Dimension #2:
Physical Environment
Anne Cory
4/6/2011
MHSA OperationsTA Call
Overview of Dimension #2:
Physical Environment
Defining Dimension #2: Physical Environment

3
The design, construction, appearance, physical
integrity , and maintenance of the housing provides an
environment that is attractive, sustainable, functional,
appropriate for the surrounding community, and
conducive to tenants’ stability.






4
Five Key Indicators Under Dimension #2
2.1 Homelike and matches community standards.
2.2 Adequate living space
2.3 Private bathroom & kitchen
2.4 Safety
2.5 Complies with ADA and incorporates Universal
Design
2.1 Homelike and matches community standards.

5
The housing has a homelike, residential appearance on
both the interior and exterior, and its scale,
appearance, design, and quality are consistent with the
neighborhood and reflect or exceed local community
standards.

•

•

•
Project Based Under Development
Community, neighborhood, scale, good design
principles
Project Based Existing
Interior appearance, exterior landscaping, good
neighbor
Scattered-Site
Quality based on location, landlord is good neighbor


7
2.2 Adequate living space
The housing unit provides adequate living space for
daily activities; adequate bedrooms for household’s
composition; sharing rooms by non-related adults not
required

•

•

•
Project Based Under Development
Plan for individual, self-contained units
Project Based Existing
If congregate – storage for food, open kitchen hours,
good maintenance on shared space, availability of staff
for conflict resolution
Scattered-Site
Is this the only option in the community? Are there
others? What accommodations can the landlord make?



9
2.3 Private bathroom & kitchen
When feasible, each unit has a private bathroom and
kitchen; when not feasible, the sharing of bathrooms
and kitchens is minimized as much as possible.
Note: the MHSA Housing Program requires that each
tenant in rental housing have their own kitchen and
bathroom.


10
2.4 Safety
The housing includes physical features to ensure the
safety of tenants (e.g. security door entries, front desks,
security cameras, adequate lighting, etc.).

•

•

•
Project Based Under Development
Budgeting & planning for security features; use new
technologies; front desk questions
Project Based Existing
Retro-fit new security features especially lighting
Scattered-Site
Assessing security features offered by landlord


12
2.5 Complies with ADA and incorporates Universal
Design
The housing complies with requirements of the
Americans with Disabilities Act and incorporates
Universal Design Standards, when ever possible, in
order to meet the needs of current and future tenants
and their guests.

•

•

•
Project Based Under Development
Follow CalHFA guidelines
Project Based Existing
Make reasonable accommodations; ensure common
areas and hallways are clear
Scattered-Site
Have access to units that are accessible & incorporate
universal design features when possible
Within Dimension Two:





14
Appropriateness of the Housing Units
Building Design and Appearance
Spaces for Staff Use and Services Provision
Common Rooms and Public Spaces
Maintenance and Inspection Activities
Physical Environments Vary Widely
15



Newly Constructed vs. Older Buildings
Single Sites designated as special needs housing
Scattered-Sites

 Tenant-Based Voucher programs
 Master-leased units
Mixed-Income Buildings

Single Family Homes
Ensuring Quality in Scattered-Site, Master Leased or
Tenant Based Supportive Housing
16

What can you do to ensure quality?

What can’t you do to ensure quality?
Building Design:
Creating Spaces that Work
Benefits of Good Design:




Generates occupant satisfaction and pride, sparking
ongoing concern for, and care of the project;
Enhances and helps stabilize its neighborhood
Is easier to maintain and lasts longer
Appreciates in value, all other things being equal
– From www.designadvisor.org
18
Designing for the Occupants:

Well designed projects address the needs of their
occupants:
– Specific populations have specific needs
– All need space for social interaction, supportive services


19
Best designs are flexible to adjust to changing
population and needs.
Incorporate input from stakeholders
Design Considerations:




Maintenance costs
Ease of maintenance
Physical sustainability / Durability
Green: As Feasible
–
–
–
–
20
Energy Efficiency
Water Conservation
Lower utility costs
Improved Air Quality
Appropriateness of the Housing Units






21
Adequate space for essential life activities
Privacy
Safety and Security
Independence
Household composition
Furnishings
Spaces for Staff Use and Services Provision






22
Adequate space for a variety of activities
Comfortable, clean spaces
Distinct services and property management areas
Separate, secure records
Staff spaces defined clearly
Homelike atmosphere is maintained.
Common Rooms and Public Spaces






23
Accessibility of each area
Flexibility of Use
Durability of Materials
Opportunities for engagement and socialization
Cleanliness
Smoking Areas
What is Universal Design?
The design of products and environments to be usable
by all people, to the greatest extent possible, without the
need for adaptation or specialized design.
Copyright 1997 NC State University, The Center for Universal
Design
24
Universal Design Elements
Step-less Entrances
Non-slip floors
Handrails placed on both sides of
stairs
Single-lever water controls at all
plumbing fixtures and faucets
Full-extension, pull-out drawers,
Light switches above floor, 36” - 44”
shelves and racks in base cabinets for maximum, and thermostats at 48”
easy reach to all storage space
maximum height
25
High color-contrast, glare-free floor,
wall, and table surfaces.
Electrical outlets 18"-22" above floor
for seated or no-stoop use;
contrasting-color
Level walkways with little or no slope
or cross slopes.
Adequate maneuvering space in
kitchen
Universal Design for Existing Housing



26
As you replace items, consider fixtures and furniture that
through a Universal Design lens.
Easy design changes:
– Large rocker switches for lights
– Lever door handles
– Loop-style drawer and cupboard pulls
If undergoing rehab, can incorporate new features such
as making space for a wheelchair to maneuver
Creating a Safe Environment


