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CC - PUBLIC HEARING: (1) FOUR-FIFTHS VOTE REQUIREMENT: Adoption of an Urgency Ordinance that Amends the California Building Code and the California Fire Code Section 1006.3.4 to Allow a Single Exit Stairway in Residential Buildings up to Six Stories in Height; and (2) Adoption of a Resolution of Express Findings Pertaining to Local Climatic, Geological or Topographical Conditions.
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Meeting Date: September 29, 2025
Contact Person/Dept.: Tim Koutsouros, Building Official, Planning & Development Department
Phone Number: (310) 253-5802
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Attachments: Yes [X] No []
Public Notification: (E-Mail) Meetings and Agendas - City Council (9/24/2025)
Department Approval: Mark E. Muenzer, Planning & Development Director (9/23/2025) _____________________________________________________________________
RECOMMENDATION
Staff recommends the City Council adopt an urgency ordinance amending the California Building Code (CBC) and the California Fire Code (CFC) Section 1006.3.4 to allow a single exit stairway in residential buildings up to six stories in height and adopt the required local findings related to climatic, geological or topographical conditions.
BACKGROUND
On August 11, 2025, the City Council unanimously agreed to agendize a discussion on permitting single exit stairways in residential buildings up to six stories. Staff presented the item to the City Council for discussion and direction on September 9, 2025.
At the September 9th meeting, staff highlighted that the six-year local building code amendment freeze in Assembly Bill 130 (AB 130) will take effect on October 1, 2025, and that research on single exit stairways by the State Fire Marshal under Assembly Bill 835 (AB 835) is expected to be completed after the October 1, 2025 deadline (January 2026).
Fire Department staff raised concerns about exit redundancy, impacts on evacuation and firefighting operations, and that it would be prudent to wait for the State Fire Marshal findings.
Staff also noted that the benefits of a single stair ordinance could be increased housing production and referenced a Pew Charitable Trusts report <(https:/www.pew.org/en/research-and-analysis/reports/2025/02/small-single-stairway-apartment-buildings-have-strong-safety-record)> (Pew report) (<https://www.pew.org/en/research-and-analysis/reports/2025/02/small-single-stairway-apartment-buildings-have-strong-safety-record>) that indicates buildings with a single exit stairway are at least as safe as those with dual staircases when constructed with modern fire-safe materials and systems. The Livable Communities Initiative (LCI) also presented the advantages of allowing single exit stairways in residential buildings and emphasized the Pew report's key finding on the overall safety record.
Following a discussion, the City Council reached a unanimous consensus to support a local amendment to the CBC and the CFC that would allow a single exit stairway in residential buildings up to six stories in height; and directed staff to prepare an ordinance similar to the City of Seattle’s Ordinance, with direction that if the State Fire Marshal comes forward with more stringent recommendations that the City review those, and that the item be reviewed by the Advisory Committee on Housing and Homelessness (ACOHH).
Relatedly, on September 9, 2025, the Santa Monica City Council authorized staff to implement an updated Alternate Materials and Methods Request (AMMR) Information Bulletin that outlines the framework for single exit stairway multifamily residential buildings up to six stories (Attachment 3). An AMMR is an administrative process that permits the use of materials and construction methods not explicitly specified in the code without the need for a local ordinance or code amendment. A California-licensed design professional would justify that their AMMR is at least equivalent to the code, using the prescribed framework. The Building Safety and Fire Departments would then review the AMMR and either approve it, approve it with conditions, or deny the request.
Also on September 9, 2025, the Los Angeles City Council referred its draft single stair ordinance (up to 6 stories) back to the Planning and Land Use Management Committee for further consideration (Attachment 4). As of the writing of this report, that committee meeting has not been scheduled. Staff will monitor the item and provide an update during the September 29, 2025, City Council meeting.
Staff also discussed the proposed amendment with the ACOHH on September 16, 2025. The committee expressed concerns about the safety of a six-story structure and its impact on firefighting operations and the ability to evacuate those with mobility issues. The committee unanimously supported a single stair ordinance for up to four stories, looking at risks and mitigation, and working with the Current Planning Division to evaluate further zoning code modifications regarding setback deviations to accommodate second stairs if necessary.
