Written Comments — Santa Monica City Council, September 9, 2025

1 David Yakobson
From: Greg Chasen <[email protected]>
Sent: Monday, September 8, 2025 4:21 PM
To: councilmtgitems
Subject: Support Item 11C - Single Stair & High-Rise Definition Reform

EXTERNAL
Santa Monica City Council,
Santa Monica City Council
1685 Main Street
Santa Monica, CA 90401
Re: Support for Single-Stair Reform and High-Rise Definition Update Dear Mayor and Councilmembers,
I am writing to express my strong support for the proposed regulatory updates outlined in the September 9, 2025 staff report, particularly the adoption of the updated Alternate Materials and Methods Request (AMMR) process for single-exit stairway multi-family buildings up to six stories, and the alignment of Santa Monica’s high-rise definition with the State standard of 75 feet.

The proposed single-stair reforms present a forward-thinking approach to housing design that balances safety, livability, and sustainability. By incorporating enhanced sprinkler systems, limited travel distances, stairway pressurization, direct street discharge, wider stairways, and mandatory peer review for taller projects, the AMMR process maintains an equivalent level of fire and life safety while allowing more efficient and space-conscious building layouts.

Importantly, single-stair designs enable the creation of family-sized units—homes with more bedrooms and better layouts—within mid-rise buildings. This is critical for supporting a diverse and stable population, attracting and retaining families, and ensuring the long-term vitality of our city.

From an urban design perspective, these reforms will allow smaller building footprints, more active facades, and a greater variety of architectural forms. By avoiding bulky double-corridor Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2 designs, single-stair buildings can be more human-scaled, visually appealing, and compatible with Santa Monica’s unique character. This approach also supports improved natural light and ventilation for residents, further enhancing livability.

Additionally, aligning the high-rise definition with State standards recognizes modern firefighting capabilities, updated building safety requirements, and our City’s planned investment in Fire Department capacity. This change will reduce unnecessary regulatory barriers and better focus resources on buildings that truly require specialized high-rise response.

In light of Santa Monica’s urgent housing needs, these reforms offer a practical pathway to encourage well-designed, safe, and sustainable residential development that strengthens our community fabric. I urge the Council to approve these changes and continue exploring policies that promote both safety and housing innovation.

Thank you for your leadership and commitment to creating a more livable Santa Monica.

Greg Chasen
[email protected]
Santa Monica, California 90401
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
3 David Yakobson
From: Kara Block <[email protected]>
Sent: Monday, September 8, 2025 4:38 PM
To: Lana Negrete; Caroline Torosis; Jesse Zwick; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya
Cc: councilmtgitems; Council Mailbox; Sia Poursabahian; Jing Yeo; Oliver Chi Subject: City Council Agenda Item 11.C - SUPPORT to Align High-Rise Definition Consistent with State Code and AMMR for Single-Exit Stairway

EXTERNAL
Dear Mayor Negrete and Councilmembers.

I am writing to encourage you all to support tomorrow's Agenda Item 11.C to Align High-Rise Definition Consistent with State Code and AMMR for Single-Exit Stairway. As I support the approval of both items, I believe it is of the utmost importance to align Santa Monica's High-Rise definition as soon as possible.

As a licensed architect who works on projects in multiple jurisdictions in California, 75' high is the typical threshold for mid-rise construction with High-Rise being any building over 75'. One of the most cost-effective construction types for multi-family residential buildings is a "podium project" that you see all over the LA area and means that the ground floor (or two or 3) levels are built of concrete and metal (Type I Construction) with a maximum of 5-stories of wood frame construction (Type III Construction) above. With all podium projects I have worked on in my 20+ years of practicing architecture, the building owners also require that the height stays under the high-rise threshold. The primary reason for this requirement is cost! I would estimate there is a minimum premium of $750,000 to implement the additional required high-rise features.

Why does this matter? With the cost of construction and other economic factors Santa Monica housing developers are currently facing, adding a significant cost to buildings that they could otherwise build a few short miles away in Los Angeles is not worth it to many. When a building is classified as a high rise, there are different and additional fire protection measures that must be incorporated into the design including pressurized egress stairways with separate mechanical equipment to provide the pressurization, on-site fire water storage tanks, separate fire pumps for the storage tanks, just to name a few. In addition to the large cost of this added equipment, the space required for most of these features is also quite staggering. For example, a fire water storage tank for a 100-unit building would require similar space as 4-5 vehicle parking spaces with the adjacent fire water pump taking up about another car size space.

These tanks are typically located in the lowest floor of the basement due to the weight and space requirements. For every foot of excavation for subterranean parking, the cost exponentially goes up.

The main question is if Los Angeles and most of the Cities in California safely have a high-rise threshold of at least 75', why can't Santa Monica as well? I encourage you all to support Agenda Item 11.C to Align High-Rise Definition Consistent with State Code and AMMR for Single-Exit Stairway.

Thank you for your consideration and for your attention to work to remove barriers to housing production for all income levels.

Thank You,
Kara Block, AIA, NCARB
Partner

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
4 DFH Architects, LLP
1544 Twentieth Street
Santa Monica, CA 90404
tel: 310.394.4045 ext.4567
direct: 310.752.4567
cell: 213.706.0835
www.dfhaia.com
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
1 David Yakobson
From: Judy Kruger <[email protected]>
Sent: Friday, September 5, 2025 9:59 AM
To: Lana Negrete; Caroline Torosis; Jesse Zwick; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya
Cc: councilmtgitems; Sia Poursabahian; Jing Yeo; Oliver Chi; Paula Larmore; Judy Kruger (Santa Monica Chamber of Commerce)
Subject: Agenda Item 11.C, Align High-Rise Definition Consistent with State Code and AMMR for Single-Exit Stairway – SUPPORT
Attachments: 9.5.25 Chamber Letter - High Rise Def.pdf

EXTERNAL
Dear Mayor Negrete and Councilmembers - Please see attached Chamber letter in submission for Agenda Item 11.C to be presented at City Council on September 9th, 2025.

Best Regards,
Judy
Judy Kruger
CEO & President
213-703-1340
[email protected]
smchamber.com
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
September 5, 2025
City Council
City of Santa Monica
1685 Main Street
Santa Monica, CA 90401
Re: Agenda Item 11.C, Align High-Rise Definition Consistent with State Code and AMMR for Single-Exit Stairway – SUPPORT
Dear Mayor Negrete and City Councilmembers:

On behalf of the Santa Monica Chamber of Commerce, we urge the Council to approve Item 11.C to align the City’s definition of a high-rise building with the Statewide definition and establish an Alternative Means/Methods process to facilitate the construction of single-stairwell multifamily unit residential buildings up to six stories.

We frequently hear from our members that the cost and lack of available housing options in Santa Monica directly impacts their ability to attract and retain local employees.

Both of these changes will significantly decrease the cost for housing projects in support of both City’s housing production and economic recovery goals. This change will also create consistency with Los Angeles and many other cities State-wide.

