By Fort Collins Mayor Ray Martinez
October 20, 2003

During a study session meeting, the Fort Collins city council discussed the notion of new houses being offered with practical features that offer universal access for everyone. Under the proposed program, "Practical Housing for All" (PHA), customers who are building new homes would have an option package available with low cost, built-in features that make a home more usable and practical for people of all ages and abilities.

The concept known as "Universal Design" and "Visit-Ability" in other parts of the country was originally conceived to afford visitors who rely on mobility aids to enter and use new homes. The difference with PHA is that the Fort Collins effort is based on a voluntary rather than regulatory approach to provide access throughout the main floor. The local endeavor began nearly two years ago as the project of a special sub committee of the Fort Collins Commission on Disability that included participants from the Northern Colorado Home Builders Association, the real estate industry, area builders, the Commission, community members, and city staff.

The group is focusing on incentives and recognition programs for builders. Existing regulations mandate a percentage of certain types of multiple-unit housing projects to meet national wheelchair-accessibility standards, but they do not address individual houses and attached single'story townhouses. Possibilities under consideration include such incentives as delayed permit fees, expedited processing, and a limited pilot program offering partial sales tax rebates to promote participation. The five basic elements incorporated into the main floor to qualify for PHA status are:

1. One no-step entrance into the home.

2. Minimum 32-inch wide doorways.

3. A 36-inch wide clear passage throughout the main floor.

4. A bathroom that has assist bar reinforcement and accommodates a standard wheelchair.

5. Easily reachable electrical outlets and switches.

The estimated cost of including these features starting from the design phase is 1 percent or less of the sales price. Retrofitting the same features costs much more. The inclusion of these simple features will result in significant benefits for everyone — from our growing elderly community, to many of us who will experience short-term physical limitations to others of us who face long-term or permanent mobility-limiting conditions. A PHA home is a lifelong home.

In a recent AARP survey, "Fixing to Stay: A National Survey of Housing and Home Modification Issues," 80 percent of 45-year-olds and over said they want to remain in their residences as long as possible. The survey also showed that many respondents worry about issues such as: (1) a home in which friends and family with disabilities can-t maneuver; (2) being forced into assisted housing because they can-t function in their own home; (3) unable to afford home modifications so they can remain at home; and (4) stairs and bathtubs becoming unusable in their houses. On a final note, the AARP report cited more than 70 percent of those who are 45 and over would like to see no step entries, bathroom grab bars, and wider doors incorporated into any new house they buy. Two thirds supported the idea of State legislation to require that more homes be built with features that allow people to age in place.

On October 15, 2002, the Fort Collins city council passed a resolution supporting a voluntary PHA program that includes incentives. Some day, we, collectively as a society, will wonder why we routinely constructed new homes with such obvious built-in barriers. With a bit of foresight and little expense these barriers are easily eliminated. I encourage you to contact your city council representative and express your views concerning Practical Housing for All.