High-Rise & Single Stairway Ordinance Updates
Santa Monica City Council
September 9, 2025
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2 Background
In March 2025, staff was asked to assess the viability of the following policy matters:
• High-Rise Building Definition: Aligning Santa Monica’s definition with the State Standard.
• Single-Stairway Buildings: Establishing a clear process for constructing multi-family residential buildings of up to six stories with a single exit.
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
3 High-Rise Definition
Background &
Justification
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
4 High-Rise Definition – Background & Justification
Current vs. Proposed Definition
• Current local: >55 ft
• Proposed: >75 ft (HSC §13210 (b))
o To establish a high-rise definition as those buildings greater than 75-feet would align with the California Building Code (Section 403)
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
5 High-Rise Definition – Background & Justification
Staff has assessed that a transition to a high-rise definition aligned with the State standard is both reasonable and justified • Modern Fire Department capacity
• Planned SMFD enhancements
• Advanced building life-safety systems
• Consistency with State Code
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
6 Single Stairway
Provisions
AMMR Approach
for R-2
Occupancies
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
7 Single Stairway Provisions– AMMR Approach for R-2 Occupancies Current Code Background
• CBC 1006.3.4: Limits to 3 stories with no occupied roofs allowed • CBC 104.2.3: Alternate Materials & Methods Request (AMMR) process allows equivalency-based alternates
• Evaluated on a case-by-case basis
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
8 Single Stairway Provisions– AMMR Approach for R-2 Occupancies Overview of AMMR Framework
• Applies to R-2, 4-6 story buildings
• Requires licensed architect
• Joint review by Building & Fire
• Evaluated for life-safety equivalence
• Proposed AMMR requirements would institute enhanced building & fire safety systems to ensure structures meet life / safety standards Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
9 Single Stairway Provisions– AMMR Approach for R-2 Occupancies 4- Story AMMR Projects
• NFPA 13 sprinklers
• Max 4 units/floor; 4,000 sq ft/story
• 35 ft max unit entrance-to-stair travel
• 44” minimum stair width
• Bedroom emergency escape / rescue
openings
• Direct exit to street or 20’ alley
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
10 Single Stairway Provisions– AMMR Approach for R-2 Occupancies 5-6 Story AMMR Projects
• Pressurized stair
• 20 ft max unit entrance-to-stair travel
• 48” minimum stair width
• No occupied roofs above the highest
floor permitted
• Peer review required
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
11 Single Stairway Provisions– AMMR Approach for R-2 Occupancies AMMR Review Process
• Reviewed jointly by staff
• Evaluated for safety equivalency
• Will evolve with future State code updates (e.g., AB835) • Identified as being a reasonable and justifiable policy adjustment by staff Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
12 Implementation &
Impacts
Recommended
Actions
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
13 Implementation & Impacts– Next Steps & Review
Implementation Plan
• High-rise definition updated September 30 while adopting new code • Information Bulletin released to development community • Ongoing monitoring of OSFM & CBC changes
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
14 Implementation & Impacts– Next Steps & Review
Impacts
• No immediate fiscal impacts
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
15 Implementation & Impacts– Recommended Actions
Recommended Actions:
• Direct that as part of the City’s next regular building and fire code update process, staff align the high-rise definition to be consistent with the Statewide high-rise definition.
• Authorize staff to implement an updated Alternate Materials and Methods Request (AMMR) process for single-exit stairway multi-family residential buildings of up to six stories in height pursuant to the Information Bulletin. • Questions?
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025