As the Council previously provided unanimous direction to move forward with both of these items direction at its March 25, 2025 hearing, we appreciate the authorization being provided to Staff on the single-stairway exit but we disappointed that the high-rise definition is merely another vote directing Staff to bring this long-awaited change back as part of the new building and fire code updates. We ask Council to confirm that the Staff Report’s estimate of “late September/early October 2025” for this item to come back will stick so that developers/property owners can move forward with entitlements and/or construction drawings with certainty.

The Chamber appreciates City Staff and the Council’s attention and work to remove barriers to housing production for all income levels to increase opportunities for our workforce to both live and work in Santa Monica.

Respectfully Submitted,

Judy Kruger Paula Larmore
President & CEO Chair of the Board
Board Executives
Chair
Paula Larmore
Harding, Larmore,
Kutcher & Kozal LLP
Past Chair
Charlie LopezQuintana
ETC Hotels
Treasurer
Addie VanGessel
Tavern on Main
Vice-Chair
Dustin Peterson
Fairmont Miramar
Hotel & Bungalows
Vice-Chair
Jeremy Rawitch
RAND
Vice-Chair
Vee Gomez
Beach Yoga SoCal
Vice-Chair
Melissa Cohen
Boston Properties
Vice-Chair
Elias Garcia
Kaiser Permanente
Directors
Eddie Guerboian
Jeweler
Neil Carrey
Attorney
Elnie Vannatim
Cedars-Sinai
Gina Gribow
EKA Public Affairs
Directors
Jessica Rincon
Sanbourne
Lilit Avagyan
US Bank
Jenn Verma
Lionsgate
Ben Marcus
UP Partners
Yvette Sims
Hair by Yvette
Cheree
Michael Altchule
UCLA Health
Shanna Johnson
Regent
Shari Davis
Santa Monica
College
Wesly Hernandez
SNAP Inc.

Berta Negari
XYZ Rent
Garrett Childers
SM Fire 1109
Doreen Lahav
Prism Places
Kara Block
DHF Architects
Carlos Madrid

SMPD POA
Jared Amerson
Providence Saint
John’s
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2 David Yakobson
From: Kevin Zelaya <[email protected]>
Sent: Friday, September 5, 2025 7:51 PM
To: councilmtgitems
Subject: Support Single Stair in Santa Monica: Agenda Item 11C

EXTERNAL
Santa Monica City Council,
I am writing to urge you to support the ordinance that would legalize 4–6 story single stair apartment buildings in Santa Monica.

As you know, the City currently follows an outdated policy that requires two stairways in most multifamily housing. While well intentioned, this rule makes it harder to design efficient, livable housing. It forces larger building footprints with smaller units, reduces open space, and limits natural light and airflow all at a time when Santa Monica urgently needs more housing options that people actually want to live in.

Allowing single stair buildings would bring Santa Monica in line with successful practices in many other countries. It would unlock better housing design, more family friendly units, and healthier living environments while still ensuring safety.

The City has studied this reform and is now at the crucial step of moving it forward. I urge you to vote yes this Tuesday to support single stair residential buildings. This is a commonsense reform that will improve both housing supply and quality of life in Santa Monica.

Thank you for your leadership on this important issue.

Kevin Zelaya
[email protected]
1139 S Rimpau Blvd
Los Angeles, California 90019
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
3 David Yakobson
From: Jan Gardner <[email protected]>
Sent: Friday, September 5, 2025 8:52 PM
To: councilmtgitems
Subject: Support Single Stair in Santa Monica: Agenda Item 11C

EXTERNAL
Santa Monica City Council,
I am writing to urge you to support the ordinance that would legalize 4–6 story single stair apartment buildings in Santa Monica.

Thank you for your leadership on this important issue.

Jan Gardner
[email protected]
3 Ponderosa, Lane
Rolling Hills Est, California 90274
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
4 David Yakobson
From: Quinn Vaughn <[email protected]>
Sent: Friday, September 5, 2025 4:39 PM
To: councilmtgitems
Subject: Support Single Stair in Santa Monica: Agenda Item 11C

EXTERNAL
Santa Monica City Council,
I am writing to urge you to support the ordinance that would legalize 4–6 story single stair apartment buildings in Santa Monica.

Thank you for your leadership on this important issue.

Quinn Vaughn
[email protected]
1670 Manning Ave
Los Angeles, California 90024
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
5 David Yakobson
From: Eve Lopez <[email protected]>
Sent: Sunday, September 7, 2025 8:30 PM
To: Lana Negrete; Jesse Zwick; Dan Hall; Ellis Raskin; Caroline Torosis; Natalya Zernitskaya; Barry Snell
Cc: councilmtgitems; Fire; Matthew Hallock
Subject: Agenda Item 11C - Opposition to Proposed Redefinition of High-Rise Building Standards and Single Stairwell Provisions

EXTERNAL
Dear Mayor Negrete and Councilmembers,
I urge you to reject the proposed redefinition of high-rise buildings from 55 feet to 75 feet and the allowance of singlestairwell residential projects up to six stories.

Fire Department Capabilities vs. Building Height
The current 55-foot threshold reflects our geography, firefighting capacity, and unique risks. Raising it to 75-foot threshold may align with State code, but it disregards the operational realities of Santa Monica’s Fire Department today. Fire and life safety should be tailored to local capacity, not to a one-size-fits-all statewide minimum. Santa Monica’s compact urban setting, narrow streets, and unrelenting densification this City Council has done nothing to stop, complicate ladder placement and access. Firefighters may face blocked approaches, construction obstacles, angled positioning, or overhead utility constraints, all of which reduce the effective height a ladder can reach. In practice, the theoretical capacity of a ladder truck is rarely achievable in a real emergency environment.

If the City cannot safely reach occupants on the upper floors of a 75-foot structure with the existing fleet, then lowering safety standards to match the State definition places lives at risk.

Leadership and Accountability
It is telling that the Police Chief chose to resign over differences with this administration, yet disappointing that our Fire Chief has not shown the same willingness to push back on a proposal that so directly impacts life safety. True leadership requires speaking candidly and placing public safety above administrative convenience or development priorities.

Risks to an Aging Population
Equally concerning is the plan to allow single-stairwell buildings up to six stories. A single exit is a dangerous vulnerability.

Sprinklers and pressurization may help but cannot replace the need for a second means of escape. It is especially troubling that Agenda Item 11A acknowledges Santa Monica’s growing aging population, yet this proposal would raise building heights beyond the reach of current equipment and sanction designs that put aging residents with limited mobility at greater risk.

For these reasons, I urge the Council to:

1. Maintain the current 55-foot threshold for defining high-rise buildings unless and until the City can demonstrate, with specifics, that its equipment and staffing are capable of safely protecting buildings up to 75 feet.

2. Reject the single-stairwell provision for buildings above three stories, as the proposed “equivalencies” do not eliminate the fundamental risks created by having only one means of escape and unreasonably places Santa Monica’s vulnerable aging population at risk.

The Council’s first responsibility must be public safety. Please take that responsibility seriously and reject Agenda item 11C.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
6 Thank you for your consideration of this critical public safety matter.

