Planning Commission amends 2024 technical building code to allow single-stair residential buildings with safeguards

The City of Austin Planning Commission voted to advance a package of technical building-code amendments intended to permit “single-stair” (point-access) residential buildings in Austin with prescribed safeguards.

What was approved: The commission adopted the staff-recommended technical-code amendments as the base and approved multiple commissioner amendments. Key outcomes recorded in the meeting record include:

- Elevator requirement: Elevators will be required in point-access buildings greater than four stories. The commission approved an amendment to make elevator access mandatory for buildings above that height.

- Net floor-area limit: Commissioners replaced a proposed 4,000-square-foot per-floor limit for floors served by a single exit with a 7,000-square-foot per-floor cap. Commissioner Woods proposed the 7,000-square-foot figure and the commission approved it.

- Height allowance and study: The commission added an option to allow point-access buildings up to six stories and also directed staff to study the feasibility of allowing single-stair buildings of up to eight stories. Commissioner Maxwell brought the six-story amendment; Commissioner Haney moved the study-to-8-stories amendment.

- Windowless-bedroom review: Commissioners directed staff to consider the issue of windowless bedrooms (borrowed light and similar configurations), particularly in the University Neighborhood Overlay, and to continue engagement with stakeholders — including the development community — before finalizing any regulatory changes.

Commissioner procedural notes and votes: Commissioner Maxwell led the working-group presentation and made the primary motions to adopt the staff amendment; several commissioners then proposed technical modifications. The transcript records initial votes on individual amendments (for example, the staff amendment was taken up and passed by voice or roll-call in the meeting and an elevator amendment, the net-floor-area amendment, and the six-story amendment were each approved by the commission). Recorded tallies during the meeting included votes reported as 10–0 on early amendments and 11–0 for later amendments and the final consolidated recommendation.

Why it matters: Supporters said updating local technical code language will allow new housing typologies — walk-up, lower-cost multifamily buildings that are common in other U.S. cities — to be built safely in Austin. Vice Chair Azar described the change as opening an opportunity for “a lot of walk up rental units” and said the amendments could expand housing options across the city. Opponents and cautious commissioners asked for floor-area limits, elevator requirements and study to ensure safety and livability.

Selected quotes from the meeting: Commissioner Maxwell, presenting the item, said the technical updates “do have a very material impact in how and what we build in our city.” Commissioner Woods urged a higher per-floor cap for livable family-sized units: “...the net floor area of each floor served by a single exit shall not exceed 7,000 square feet.” Vice Chair Azar emphasized the housing opportunity: “opening up that opportunity in our local code does allow a lot of walk up rental units that we do see in other cities.”

Next steps: The commission’s action initiates local amendments for city-council consideration; staff and the working group said the technical amendments will appear on the council agenda (the staff noted a council meeting for code adoption was scheduled later in the week). The commission also included additional direction for staff to continue stakeholder engagement on the windowless-bedroom question and to report back as part of the code amendment process.

Formal actions recorded in the meeting: The record shows the base staff amendment and the suite of commissioner amendments were approved and will be forwarded to City Council for consideration as local amendments to the 2024 technical codes.