refers to taking out a mortgage at the end of a current mortgage or converting a new construction loan to a long term mortgage or borrowing to purchase. When a property pays for upgrades from an outside source though refinancing, financing, grant or forgivable loan it is often referred to as a “cash Injection’ 11
  12. 12. Invest resources Cash injection helps close the gap Cash injection
  13. 13. Renovating the asset What we know; • Generally most housing co-ops need capital repairs • Federal program co-ops have two new potential sources of revenue – cash flow currently committed to expiring mortgages and/or cash injection through financing. • HSA co-ops position is more uncertain as mortgages come to an end. • Cash injection is occasionally available through Gov’t renewal programs, past reno/retro SHARP, SHIP, FLOP (1981 MURB program) – future NHS? 13
  14. 14. Renovating the asset Two types of projects: • Ongoing capital improvements , modest in scale, phased over time • Large and substantial renovations usually funded through both cash injection and reserves. 14
  15. 15. AODA and renovations Basic and Extensive Renovations • The Building Code distinguishes between renovations that are basic and those that are extensive. • Basic renovations involve construction that maintains the existing performance level of all or part of an existing building; they avoid triggering the AODA accessibility requirements under section 3.8. 15
  16. 16. AODA and renovations Extensive renovations must comply with section 3.8, if the proposed construction: • (1) is within an existing suite area that is greater than 300 square metres (3,229 sq.ft.) of space; • (2) involves installations of new interior walls/floor assemblies or new ceilings; and 16
  17. 17. AODA and renovations • (3) is on a building main floor area located within 200 mm (7.84 inches) of the nearby ground floor (or in a floor area that is accessible by an elevator from the buildings main floor area that is located within 200 mm (7.84 inches) of the nearby ground floor). 17
  18. 18. AODA and renovations • all three tests must be met to qualify as an extensive renovation that triggers the enhanced accessibility requirements under section 3.8 of the Building Code. • For regular phased capital work Section 38 rarely applies. • Even larger capital renovations at co-ops are usually exempt from the full requirements of section 38 18
  19. 19. AODA and renovations Are retrofit requirements included for existing buildings? • No. Ontario’s Building Code is a go-forward regulation and generally does not apply to the maintenance or retrofit of existing buildings. • New requirements apply only to the new construction, change of use and extensive renovation of existing buildings. 19
  20. 20. Housing Co-op Community accessibility AODA doesn't generally apply, so do we do nothing? • Aging population in Canada and in many co-ops • Affected population often needs to seek affordable housing alternatives & supportive community. • Currently have dedicated units, we’re already there 20
  21. 21. Create Solutions Asset management Plans The BCA calls for “replacement to original” What about improvements? Building systems  Building envelope & Insulation  Plumbing systems  Mechanical & electrical Community Infrastructure  Universal design  Appliance alternatives  Recycling  Transportation  Quality of life
  22. 22. Where to start? Consider an FAA. Facility Accessibility Audit • examines building's interior and exterior environments vs established accessibility criteria. • criteria measures overall "usability" of building and site according to the needs of persons with disabilities. • Generally based on: • Building Code requirements • Universal design principles • National & international standards • Accessibility "best practices" and guidelines • AODA in Ontario 22
  23. 23. Work with your existing plan Create a “culture of accessibility” • Review the BCA • Look for opportunity in every project • Review your maintenance program • Look for opportunity in simple repairs • Always replace with access in mind • Build toward future opportunities • Understand the 7 principles of universal design 23
  24. 24. 24
  25. 25. Renovating with Universal principles in mind 25
  26. 26. Work with your existing plan Low hanging fruit • Increase levels of lighting, higher lumen bulbs • Use levered handles only • Contrasting transition strips at grade changes and stairs • Add double railings 26
  27. 27. Create Solutions Visual impairment 27
  28. 28. Create Solutions Follow the path through your building • Parking, pathways and sidewalks • Site amenities, recreation and playgrounds • Ramps entrances and grade changes (visitability) • Common space, lobby, office, public washrooms • Hall ways, elevators and stair ways • Unit upgrades, safety, support and comfort 28
  29. 29. OBC and Ramp construction The Ontario Building Code 3.4.6.7. Ramp Slope (1) the maximum slope of a ramp shall be, • (a) 1 in 10 in any assembly, care and treatment, detention or residential occupancy, • (b) 1 in 6 in rooms or floor areas classified as mercantile occupancy or industrial occupancy, • (c) 1 in 8 in any other floor area, and • (d) 1 in 10 for an exterior ramp. 29
  30. 30. OBC and Ramp construction There are also rules for • Distance between handrails, continuity of rails • Guardrails • Level area required at top and bottom of ramp • Level areas required every 9 m and at 90 degree turns • Termination areas • Loading values • Climbing prevention Get some design assistance! 30
  31. 31. Create Solutions • Universal design & site accessibility
  32. 32. Ramp and lift retrofits 32
  33. 33. Create Solutions Universal design & site work
  34. 34. Create Solutions • Universal design & site work
  35. 35. Create Solutions Universal design office and reception 35
  36. 36. Create Solutions Universal design public washroom 36 Transfer space, open wash basin
  37. 37. Create Solutions Universal design public washroom 37 Transfer space, open wash basin Common basins, separate water closet Accessible and gender neutral
  38. 38. Create Solutions Universal design & housing units Thinking about unit mix • Members aging in place usually occupy smaller units • Many co-ops have a higher percentage of senior occupancy in smaller units • There are families with members who need accessible features • Many co-ops have some units which are currently “accessible” • Some universal features work in all units 38
  39. 39. Create Solutions Universal design & housing units Thinking about unit mix • Visual and audible smoke/co in all units • Levered handles throughout building and in all units • If doors have side lights, consider installing wider doors at retrofit • Upgrade current accessible units to new standard. • Consider 50% of smaller units to upgrade • Consider 5% of family units for upgrade 39
  40. 40. Create Solutions Universal design & housing units • Barrier-free entrance and exit doors shall be a minimum of 915mm wide, such that frame stops, the door thickness and horizontal hardware such as panic bars shall not reduce the clear width of the doorway to less than 865mm. o 915 mm = 36 inches o 835 mm = 34 inches 40
  41. 41. Create Solutions Universal design & housing units 41
  42. 42. Create Solutions Universal design & housing units 42 Swing clear offset hinge Barn door hardware
  43. 43. Create Solutions Universal design & housing units 43 Smaller grades and thresholds
  44. 44. Create Solutions Universal design & fixture improvements
  45. 45. Create Solutions Universal design & fixture improvements Tub to shower conversion
  46. 46. Create Solutions Universal design & fixture improvements
  47. 47. Create Solutions Asset management Plans • Universal design & fixture improvements
  48. 48. Create Solutions Asset management Plans • Universal design & fixture improvements Low flow, universal design Energy star best performance
  49. 49. Planning for accessibility • Conduct an audit of current access, parking through units • Review audit list with BCA or AMP life cycle spreadsheet • Review audit list with annual capital plan • Prioritize o Site and service access o Common spaces o Identified units o Visit ability 49
  50. 50. Wrap-Up • Assess Needs – BCA, RFF, Financials • Develop Strategies – Asset management plan • Invest Resources – Reserves & financing • Create solutions – Improved infrastructure
  51. 51. Who To Contact ASSET SERVICES David Spackman Manager Asset Management Services Co-operative Housing Federation of Canada T. 888.314.9015 dspackman@chfcanada.coop Ofelia Guanlao Program Manager Asset Services Co-operative Housing Federation of Canada T. 800.268.2537 ext. 250 oguanlao@chfcanada.coop 51

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