Eve Lopez
Santa Monica Resident
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
7 David Yakobson
From: Melissa Cohen <[email protected]>
Sent: Monday, September 8, 2025 9:56 AM
To: Lana Negrete; Caroline Torosis; Jesse Zwick; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya
Cc: councilmtgitems; Sia Poursabahian; Jing Yeo; Oliver Chi; Alexander Cameron; Molly Castles; Laura Kerl
Subject: SM High Rise Definition and Single Stair: September 9th Council Item Attachments: BXP_Letter to Council_Support High Rise Definition_090525.pdf

EXTERNAL
Dear Mayor Negrete and City Councilmembers,
On behalf of BXP, please see attached letter of support to align the City’s Definition of High-Rise Building with the Statewide Definition.

Thank you for the opportunity to participate
Melissa
Melissa Cohen
VP, Development
Los Angeles Regional Director
2800 28th Street, Suite 170
Santa Monica, CA 90405
(310) 597-0576
[email protected]

Disclaimer
This message is a private communication and is intended only for the named addressee. It may contain information which is confidential, proprietary and/or privileged under applicable law. If you are not the designated recipient, you may not review, copy or distribute this message. If you receive this message in error, please notify the sender by reply e-mail and delete this message from your system.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2800 28th Street, Suite 170
Santa Monica, CA 90405
424.330.3530
www.bxp.com
BXP, Inc.
(NYSE: BXP)
September 5, 2025
City Council
City of Santa Monica
1685 Main Street
Santa Monica, CA 90404
Re: Agenda Item 11.C, Align the City’s Definition of High-Rise Building with the Statewide Definition – SUPPORT
Dear Mayor Negrete and City Councilmembers,
On behalf of BXP, we are grateful for the chance to provide our support to align the City’s Definition of High-Rise Building with the Statewide Definition. In addition, we support the City establishing an Alternative Means/Methods for construction of single-stairwell multifamily unit residential buildings up to sixstories.

As the largest commercial office landlord in Santa Monica with over 2.4MM SF and currently in the early planning phases of a mixed-use development that would contribute to the City’s housing production, we are supportive of the City Staff and Council’s attention and work to remove barriers to housing production for all income levels. There are currently many barriers and costs that are keeping multi-family developers from moving forward with housing projects in the city. Aligning the City’s definition of a High-Rise Building with the Statewide Definition significantly decreases the cost for housing projects and we respectfully ask that the City Council adopt these changes promptly.

Thank you,
Melissa Cohen Alex Cameron
Melissa Cohen Alex Cameron
VP, Development VP, Leasing
Los Angeles Regional Director Los Angeles Regional Director Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
8 David Yakobson
From: Santa Monica Forward <[email protected]> Sent: Monday, September 8, 2025 12:27 PM
To: Lana Negrete; Dan Hall; Caroline Torosis; Jesse Zwick; Ellis Raskin; Natalya Zernitskaya; Barry Snell; councilmtgitems
Subject: Santa Monica Forward Supports 11.C - Single-Stair

EXTERNAL
Mayor and Members of the Santa Monica City Council,
On behalf of Santa Monica Forward, I am writing to express our enthusiastic support for Item 11.C, the adoption of an ordinance to allow for single-stair buildings and fix the high-rise building code. This is a common-sense update to our building code that will unlock new opportunities for much-needed housing in our city while maintaining safe housing for residents. In particular, single-stair is a crucial unlock to allow familysized 3 and 4 bedroom units that the city is severely lacking.

For too long, outdated regulations requiring two stairwells in smaller multi-family buildings have inadvertently limited the type of housing that can be built. This has made it difficult to construct appropriately scaled housing on smaller infill lots and has often resulted in floor plans that are inefficient and less livable.

Adopting a single-stair ordinance will directly address these issues, primarily by enabling the creation of more family-friendly housing. By reclaiming the space otherwise lost to a redundant second staircase, architects and builders can design larger, "through-units" with windows and light on opposite sides. These are the bright, better-ventilated, multi-bedroom homes that Santa Monica families are desperately seeking but can rarely find or afford.

This is not a radical or untested idea. It is a proven, safe, and widely used building practice in cities like Seattle and New York, as well as throughout Europe. When combined with the modern fire safety standards such as sprinklers and pressurized stairwells included in the ordinance, these buildings maintain the highest levels of safety for residents.

Passing the single-stair ordinance is a simple, practical, and powerful step your council can take to encourage the development of more diverse, livable, and family-oriented housing. We urge you to vote yes on this important measure.

Thank you for your consideration.

Sincerely,
Santa Monica Forward
Co-Chairs, Bradley Ewing and Carl Hansen
Vice Chair, Sam Shapiro-Kline
--
We are working for a diverse, progressive, sustainable and equitable Santa Monica.

SantaMonicaForward.org
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
9 David Yakobson
From: Eli Eli Gill <[email protected]>
Sent: Monday, September 8, 2025 12:27 PM
To: councilmtgitems
Subject: Support Item 11C - Single Stair & High-Rise Definition Reform

From an urban design perspective, these reforms will allow smaller building footprints, more active facades, and a greater variety of architectural forms. By avoiding bulky double-corridor Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
10 designs, single-stair buildings can be more human-scaled, visually appealing, and compatible with Santa Monica’s unique character. This approach also supports improved natural light and ventilation for residents, further enhancing livability.

Thank you for your leadership and commitment to creating a more livable Santa Monica.

Eli Eli Gill
[email protected]
Santa Monica, California 90403
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
11 David Yakobson
From: Hank Koning <[email protected]>
Sent: Monday, September 8, 2025 1:00 PM
To: councilmtgitems; Jesse Zwick; Lana Negrete; Ellis Raskin; Dan Hall; Caroline Torosis; Natalya Zernitskaya; Barry Snell
Subject: Council Meeting 9/9/2025 Agenda Item 11-C
Attachments: A propsaed single stair project.pdf

EXTERNAL
Major, City Council Members,
I applaud you all for taking up these building code issues.

Over a decade ago I brought up the highrise definition issue with the then Santa Monica Building Official Ron Takiguchi. He said he thought aligning Santa Monica’s definition with the California Building Code was appropriate and would look into it.

Unfortunately he left the City.

I have continued to raise this issue over the years like a broken record.

So yes, I support your direction to city staff.

However, there needs to be a correction.The motion refers to 75’ high buildings. The CBC language actually measures the 75’ limit as being from the highest floor level to the lowest level where firefighting apparatus would be located (typically the street gutter). So a building that is 85’ in height by either the Planning or Building Code definition most likely would have its highest floor level less than 75’ above the street level and therefore not be a highrise. It’s important to use the CBC language to avoid confusion later.

I urge you to direct staff to revise the language accordingly.

In regard to the single stair item, I just spent 2 weeks in Denmark and stayed in a sixth floor apartment in Copenhagen. This was served by a single stair and had 4 units opening off each floor. The floor plate easily exceeded 4,000sf. and the building was not even sprinklered.

I do support the concept of allowing a single stair for residential buildings with no more than 4 units per floor.

However as presented here, I don’t believe this will be utilized much. Firstly this requires submitting for an Alternate Means and Methods Request (AMMR). These are costly, time consuming and discretionary. In addition, AMMRs are typically not accepted by the Department of Building and Safety until a Plan Check Application is submitted and a Plan Check number provided on the application form. So when I start designing a project and am considering having a single stair arrangement, I need to submit the AMMR (assuming the City will accept it at this stage), pay the fee, wait for DBS and also the Fire Department to approve, before I even start a schematic design. Los Angeles is also considering a similar single stair ordinance but they do not require an AMMR be submitted.

