Agenda Date: 6/2/2026
Subject:
Title
Ordinance 16-2026: An ordinance on first reading amending Title 4, Building Regulations, Chapter 1 Building Codes, by adding Section (B)(33) Single Exit for Group R-2 Buildings
Body
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From: |
James L. Becklenberg, City Manager |
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Prepared by: |
Reid Betzing, City Attorney |
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Tim Steinwinder, Chief Building Official |
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Presentations: |
N/A |
PURPOSE:
The purpose of this agenda item is to consider adoption of an ordinance amending the City’s building code to comply with Colorado House Bill 25-1273, “Residential Building Stair Modernization,” which requires qualifying municipalities to permit certain multifamily residential buildings up to five stories in height to be served by a single exit stairway, subject to specified life-safety and design standards.
LONG-TERM OUTCOME(S) SERVED:
High-Quality Governance
DISCUSSION:
During the 2025 legislative session, the Colorado General Assembly adopted House Bill 25-1273, which became law on May 13, 2025. The legislation requires municipalities with populations exceeding 100,000 residents and served by accredited fire protection agencies to amend their building codes no later than December 1, 2027, to allow qualifying multifamily residential buildings with a single exit stairway.
Although the City of Littleton does not have the population to reach the mandate, the City has evaluated the legislation as a potential tool to support housing diversity, affordability, and infill redevelopment goals identified in adopted City planning documents.
Traditional U.S. building codes generally require multifamily buildings above three stories to provide two exit stairways. HB25-1273 permits up to five stories with a single stairway where enhanced fire protection measures are provided, including sprinkler systems, smoke control measures, fire-resistance standards, and limitations on the number of dwelling units per floor.
Single-stair building forms are commonly used internationally and in select U.S. jurisdictions to facilitate smaller-footprint apartment buildings, improve unit layouts, increase access to natural light and ventilation, and reduce construction costs associated with redundant circulation areas.
Highlights of the proposed ordinance are as follows:
• The code would only apply to R-2 multifamily buildings.
• The proposed code would not change any existing limits to density, lot coverage, parking requirements, or height of structures.
• Buildings using this code would be limited to 5 stories in height.
• Only Type I, II, or IV construction is allowed. Type III, and V are prohibited.
• Single Stair buildings would be required to have sprinklers throughout, including stair landings.
• Travel distance from Unit doors to stair access is limited to 20 feet, and travel distance from any point in any unit of the building cannot exceed 125 feet to stair access.
• Each floor of the building is limited to 4 Units maximum.
• The single stairway has a minimum width of 48”, or 54” for larger floor plans greater than 4000 sq. ft. but smaller than 6000 sq. ft.
• The single staircase enclosure is required to maintain a 2 hour fire resistance regardless of construction type.
• Common areas must have smoke detection and systems maintained under NFPA 72.
• Elevator and stair enclosures require smoke control systems subject to Building and Fire review.
• Emergency escape openings are required on every floor.
• Fire department access must be maintained, including aerial apparatus access, roofline access, fire lanes, turning radii, hydrant, grades, and unobstructed deployment, subject to initial and periodic Fire review.
• Early data suggests that eliminating a second staircase can save 10% on construction costs. Extra fire provisions increase cost by 3%, for a realized savings of 7%.
Prior Actions or Discussions
At Council’s retreat and in our recent review of the Council retreat, Council expressed interest in bringing forward an ordinance that could accommodate single stair exit design.
FISCAL IMPACTS:
N/A
ALTERNATIVES:
Decline to not adopt the measure at this time until more study can be done to impacts to existing infill. It is also believed that the next iteration of the IBC in 2027 will be addressing single stair requirements.
PROPOSED MOTION:
Proposed Motion
I move to approve Ordinance 16-2026 on first reading amending Title 4, Building Regulations, Chapter 1 Building Codes, by adding Section (B)(33) Single Exit for Group R-2 Buildings and to set the second reading and public hearing for June 16, 2026.