27
Many features can be built into the physical structure to
enhance tenant safety
Maintain a safe work space to keep both tenants and
staff safe.
Physical Features of Safe Housing:






28
Front Desks
Adequate Lighting
Security Features: Cameras, Window Placement
Monitored Entry-ways (fewer is often better)
Secure parking lots
Other?
Maximizing Sustainability






29
Ensuring energy efficiency
Managing maintenance and replacement costs
Choosing durable materials
Conducting regular / preventative maintenance and
repairs
Budgeting accurately.
Other strategies?
Low Cost Green Features







30
Kitchen and Bath Fixtures
Appliances
Windows
Insulation
Paving
Light Fixtures
Paint
High Cost Green Features





31
Geothermal HVAC system
Solar Thermal Hot Water
Roofing
Flooring
Photovoltaics - expensive
Built to Last


32
Quality materials and finishes contribute to the
longevity of a project and its ability to appreciate in
value.
Durable materials and finishes make a project easier
to maintain, potentially reducing operating costs.
Maintenance and
Inspection Activities
Why does ongoing maintenance matter?





34
Quality of Life
Tenant stability
Prevent costly repairs
Legal and regulatory compliance
Other?
Maintenance Issues in Supportive Housing






35
Bed Bugs and Pest Control
Property Damage by Tenants
Identification of services needs. e.g. Finding syringes.
Hoarding and Cluttering
Key Control
Unit Turnover
Routine vs. Non-Routine Maintenance



36
Routine Maintenance
– Develop a straightforward work order procedure
– Always record outcomes
– Respond to requests promptly
Non-Routine - Urgent situations
Prevent more serious consequences: Always notify
the tenant immediately if his/her unit is determined to
be unsanitary.
Preventative Maintenance for Systems



37
Systems will vary by building. Examples include:
– Fire safety systems - fire extinguishers, alarm
system, sprinkler system
– Elevator
– Electrical systems
– Heating and ventilation systems
– Roof
Saves time and money and may prolong the life of
major systems
Reduces risk of injury and may reduce energy costs
Policies and Procedures


38
Policies/Procedures:
• Work Orders
• Fire Safety
• Compliant with applicable codes
Written plans:
• Pest Control
• Routine Maintenance
• Replacement Activities
• Inspections
Inspections




39
Annual, at minimum
Follow-up and Corrective Actions
Regular schedules and timeframes
Housing Quality Standards (HQS)
Ensuring Quality in Different Housing Models

40
How can quality maintenance be ensured within:
– Single site, single purpose buildings?
– Scattered site supportive housing?
– Tenant based supportive housing?
Quality Improvement
Action Planning
Assessing Key Indicators of Quality
 The housing has a home-like, residential appearance on
both the interior and exterior, and its scale,appearance,
design, and quality are consistent with the neighborhood
and reflect (or exceed) local community standards.

Questions to Consider: Does the housing fit in well
with – or improve – the appearance of the surrounding
neighborhood? Is the environment one that tenants will
be proud to invite their families and friends to visit?
42
Assessing Key Indicators of Quality
 The housing units provide adequate living space for
essential daily activities (such as cooking, eating,
sleeping, and studying), include an adequate number of
bedrooms for the households’ compositions, and
sharing of bedrooms by non-related single adult tenants
is not required.

Questions to Consider: Are there daily activities that
tenants must leave the unit to complete?
43
Assessing Key Indicators of Quality
 The housing complies with requirements of the
Americans with Disabilities Act and with Section 504 of
the Rehabilitation Act (if federally-funded), and
incorporates Universal Design Standards and Visitability
Standards, whenever possible, in order to meet the
needs of current and future tenants and their guests.

Questions to Consider: Are staff familiar with the ADA,
Universal Design and Visitability standards? Are there
modifications that could be made to enhance the
accessibility of the housing for tenants or visitors?
44
Assessing Additional Indicators of Quality

45
The design of the housing units reflects tenants’ need
for independence, privacy, safety, and security, with
features and amenities including: individual
temperature, ventilation, and lighting controls; adequate
storage spaces for personal belongings and for food
items; stovetops and ovens; design features that reduce
external noise audible within the units; smoke detectors
and fire suppression equipment; and a working
telephone line and/or intercom system.
Assessing Additional Indicators of Quality



46
The exterior of the building and the grounds are clean
and well maintained.
The housing utilizes durable materials that have been
chosen to reduce future maintenance costs and to help
ensure physical and financial sustainability.
Adequate space is provided for supportive services
activities, including staff offices, private meeting rooms,
and community rooms for tenant meetings and
community-building activities.
Assessing Additional Indicators of Quality


47
Common rooms and public spaces, including lobbies,
sitting areas, meeting rooms, mail rooms, laundry
rooms, and trash collection areas, are easily accessible
to all tenants.
Common spaces, such as community rooms, are able to
accommodate a variety of activities that provide
meaningful opportunities for tenant and staff interaction,
ranging from structured supportive services activities to
opportunities for socialization and community-building.
Assessing Additional Indicators of Quality



48
Public spaces, such as lobbies and sitting areas, are
comfortable and provide opportunities for tenants to
interact with each other and with staff.
All common rooms and public spaces, including any
shared furnishings, are clean and in good repair.
Staff adhere to a comprehensive, written plan and
schedule for inspections, pest control, routine
maintenance, and replacement activities designed to
sustain the quality of the physical environment.
Assessing Additional Indicators of Quality


49
Policies and procedures ensure that the project remains
in compliance with: all applicable fire safety codes,
including regular fire and evacuation drills; all applicable
public health codes; and all other applicable safety
codes.
Non-toxic, environmentally-friendly products are used
for cleaning, extermination, and landscaping activities.
For more information:
CSH’s Seven
Dimensions of Quality
in Supportive Housing
www.csh.org
www.designadvisor.org