Secondly, there are the proposed conditions. Requiring a pressurized stair shaft requires having a vestibule through which one passes to enter the stair shaft. This takes up a lot of room. In addition a pressurized stair shaft also requires an emergency power source - either an emergency generator or batteries. This adds a lot of cost both in construction and also in ongoing maintenance. The proposed City of Los Angeles ordinance allows Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
12 the use of open exterior stairs. This would avoid the pressurisation requirement. This ordinance should also allow the use of exterior stairs.

The 4,000sf/floor plate limitation, the 20' door and the need for the stair to discharge directly to a street or 20’ alley also limit how many projects can use the single stair option.

I have attached a study for a single stair housing project that we prepared for the recent "Small Lots, Big Impact “competition. Having to include the requirements of the proposed conditions would render the project infeasible. There may be other submissions with single stair designs that may be good to look at.

I urge you to direct staff to reconsider the process and conditions so the single stair scenario is a more realistic possibility.

Thank you for your consideration of these issues.
____________________
Hank Koning, FAIA, LFRAIA, LEED AP Founding Principal
KoningEizenberg| 1454 25th Street, Santa Monica, CA 90404 Direct: 424 220 2733 (incl. VM and SMS texts)
www.kearch.com
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025

OVERVIEW
A stack of communal spaces faces the street. Behind the elevator, the open ground floor is left as an unconditioned “garage” for residents to organize according to preference: bike storage; workshop; parking; or a revenue-generating guest suite permitted as an ADU.

The 400-SF prefabricated units comprise 15’ x 27’-6”, 1-bed 1-bath modules with exterior corridor and 4’x6’ balcony. Stacked modules combine via a knockout zone to create an 800-SF 2-bed, 2-bath suitable for a growing family or household. Compact bathrooms and single-wall kitchens optimize usable space.

Living simply while maximizing amenity (with minimal conditioned spaces) offers an alternate sustainable lifestyle model. In this replicable model, prefabrication minimizes waste while the “social stack” and podium spaces could be tailored by site and owners. Communal areas and units cross-ventilate. Trellis-mounted rooftop PV panels add shade and on-site power generation. Drought tolerant landscaping includes planters, trellises, and parkway strip.

This 18-unit prototype for
missing-middle housing focuses
as much on building relationships
with neighbors as building equity.

MAKING IT WORK
Inspired by the German Baugruppen and Nightengale in Australia, Social Stack functions as something between a condo and a co-op. Owners opt-in to a lifestyle centered in sustainability and collective decision making on shared resources.

The project uses TOC Tier 3 incentives to maximize density, meaning at minimum 2 units would be affordable. Design assumes no public funds are used, and units are Chapter 11A compliant - including accessible compact bathrooms, inspired by Stanley Saitowitz’s in San Francisco.

A set of code improvements would make this project possible:
• Single Stair Access maximizes communal space and unit arrangement.

While possible to achieve this project as a walk-up, this proposal includes an elevator to serve a wider range of residents.
• Measuring Fire Separation Distance (10’) from the Centerline of Side Alley for exterior exit balcony.

SOCIAL STACK

GF ALTERNATES STREET FACADE ALLEY FACADE

SECTION WITH INTERIOR VIEWS
TRASH
TRASH

MACHINE
ROOM

ELECTRICAL

PLAY PORCH
DOUBLE
HEIGHT

TERRACE

PARTY / MEETING

BBQ ROOF DECK
MAIL
PARCEL

BIKE / STORAGE LOCKERS
MAKE
ADU - GUEST RENTAL PARKING - 4 STALLS
^N 1 : 3/32
1 : 3/64

LAUNDRY

COWORKING

TERRACE
GF
2F
4F
6F
5F
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
13 David Yakobson
From: Jeanne Laurie <[email protected]>
Sent: Monday, September 8, 2025 1:24 PM
To: councilmtgitems
Subject: 9/9/25 agenda item 11-C: Proposed Redefinition of High-Rise Building Standards and Single Stairwell Provisions -- OPPOSE!

EXTERNAL
Single Stairwell Provisions -- OPPOSE!

I oppose the proposed redefinition of high-rise buildings from 55 feet to 75 feet and the allowance of singlestairwell residential projects up to 6ix stories.

I urge the City Council to do the following:

1) Maintain the current 55-foot threshold for defining high-rise buildings until the Fire Department can demonstrate that its equipment and staffing are capable of safely protecting buildings up to 75 feet in height. 2) Reject the single-stairwell provision for buildings above 3 stories, as having only one means of escape places Santa Monica’s aging population at risk.

Background:

Fire Department Capabilities vs. Building Height -- The current 55-foot threshold reflects our geography, firefighting capacity, and unique risks. Raising it to a 75-foot threshold may align with State code, but it disregards the operational realities of Santa Monica’s Fire Department today.

Santa Monica’s compact urban setting, narrow streets, and densification, which this City Council has done nothing to stop, complicate both ladder placement and access. Firefighters may face blocked approaches, construction obstacles, angled positioning, or overhead utility constraints, all of which reduce the effective height a ladder can reach. In practice, the theoretical capacity of a ladder truck is rarely achievable in a real emergency environment.

If the City cannot safely reach occupants on the upper floors of a 75-foot structure with the existing fleet, then lowering safety standards to match the State definition places lives at risk.

Leadership and Accountability -- It is worth noting that Police Chief Batista resigned over differences with this administration, yet our Fire Chief is apparently not willing to push back on a proposal that could impact life safety.

Risks to an Aging Population -- The plan to allow single-stairwell buildings up to 6 stories, i.e., a single exit, creates a dangerous vulnerability. Sprinklers and pressurization may help, but they cannot replace the need for a second means of escape.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
14 While agenda item 11-A acknowledges Santa Monica’s growing aging population, this proposal would raise building heights beyond the reach of current firefighting equipment and allow designs that would put aging residents with limited mobility at greater risk.

Again, I oppose agenda item 11-C.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
15 David Yakobson
From: John Lin <[email protected]>
Sent: Monday, September 8, 2025 2:14 PM
To: councilmtgitems
Subject: Support Item 11C - Single Stair & High-Rise Definition Reform

EXTERNAL
Santa Monica City Council,
Santa Monica City Council
1685 Main Street
Santa Monica, CA 90401
Re: Support for Single-Stair Reform and High-Rise Definition Update Dear Mayor and Councilmembers,
I am writing to express my emphatic support for the proposed regulatory updates outlined in the September 9, 2025 staff report, particularly the adoption of the updated Alternate Materials and Methods Request (AMMR) process for single-exit stairway multi-family buildings up to six stories, and the alignment of Santa Monica’s high-rise definition with the State standard of 75 feet.

From an urban design perspective, these reforms will allow smaller building footprints, more active facades, and a greater variety of architectural forms. By avoiding bulky double-corridor Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
16 designs, single-stair buildings can be more human-scaled, visually appealing, and compatible with Santa Monica’s unique character. This approach also supports improved natural light and ventilation for residents, further enhancing livability.

