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Commission recommends adopting regional building‑code reference to allow certain five‑story single‑stair multifamily buildings under strict safety rules
Summary
Following staff and building‑official presentations about House Bill 25‑1273, the commission unanimously recommended a UDC amendment to adopt a Pikes Peak Regional Building Code appendix that would allow limited five‑story multifamily buildings to use a single stair when specific noncombustible construction and life‑safety features are met.
The Planning Commission recommended City Council adopt a Unified Development Code amendment to reference a regional building code appendix that implements state law (House Bill 25‑1273) allowing certain multifamily residential buildings up to five stories to be served by a single exit and stair if they meet defined life‑safety requirements.
Daniel Sexton (planning manager) explained the UDC-based code reference is necessary to enable the regional building code appendix locally. Roger Lovell, regional building official, summarized the statute and proposed provisions: eligible buildings must be type‑2 noncombustible construction, limited to a maximum of four dwelling units per floor and a floor plate of roughly 6,000 square feet, be fully sprinklered and provide a pressurized, two‑hour‑rated stair with increased width and other fire protective systems.
Lovell said the life‑safety measures (sprinklers, pressurized stair and enhanced construction) are intended to offset the loss of a second stair. "The bill also contains very specific life safety features that have to be included in the building," Lovell said. Commissioners questioned evacuation and first‑responder operations; Lovell noted that with a single stair the stair must be wider and pressurized to keep smoke out and that fire response procedures would adapt.
Commissioners discussed the statute’s application (it applies to Colorado municipalities with populations over 100,000) and the timing relative to regional energy code adoption. Staff noted a July 1, 2026 deadline for adopting a new regional energy code could compel a later energy standard if this building code change were delayed. The commission voted unanimously to recommend the code reference amendment to City Council.
