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Board weighs treating six-plus‑bedroom houses as 'sleeping units' to improve safety and clarity
Summary
Lawrence staff proposed amending building rules so houses with six or more bedrooms in zoning districts that allow congregate use would be reviewed as 'sleeping units,' requiring sprinklers and fire separations; members agreed to continue research and return with draft ordinance language.
Staff opened a lengthy review of how the building code and development code overlap where large single‑family houses function as congregate residences, particularly near the university. Staff proposed a specific numeric trigger — "six bedrooms or more" — so projects in zoning districts that permit congregate uses would be treated as sleeping units under the building code and subject to sprinkler, separation and accessibility requirements.
Staff member said the proposal is intended to make review predictable and avoid placing staff in the role of adjudicating lease terms or familial relationships. "When we went to the new development code ... we're saying 6 bedrooms or more in the zoning districts that permit congregate," staff said, summarizing the proposed threshold and the rationale for aligning building review with land‑use approvals.
Board members debated tradeoffs. Mike Brennan pointed to safety benefits of sprinklers and structured design but warned about the cost and feasibility for historic rehabs. "It is costly for sure," a member said of sprinkler retrofits for older houses. Several members noted the International Existing Building Code (IEBC) contains accessibility exceptions and other paths for compliance in historic renovations, while others emphasized enforcement challenges if a house is permitted one way and used differently later.
The board did not vote on the proposal. Instead staff (Matt and Kimberly) were asked to research IEBC exceptions, confirm how accessibility waivers apply to historic buildings, and return with draft ordinance language and a recommendation at the next meeting. The board also requested the fire department attend the next session to provide technical input.