Thank you for your leadership and commitment to creating a more livable Santa Monica.

John Lin
[email protected]
Santa Monica, California 90401
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
17 David Yakobson
From: [email protected] <[email protected]> Sent: Monday, September 8, 2025 2:12 PM
To: councilmtgitems
Subject: Support Item 11C - Single Stair & High-Rise Definition Reform

From an urban design perspective, these reforms will allow smaller building footprints, more active facades, and a greater variety of architectural forms. By avoiding bulky double-corridor Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
18 designs, single-stair buildings can be more human-scaled, visually appealing, and compatible with Santa Monica’s unique character. This approach also supports improved natural light and ventilation for residents, further enhancing livability.

Thank you for your leadership and commitment to creating a more livable Santa Monica.

This letter tool is powered by Abundance Network - Santa Monica, a locally led and run organization working to make our city more affordable, accessible, and livable through targeted reforms to how our government delivers for people. [email protected]
,
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
1 David Yakobson
From: Nikima Newsome
Sent: Monday, September 8, 2025 5:09 PM
To: [email protected]
Cc: councilmtgitems
Subject: FW: Please support parking reform and more housing in Santa Monica! Hello Mr. Gilbert,
I am in receipt of your email, and it will be uploaded to the agenda prior to the meeting tomorrow. In the future, please direct all written public comments for Council meeting agenda items to [email protected].

Best,
Nikima
Nikima S. Newsome, MPA/MMC
she/her
City Clerk
(310) 458-8211
[email protected]
santamonica.gov - City Clerk's Office
Apply to a Board or Commission!
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Subscribe to City of Santa Monica Email Updates
-----Original Message-----
From: [email protected] <[email protected]> Sent: Monday, September 8, 2025 5:06 PM
To: Nikima Newsome <[email protected]>
Subject: Please support parking reform and more housing in Santa Monica!

EXTERNAL
Dear City Clerk Niki Newsome,
As a Santa Monica resident, I write you in support of item 11-C, regarding a provision to allow single-exit stairway residential buildings, up to six stories in height.

The City Council has a great opportunity to authorize staff to implement an updated Alternate Materials and Methods Request (AMMR) process for single-exit stairway multifamily residential buildings of up to six stories. I urge you to do so and act with urgency, as changes in state law will soon make reform more challenging to implement.

Under Santa Monica’s current building code requiring two stairways, almost all new multifamily housing must be built on large sites and include double-loaded corridors connecting the two stairways (hallways with apartments on both sides). This typology often necessitates assembling multiple parcels, and produces small units with limited access to air and light. Single-stair buildings, on the other hand, could easily be built on many more local parcels, and would produce larger family-sized units with cross-ventilation and quality shared open space. More and more Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2 cities in California and across the United States are taking steps to legalize single-stair buildings as a commonsense reform that unlocks the potential of small parcels and creates a product that is attractive to many families.

Single-stair buildings make housing more affordable and have an excellent safety record. New research shows that single-stairwell buildings cost significantly less to construct than their dual-stairway counterparts and that they can fit on smaller infill lots. Furthermore, these small apartment buildings, made financially feasible by allowing single stairways, tend to have the most affordable rents across building types; they expand housing options for low- and middle-income families. Single-stair buildings use more of their floor plans for living space instead of hallways. This leads to lower building costs and greater affordability. In addition, single-stair buildings foster a more fine-grain pedestrian-oriented urban design with a greater number of smaller buildings.

There is a growing movement around this revolution in building codes. The cities of New York, Seattle, and Honolulu already allow single-stair buildings, and Los Angeles is currently pursuing building-code amendments to do the same. I ask that you direct staff to act swiftly in drafting single-stair legislation, so that your City Council is able to adopt a final ordinance legalizing this housing typology by Tuesday, Sept. 30. This reform will help boost housing production by putting more parcels into play, revitalize commercial corridors, and create higher-quality housing options for families.

I also think it will help in better design and help create more housing without the excess mass.

I urge you to support the motion and work to expedite this necessary reform.

Sincerely,
Adam Gilbert
Santa Monica, CA 90403-4473
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
3 David Yakobson
From: Jake Pierce <[email protected]>
Sent: Monday, September 8, 2025 6:01 PM
To: Lana Negrete; Dan Hall; Caroline Torosis; Jesse Zwick; Ellis Raskin; Natalya Zernitskaya; Barry Snell
Cc: Azeen Khanmalek; Scott Epstein; Lindsay; Zachary Pitts; councilmtgitems; John Yi Subject: Strong support re: Item 11C, single-stair reform (Abundant Housing LA, et al) Attachments: Support - Single Stair (AHLA, LCI, YA).pdf

EXTERNAL
Dear Mayor Negrete and members of the Santa Monica City Council, Local housing advocates would like to express strong support for efforts to legalize single-stair multifamily residential buildings, up to six stories.

Our coalition, made up of Abundant Housing LA, Livable Communities Initiative and YIMBY Action, asks you to act with urgency on this important matter (Item 11-c on tomorrow's City Council agenda). These buildings are every bit as safe as those two stairwells, and allowing them will lead to more affordable housing, better urban design and larger apartment units, suitable for local families.

In addition to expressing enthusiastic support, we do have two concerns, including that the current language would limit the allowable unit size in these complexes.

Please see the attached letter for our full comments.

Thank you,
Jacob Pierce
Housing Elements & Policy Analyst
Abundant Housing LA
@jacobpierceLA
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Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
9/8/2025
Santa Monica City Council
1685 Main Street
Santa Monica CA 90401
RE: Item 11c Legalizing Single-Stair Buildings Up to 6 Stories Dear Mayor Negrete and members of the Santa Monica City Council:

We write you in support of item 11-C, regarding a provision to allow single-exit stairway residential buildings, up to six stories in height.

Your City Council has a great opportunity to authorize staff to implement an updated Alternate Materials and Methods Request (AMMR) process for single-exit stairway multifamily residential buildings of up to six stories. Our organizations urge you to do so and act with urgency, as changes in state law will soon make reform more challenging to implement.

Under Santa Monica’s current building code requiring two stairways, almost all new multifamily housing must be built on large sites and include double-loaded corridors connecting the two stairways (hallways with apartments on both sides). This typology often necessitates assembling multiple parcels, and produces small units with limited access to light and air. Single-stair buildings, on the other hand, could easily be built on many more local parcels, and would produce larger family-sized units with cross-ventilation and quality shared open space. More and more cities in California and across the United States are taking steps to legalize single-stair buildings as a common-sense reform that unlocks the potential of small parcels and creates a product that is attractive to many families.

