What is Adaptable Housing and why is it important?

There are two parts to Saanich's Adaptable Housing: the mandatory Basic Adaptable Housing, and voluntary design guidelines.

Basic Adaptable Housing means that all new apartment buildings in Saanich that share a common corridor and elevator are required to include some modest improvements to accessibility and adaptability.

Voluntary design guidelines have also been developed for apartments (Enhanced) and ground-oriented housing (Single Family and Townhouses).

Adaptable Housing will make it easier to live and visit for people with physical limitations. This initiative supports Saanich's goal toward building healthy communities.

2.

Will adaptable apartments have an institutional look that is sometimes associated with housing for the disabled?

No. Adaptable Housing features are subtle, and differences will not be apparent. Most adaptable features are "invisible". For example, grab bars are not required, but blocking in the bathroom will provide reinforcement for grab bars if they are needed in the future. Light switches, electrical outlets and lever door handles can be accessible without looking clinical. This means that housing can appeal to everyone, and marketability can be enhanced.

3.

Why not just allocate a certain percentage of units as "accessible"? Doesn't this make sense since most of us aren't disabled?

The traditional approach to accessibility in residential buildings has been to allocate a percentage of units as "wheelchair accessible". There are a number of disadvantages to this approach: it leads to separate facilities for people with disabilities which can be isolating. In addition, owners often find "accessible units" hard to sell or rent because of their clinical, institutional look. Also, reverse renovations to remove accessible features are expensive.

The trend is toward adaptable design. Saanich requires a basic level of adaptable design that allows someone using a wheelchair or other mobility aid to visit or live in a suite without encountering significant barriers. Adaptable design allows features to be hidden or invisible until they are needed.

4.

How much does this cost?

The mandatory Basic Adaptable Housing features result in improvements in accessibility for a relatively modest cost. The cost is expected to be under $1,000 per dwelling unit.

Developers often comment that small additional costs incrementally add to the cost of housing and eventually impact affordability.  While this is indeed true, Adaptable Housing also increases the value and functionality that will last the lifetime of a building. It will broaden the client base for a development, and provide a long term return on the investment.

Another point to consider is the cost of renovations for people who face mobility problems from aging, illness or injury.  Minor renovations and alterations to standard dwellings can cost thousands of dollars. These costs can be avoided, or greatly reduced, if basic adaptability features are incorporated at the design stage. There is also the untold cost of relocation, both financial and social/emotional. In addition, renters who use walkers or wheelchairs report that they often lose their damage deposits because of inadvertent damage to doorways and mouldings resulting from insufficient manoeuvring room.

North Vancouver recently completed an evaluation of several years of their adaptable design requirements that showed there has been no negative impact on pricing, selling, or construction. The development and real estate industries have come solidly behind the program.

5.

Why isn't Basic Adaptable Housing voluntary? Why not let developers provide what the market demands?

Although some developers will voluntarily provide adaptable and accessible features, others will build to the minimum the BC Building Code allows. The clear preference would be to have the BC Building Code updated, but it is unlikely that any changes regarding accessibility will occur in the next two revisions, possible eight to 10 years. This is why initiatives in adaptable design in residential buildings are occurring at the municipal level in BC.

Developers may respond to the current market, but not always with an eye to the long term demographic and social change.  Population projections show that in 30 years, the number of people over 65 in Saanich will double, and the number of persons with disabilities will increase proportionally. In addition, people tend to ask for what they know. Unless they are disabled, many people are not knowledgeable about adaptable design features, nor do they like to imagine themselves becoming old or disabled.

6.

Apartments currently make up only 25% of new housing units. Why don't these requirements apply to other forms of housing?

Over the past five years, apartments in Saanich have made up an average of 25% of new housing units. The other 75% is made up of townhouses and single dwellings. The BC Building Code already requires a higher standard of accessibility for apartment buildings than other forms of housing such as townhouses and single family homes. The Code requires that an "accessible pathway" be provided from the street and the parking area to the elevator. Saanich's Adaptable Housing is meant to build on this. Because there are some economies of scale in reproducing a floor plan throughout a building, apartments and condominiums represent the best opportunity for creating an inventory of adaptable units in the most affordable way.

In the future, as Saanich redevelops, the percentage of apartments will grow. The Regional Growth Strategy predicts that by 2026, Saanich will have built 10,190 new housing units, 61% of which will be apartments.

7.

Shouldn't adaptability be encouraged in townhouses and single family dwellings?

Yes. Saanich has made the use of Adaptable Housing in townhouses and single family homes voluntary. A list of voluntary design guidelines is made available to those applying for building permits, subdivision, development permits and rezonings. This will also help create awareness, foster understanding, and generate consumer demand.

8.

What about other municipalities in the region? Doesn't this mean that Saanich has a set of building standards that differs from other jurisdictions?

Bringing other jurisdictions on board has been an important part of the project. The City of Victoria recently adopted Saanich's bylaw subject to Provincial approval. Other jurisdictions are watching Saanich with interest and may follow our lead in time.

February 2005