The ordinance is proposed as an urgency ordinance so that it takes effect before AB 130’s October 1, 2025 deadline, which places a moratorium on most local amendments to the California Building Codes that are not in effect on October 1, 2025. An urgency ordinance does not require two readings and takes effect immediately upon adoption. An urgency ordinance requires a four-fifths vote and is permitted when it is necessary for the immediate preservation of the public health, safety and welfare pursuant to Government Code Section 36937(b) and Culver City Charter Section 614.
The proposed urgency ordinance is required to be filed with the California Building Standards Commission (CBSC). The CBSC will review the filing for compliance with the requirements of HSC Sections 17958 and 18941.5 and inform the City of the acceptance or identify the cause of rejection, which can be corrected and resubmitted. Common causes of rejection are failure to identify the standard being amended, failure to include an express finding(s), amendments are not clearly distinguishable from published Title 24 text, no evidence of a lawful action of the local governing body. The proposed urgency ordinance would be implemented only if and when either of the following occurs: the State amends the California Building Code and the California Fire Code to make lawful the provisions of this ordinance which allows single-exit, single-stairway buildings of greater than three stories, or the provisions of this ordinance are approved by the CBSC.
DISCUSSION
The proposed urgency ordinance would amend the CBC and the CFC to allow a single exit stairway in residential buildings up to six stories, modeled after the City of Seattle’s single exit stair ordinance, as adapted by the City of Los Angeles (ordinance pending).
It is estimated that a six-story small lot residential building with a second stair and an internal corridor could increase total project costs up to 13%. The proposed ordinance creates a new pathway for much needed housing by enabling small lots, with flexible layouts and energy-efficient single exit stairway residential projects, that were otherwise likely cost-prohibitive.
The proposed ordinance enhances fire life safety by including provisions for a 1-hour fire-rated building, a full NFPA 13 fire sprinkler system, aerial ladder access, and smoke control. Additional provisions limit the number of building occupants by setting maximum floor areas, travel distances, unit quantities, and the maximum number of stories. These enhanced safety measures support the findings of the Pew report, which indicates that single exit stairways can be as safe as dual stairway buildings up to six stories in height.
The recommendation from the ACOHH is to allow up to four stories in building height. Taller structures up to six stories could be accommodated with two stairs by considering a zoning code amendment to allow larger setback encroachments for the second exit. Allowing the second exit stair to encroach into the setback would help offset the reduction in floor area that the second exit would otherwise occupy on these small lot projects.
If the urgency ordinance is not adopted, then AB 130 moratorium on local amendments will become effective for the next six years (2031). During the next six years of the local amendment moratorium, there are still two pathways for a single exit stairway to be included in the building codes. First, there is a proposal that may change the 2027 model code, currently being considered by the International Code Council (ICC) Code Development Committee, which would apply to buildings up to four stories high. If adopted, it would take effect on January 1, 2029. Second, after the State Fire Marshall concludes its research under AB 835 the State Fire Marshall may make amendments to the model code to include provisions for a single exit stairway based on its findings.
FISCAL ANALYSIS
There is no fiscal impact for this item.
ATTACHMENTS
1. 2025-09-29_1 Proposed Culver City Single Exit Stairway Ordinance
2. 2025-09-29_2 Resolution of Express Findings
3. 2025-09-29_3 Santa Monica Information Bulletin
4. 2025-09-29_4 Los Angeles Draft Ordinance
MOTIONS
That the City Council:
1. Adopt an urgency ordinance amending the California Building Code and the California Fire Code Section 1006.3.4 to allow a single exit stairway in residential buildings up to six stories in height (four-fifths vote required); and
2. Adopt a Resolution of Express Findings Pertaining to Local Climatic, Geological or Topographical Conditions; and
3. Provide other direction to the City Manager as deemed appropriate.