A recent report from Pew Research summarizes the benefits of single-stair buildings and provides evidence on their excellent safety record. The report found that single-stairway buildings “cost 6% to 13% less to construct than similar dual-stairway buildings” and that they can fit on “smaller infill lots.” It also found that “small apartment buildings with two to 19 units” made financially feasible by allowing single stairways tend to have the most affordable rents across building types and expand housing Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
options for low- and middle-income families. The Harvard Joint Center for Housing Studies found that single-stair buildings are able to use up to 10% more of a floor plan for living space, instead of hallways, which leads to lower building costs and therefore greater affordability. In addition, single-stair buildings “form more neighborly, less anonymous interior communities than one enormous whole-block apartment building with 100 units sharing a hallway.”
There is a growing movement around this revolution in building codes. The cities of New York, Seattle, and Honolulu already allow single-stair buildings, and Los Angeles is currently pursuing building-code amendments to do the same. We ask that you direct staff to act swiftly in drafting a single-stair ordinance, so that your City Council is able to adopt a final ordinance legalizing this housing typology by Tuesday, Sept. 30. This reform will help boost housing production by putting more parcels into play, revitalize commercial corridors, and create higher-quality housing options for families.

While we strongly support this item, we want to draw your attention to a couple concerns around the current drafting of the AMMR bulletin. First, we urge you to allow 4,000 square feet of net floor area rather than maximum floor area per story. One of the greatest benefits of the single-stair typology is that it makes it easier to provide family-sized units. If non-usable space (such as hallways, elevators, and stairwells) is included in the 4,000 sq. ft. metric, it will be challenging for developers to build four family-sized units per story. Second, the bulletin should be revised to clarify that a parking garage, if furnished, can utilize the same stair as the residential floors.

We urge you to support the motion with the above modifications. Thank you for your leadership.

Sincerely,
Azeen Khanmalek Lindsay Sturman
Azeen Khanmalek
Executive Director
Abundant Housing LA
Co-Founder
Livable Communities Initiative
Zach Pitts
LA Director
YIMBY Action
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
4 David Yakobson
From: Matias Fuchs-Lynch <[email protected]> Sent: Monday, September 8, 2025 8:26 PM
To: councilmtgitems
Subject: Support Item 11C - Single Stair & High-Rise Definition Reform

From an urban design perspective, these reforms will allow smaller building footprints, more active facades, and a greater variety of architectural forms. By avoiding bulky double-corridor Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
5 designs, single-stair buildings can be more human-scaled, visually appealing, and compatible with Santa Monica’s unique character. This approach also supports improved natural light and ventilation for residents, further enhancing livability.

Thank you for your leadership and commitment to creating a more livable Santa Monica.

Matias Fuchs-Lynch
[email protected]
Santa Monica, California 90403
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
6 David Yakobson
From: [email protected]
Sent: Tuesday, September 9, 2025 9:43 AM
To: councilmtgitems; Barry Snell; Caroline Torosis; Dan Hall; Ellis Raskin; Jesse Zwick; Lana Negrete; Natalya Zernitskaya
Cc: [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: FOSP: City Council 9/9/25 item 11-C -- OPPOSE!

EXTERNAL
September 8, 2025
To: Mayor Negrete and City Councilmembers
From: Board of Directors, Friends of Sunset Park
RE: 9/9/25 agenda item 11-C: Proposed Redefinition of High-Rise Building Standards and Single Stairwell Provisions -- OPPOSE!
The FOSP Board opposes the proposed redefinition of high-rise buildings from 55 feet to 75 feet and the allowance of single-stairwell residential projects up to 6ix stories.

We urge the City Council to do the following:
1) Maintain the current 55-foot threshold for defining high-rise buildings until the Fire Department can demonstrate that its equipment and staffing are capable of safely protecting buildings up to 75 feet in height.
2) Reject the single-stairwell provision for buildings above 3 stories, as having only one means of escape places Santa Monica’s aging population at risk.

Background:

If the City cannot safely reach occupants on the upper floors of a 75-foot structure with the existing fleet, then lowering safety standards to match the State definition places lives at risk.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
7 Leadership and Accountability -- It is worth noting that Police Chief Batista resigned over differences with this administration, yet our Fire Chief is apparently not willing to push back on a proposal that could impact life safety.

While agenda item 11-A acknowledges Santa Monica’s growing aging population, this proposal in item 11-C would raise building heights beyond the reach of current firefighting equipment and allow designs that would put aging residents with limited mobility at greater risk.

Again, the FOSP Board opposes agenda item 11-C.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
8 David Yakobson
From: Andrew Hoyer <[email protected]>
Sent: Tuesday, September 9, 2025 10:07 AM
To: councilmtgitems; Lana Negrete; Dan Hall; Jesse Zwick; Caroline Torosis; Ellis Raskin; Natalya Zernitskaya; Barry Snell
Subject: Sept 9, 2025: Item 11-C

EXTERNAL
What a truly horrendous and life-threatening idea! Please do not go down this path.

Andrew Hoyer
There is only one moment in time when it is essential to awaken. That moment is now. - Buddha
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
9 David Yakobson
From: Noma Boardmember <[email protected]>
Sent: Tuesday, September 9, 2025 11:36 AM
To: Ellis Raskin; Jesse Zwick; Natalya Zernitskaya; Dan Hall; Barry Snell; Caroline Torosis; Lana Negrete; Oliver Chi; councilmtgitems
Cc: Bruce Leddy
Subject: City Council Item 11.C. 9-9-25 - OPPOSE

EXTERNAL
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.

Mayor Negrete and City Council Members -
The Board of NOMA OPPOSES Item 11.C., the proposed redefinition of High-Rise Building Standards from 55 to 75 feet, and the allowance of single-stairwell design in residential projects up to six stories.

Has Council already forgotten that nearly the entire neighboring city of Pacific Palisades burned to the ground on January 7th this year? Areas of Santa Monica faced mandatory evacuations as fire raced to our doorstep and – were it not for a change of winds – we might have lost large parts of our city as well. IS THIS REALLY THE TIME TO REDUCE FIRE SAFETY IN OUR BUILDINGS?
Reducing stairwells increases the odds that people will not be able to safely evacuate in a fire or earthquake, particularly as we have an aging population. And to what end would we choose to reduce safe egress? So that developers can squeeze a few more dollars of profit on new buildings, while risking residents' lives? Additionally, the Staff Report justifies the increased high-rise definition in part by saying there are "planned enhancements" of FIre Department facilities, apparatus, equipment and personnel that will allow adequate response in buildings up to 75 feet. But these future improved capabilities are likely to take time to implement and will be costly. Our city is not in a position fiscally to add large expenditures (see, proposed resolution of "Current Fiscal Distress," Item 4.S.) so at the very least, this proposed redefinition of a "high-rise" should happen AFTER we have increased our capability to fight fires in taller buildings, not before. That's just common sense.

We strongly urge the Council to oppose this misguided item.

The Board of NOMA
smnoma.org
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
1 David Yakobson
From: Nikima Newsome
Sent: Tuesday, September 9, 2025 8:21 AM
To: councilmtgitems
Subject: Fw: Please support parking reform and more housing in Santa Monica! Niki
Nikima S. Newsome
City Clerk
City of Santa Monica
(310)458-8211
From: [email protected] <[email protected]> on behalf of Scott Simmons <[email protected]>
Sent: Monday, September 8, 2025 10:34:52 PM
To: Nikima Newsome <[email protected]>
Subject: Please support parking reform and more housing in Santa Monica!

