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IRC tag tables optional visitability appendix after hours of debate
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Summary
The Building Code CouncilIRC TAG delayed action on an optional "visitability" appendix that would let jurisdictions adopt ANSI A117.1 Type C (visitable) unit standards for new low-rise housing. The measure was tabled for further edits and benchmarking after members raised concerns about townhouses, costs and exceptions; vote to table passed 4-2.
At its Aug. 26 IRC TAG meeting, the Building Code CouncilIRC TAG tabled a proposed optional "visitability" appendix that would let jurisdictions adopt ANSI A117.1 Type C (visitable) unit standards for new one- and two-family housing and small multifamily sites. The tag voted to table the proposal for further edits and benchmark material; the roll-call result reported at the meeting was 4-2 in favor of tabling.
The proposal, presented by Lucas Shattuck (City of Tacoma), would add an optional appendix to the IRC allowing jurisdictions to require a percentage of new dwelling units on a development site to be "Type C" (visitable) units that eliminate a step on the route from on-site parking to a unit entrance and meet limited interior circulation criteria. "This is an optional appendix that we're suggesting," Shattuck told the TAG, adding the appendix points to an existing ANSI standard rather than creating new technical requirements.
Proponents told the tag the change responds to demographic and statutory trends. Alyssa Torres of South Sound Housing Affordability Partners said local population aging statistics support the change: "Pierce County specifically is expecting to see a rise in the population, age 60 and older, increased from 22% in 2020 to 29% in 2050," and urged the TAG to advance the proposal. Shattuck also cited federal and state policy threads the appendix would align with, including the Inclusive Home Design Act, the Fair Housing Act and recent state housing legislation.
Opponents and cautious members pushed back on scope, costs and loopholes for townhouses and steep sites. TAG member Patrick Hanks said he supports accessibility goals but questioned statewide adoption now: "I strongly support following all accessibility laws that are applicable to the codes, but this is not required," Hanks said, arguing the proposal could increase costs and reduce design flexibility at a time when members are focused on lowering construction costs to address housing affordability.
Several TAG members pressed the proponent for technical clarifications and possible exceptions. Questions pursued during the discussion included:
- Which ANSI edition would be referenced (the presenter said the intent is to point to ANSI A117.1 2017, not an earlier version); - How the requirement would apply to townhouses, where slab- or garage-on-grade designs often place living space above grade; Shattuck explained that a visitable unit could be any selected unit on a site and that many common townhouse variants (slab-on-grade with garage) would likely require little or no extra work to meet the standard; - What entrance-level composition is required: Shattuck said an entrance level chosen for visitability must include at least one habitable room (70 square feet minimum under the IRC's referenced standard) and that a restroom is generally required only when the entrance level meets a larger-area threshold (he referenced about 120 square feet in discussion and said he would confirm the exact clause); - Whether platform lifts would be allowed and their cost: Shattuck said platform lifts are listed in the ANSI options and estimated the equipment cost for one recent installation at about $3,000 (he noted that did not include labor or installation).
TAG members proposed drafting targeted exceptions to reduce unintended impacts on townhouses and steep sites. Several members asked the proponent to provide model exception text and jurisdictional benchmarking. Shattuck agreed to circulate a set of example ordinances and benchmarking links and to draft a "townhouse/steep-lot" exception; he said he would provide revised language and supporting jurisdiction examples by the next TAG meeting.
The meeting included public support for the appendix. Torres said the multijurisdictional South Sound Housing Affordability Partners supports the change to increase accessible housing options. Other TAG members noted jurisdictions nationwide have adopted similar 0-step or visitability approaches (Pima County and several U.S. cities were cited in discussion), and the proponent indicated he would share a spreadsheet of those benchmarks.
After extended discussion about draft language, exceptions and references, the TAG voted to table the proposal pending revisions and additional benchmarking. A roll-call vote was held; the chair announced the motion to table carried 4 to 2. The TAG scheduled reconsideration at the next meeting and requested the proponent circulate revised language, an updated ANSI reference (2017) and examples of jurisdictional ordinances before the next session.
Why this matters: if adopted and later picked up by a local jurisdiction, the appendix would give cities and counties an explicit model to require at least one visitable unit per small site or a small percentage of units on larger sites. Supporters say it expands near-term access for visitors and some residents with mobility limitations; opponents warned it could add cost or be gamed by builders unless the TAG adds narrowly tailored exceptions for steep lots and certain townhouse forms.