Under Santa Monica’s current building code requiring two stairways, almost all new multifamily housing must be built on large sites and include double-loaded corridors connecting the two stairways (hallways with apartments on both sides). This typology often necessitates assembling multiple parcels, and produces small units with limited access to air and light. Single-stair buildings, on the other hand, could easily be built on many more local parcels, and would produce larger family-sized units with cross-ventilation and quality shared open space. More and more cities in California and across the United States are taking steps to legalize single-stair buildings as a common-sense reform that unlocks the potential of small parcels and creates a product that is attractive to many families.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2 There is a growing movement around this revolution in building codes. The cities of New York, Seattle, and Honolulu already allow single-stair buildings, and Los Angeles is currently pursuing building-code amendments to do the same. I ask that you direct staff to act swiftly in drafting single-stair legislation, so that your City Council is able to adopt a final ordinance legalizing this housing typology by Tuesday, Sept. 30. This reform will help boost housing production by putting more parcels into play, revitalize commercial corridors, and create higher-quality housing options for families.

I urge you to support the motion and work to expedite this necessary reform.

Sincerely,
Scott Simmons
Santa Monica, CA 90403-2817
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
3 David Yakobson
From: Nikima Newsome
Sent: Tuesday, September 9, 2025 8:22 AM
To: councilmtgitems
Subject: Fw: Please support parking reform and more housing in Santa Monica! Niki
Nikima S. Newsome
City Clerk
City of Santa Monica
(310)458-8211
From: [email protected] <[email protected]> on behalf of Emily Feder <[email protected]>
Sent: Monday, September 8, 2025 10:31:34 PM
To: Nikima Newsome <[email protected]>
Subject: Please support parking reform and more housing in Santa Monica!

Under Santa Monica’s current building code requiring two stairways, almost all new multifamily housing must be built on large sites and include double-loaded corridors connecting the two stairways (hallways with apartments on both sides). This typology often necessitates assembling multiple parcels, and produces small units with limited access to air and light. Single-stair buildings, on the other hand, could easily be built on many more local parcels, and would produce larger family-sized units with cross-ventilation and quality shared open space. More and more cities in California and across the United States are taking steps to legalize single-stair buildings as a common-sense reform that unlocks the potential of small parcels and creates a product that is attractive to many families.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
4 There is a growing movement around this revolution in building codes. The cities of New York, Seattle, and Honolulu already allow single-stair buildings, and Los Angeles is currently pursuing building-code amendments to do the same. I ask that you direct staff to act swiftly in drafting single-stair legislation, so that your City Council is able to adopt a final ordinance legalizing this housing typology by Tuesday, Sept. 30. This reform will help boost housing production by putting more parcels into play, revitalize commercial corridors, and create higher-quality housing options for families.

I urge you to support the motion and work to expedite this necessary reform.

Sincerely,
Emily Feder
Santa Monica, CA 90403-3337
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
5 David Yakobson
From: Nikima Newsome
Sent: Tuesday, September 9, 2025 8:23 AM
To: councilmtgitems
Subject: Fw: Please support parking reform and more housing in Santa Monica! Niki
Nikima S. Newsome
City Clerk
City of Santa Monica
(310)458-8211
From: [email protected] <[email protected]> on behalf of Emily McCrorie <[email protected]>
Sent: Monday, September 8, 2025 8:39:05 PM
To: Nikima Newsome <[email protected]>
Subject: Please support parking reform and more housing in Santa Monica!

EXTERNAL
Dear City Clerk Niki Newsome,
Please vote yes for single stair reform! I live in an old building in Ocean Park with 1 main staircase and I’ve never lived in an apartment building with so many friendly neighbors! My apartment is airy and light, both things that single stair buildings can provide more easily and cheaply than current buildings. To make our city more affordable, more dense, and friendlier to residents these are the types of policies we should support.

Sincerely,
Emily McCrorie
Santa Monica, CA 90405-3440
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
6 David Yakobson
From: Nikima Newsome
Sent: Tuesday, September 9, 2025 8:23 AM
To: councilmtgitems
Subject: Fw: Please support parking reform and more housing in Santa Monica! Niki
Nikima S. Newsome
City Clerk
City of Santa Monica
(310)458-8211
From: [email protected] <[email protected]> on behalf of Colleen Obrien <[email protected]> Sent: Monday, September 8, 2025 6:36:15 PM
To: Nikima Newsome <[email protected]>
Subject: Please support parking reform and more housing in Santa Monica!

Under Santa Monica’s current building code requiring two stairways, almost all new multifamily housing must be built on large sites and include double-loaded corridors connecting the two stairways (hallways with apartments on both sides). This typology often necessitates assembling multiple parcels, and produces small units with limited access to air and light. Single-stair buildings, on the other hand, could easily be built on many more local parcels, and would produce larger family-sized units with cross-ventilation and quality shared open space. More and more cities in California and across the United States are taking steps to legalize single-stair buildings as a common-sense reform that unlocks the potential of small parcels and creates a product that is attractive to many families.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
7 There is a growing movement around this revolution in building codes. The cities of New York, Seattle, and Honolulu already allow single-stair buildings, and Los Angeles is currently pursuing building-code amendments to do the same. I ask that you direct staff to act swiftly in drafting single-stair legislation, so that your City Council is able to adopt a final ordinance legalizing this housing typology by Tuesday, Sept. 30. This reform will help boost housing production by putting more parcels into play, revitalize commercial corridors, and create higher-quality housing options for families.

I urge you to support the motion and work to expedite this necessary reform.

Sincerely,
Colleen Obrien
Santa Monica, CA 90405-5843
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
8 David Yakobson
From: Nikima Newsome
Sent: Tuesday, September 9, 2025 8:24 AM
To: councilmtgitems
Subject: Fw: Please support parking reform and more housing in Santa Monica! Niki
Nikima S. Newsome
City Clerk
City of Santa Monica
(310)458-8211
From: [email protected] <[email protected]> on behalf of Liliya Jones <[email protected]>
Sent: Monday, September 8, 2025 6:00:41 PM
To: Nikima Newsome <[email protected]>
Subject: Please support parking reform and more housing in Santa Monica!

Under Santa Monica’s current building code requiring two stairways, almost all new multifamily housing must be built on large sites and include double-loaded corridors connecting the two stairways (hallways with apartments on both sides). This typology often necessitates assembling multiple parcels, and produces small units with limited access to air and light. Single-stair buildings, on the other hand, could easily be built on many more local parcels, and would produce larger family-sized units with cross-ventilation and quality shared open space. More and more cities in California and across the United States are taking steps to legalize single-stair buildings as a common-sense reform that unlocks the potential of small parcels and creates a product that is attractive to many families.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
9 There is a growing movement around this revolution in building codes. The cities of New York, Seattle, and Honolulu already allow single-stair buildings, and Los Angeles is currently pursuing building-code amendments to do the same. I ask that you direct staff to act swiftly in drafting single-stair legislation, so that your City Council is able to adopt a final ordinance legalizing this housing typology by Tuesday, Sept. 30. This reform will help boost housing production by putting more parcels into play, revitalize commercial corridors, and create higher-quality housing options for families.

I urge you to support the motion and work to expedite this necessary reform.

Sincerely,
Liliya Jones
Santa Monica, CA 90403-2646
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
1 David Yakobson
From: Nikima Newsome
Sent: Tuesday, September 9, 2025 9:45 AM
To: councilmtgitems
Subject: Fw: Please support parking reform and more housing in Santa Monica! Follow Up Flag: Follow up
Flag Status: Flagged
Niki
Nikima S. Newsome
City Clerk
City of Santa Monica
(310)458-8211
From: [email protected] <[email protected]> on behalf of John Williams <[email protected]>
Sent: Tuesday, September 9, 2025 9:19:58 AM
To: Nikima Newsome <[email protected]>
Subject: Please support parking reform and more housing in Santa Monica!

Under Santa Monica’s current building code requiring two stairways, almost all new multifamily housing must be built on large sites and include double-loaded corridors connecting the two stairways (hallways with apartments on both sides). This typology often necessitates assembling multiple parcels, and produces small units with limited access to air and light. Single-stair buildings, on the other hand, could easily be built on many more local parcels, and would produce larger family-sized units with cross-ventilation and quality shared open space. More and more cities in California and across the United States are taking steps to legalize single-stair buildings as a common-sense reform that unlocks the potential of small parcels and creates a product that is attractive to many families.

Single-stair buildings make housing more affordable and have an excellent safety record. New research shows that single-stairwell buildings cost significantly less to construct than their dual-stairway counterparts and that they can fit on smaller infill lots. Furthermore, these small apartment buildings, made financially feasible by allowing single stairways, tend to have the most affordable rents across building types; they expand housing Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2 options for low- and middle-income families. Single-stair buildings use more of their floor plans for living space instead of hallways. This leads to lower building costs and greater affordability. In addition, single-stair buildings foster a more fine-grain pedestrian-oriented urban design with a greater number of smaller buildings.

I urge you to support the motion and work to expedite this necessary reform.

Sincerely,
John Williams
Santa Monica, CA 90402-2032
[email protected]
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
1 David Yakobson
From: Sam Shapiro-Kline <[email protected]>
Sent: Wednesday, September 10, 2025 9:52 AM
To: Lana Negrete; Jesse Zwick; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya; councilmtgitems; Caroline Torosis
Subject: Re: Appointment to Measure GS Resident Oversight Committee

EXTERNAL
Thank you very much for appointing me to the Measure GS Committee! I look forward to working with you all on addressing our local housing crisis.

Best,
Sam Shapiro-Kline
On Tue, Sep 9, 2025, 9:38 AM Sam Shapiro-Kline <[email protected]> wrote:

Hello Councilmembers,
Please consider my application for appointment to the Measure GS Resident Oversight Committee.

The city and Measure GS committee need committed residents who can scrutinize our policies and how funds can be spent in a way that maximizes their impact on keeping residents & community members housed. I bring the right combination of expertise in affordable housing finance & development law, creativity and curiosity to find and apply best practices from other jurisdictions, and urgency & bias to action to address our housing crisis.

I previously attended the August Measure GS Committee meeting and was quite shocked to hear that the city's Flexible Financial Assistance program, which was allocated $6M in GS funds, had not launched. I have brought this up with Oliver Chi as well as some of you, and continue to track whether progress has been made. This is the dedication and focus I will bring to the GS Oversight Committee.

Thanks,
Sam Shapiro-Kline
Application text below:

My experience as a housing advocate in Santa Monica and Los Angeles has equipped me with extensive knowledge of planning, zoning, and land use principles directly relevant to the GS oversight committee's work. Currently, I serve as chair of Abundant Housing Los Angeles’s State Policy Committee, where I lead members in analyzing and interpreting housing legislation. This leadership role requires me to identify ways to improve or resolve flaws in proposed bills, drawing on my understanding of housing policy and development processes to anticipate potential implementation issues. This experience has sharpened my ability to evaluate how policies affect real-world housing outcomes - directly applicable Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
2 to oversight committee deliberations. Though my expertise in zoning, state law, and planning is selftaught rather than professionally acquired, I consider this background an asset. Having developed my knowledge outside traditional professional channels, I can effectively bridge communication gaps between affordable housing professionals and the general public. During my time on the Westside Community Plan Advisory Group, I witnessed firsthand how planning discussions were frequently delayed by the need to explain technical terminology to participants. The committee would benefit from members who can translate complex concepts into accessible language for community members.

Through ongoing personal research and monitoring of proposed projects in both Santa Monica and Los Angeles, I've maintained current knowledge of planning trends and development patterns. This continuous engagement with planning issues ensures I would bring informed perspectives to committee deliberations. I believe my combination of technical knowledge, leadership experience in housing policy, and ability to communicate complex housing finance and development concepts makes me well-qualified to serve on the Measure GS Resident Oversight Committee.

Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
3 David Yakobson
From: Genise Schnitman <[email protected]>
Sent: Tuesday, September 9, 2025 12:01 PM
To: councilmtgitems; Council Mailbox; Caroline Torosis; Jesse Zwick; Lana Negrete; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya
Subject: Agenda Item: 11.C / Single-stair regulation

EXTERNAL
I write in enthusiastic support of Item 11-C, which would reform the outdated prohibition of single-stairway residential buildings up to six stories, a change that can enable the creation of housing with more flexible and varied layouts, including units more suited to families, and with better natural light and ventilation than are possible under current code. The existing requirement limiting multifamily residential projects to double-loaded corridor plans enforces needless constraints that result in identical units with windows only one side (except for corner units that might have cater-corner windows), and which tend, in order to make the project feasible, to generally include only a couple of bedrooms.

Single stair building plans, where they have been allowed, have proven they are safe — including with respect to fire — and cost-effective, as demonstrated in Austin, Seattle, New York, et alia. They make possible residential projects on smaller and oddly shaped parcels, and the more efficient and flexible layouts result in construction costs around 10% lower than double-loaded corridor typologies.

Santa Monica needs more affordable and attractive, human-scaled housing options and this is one highly effective means toward achieving that important end.

Sincerely,
Genise Schnitman
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
4 David Yakobson
From: Connor Webb <[email protected]>
Sent: Tuesday, September 9, 2025 12:16 PM
To: Lana Negrete; Jesse Zwick; Dan Hall; Caroline Torosis; Barry Snell; Ellis Raskin; Natalya Zernitskaya; councilmtgitems
Subject: Item 11C - Support Single-Stairway Reform & High-Rise Definition Reform

EXTERNAL
Dear Council,
I strongly support the proposed updates to housing regulations, including adoption of the Alternate Materials and Methods Request (AMMR) for single-stairway multifamily buildings up to six stories, and aligning the city’s definition of high-rise with the State’s standard of 75 feet.

Single stair reforms are essential data-driven code changes that unlock housing forms that improve safety, livability, and sustainability in Santa Monica. By utilizing modern safety approaches like enhanced sprinkler systems, stairway pressurization, wider stairways, etc., the AMMR will maintain an equivalent level of fire safety while simultaneously permitting more affordable, feasible, and efficient housing construction.

A recent study by Pew Research Center found that in areas where mid-level single-stairway construction is already permitted, like Seattle and New York City, fire-related deaths are not higher in single-stairway buildings, and lack of a second stairway did not play a role in those fatalities. Single-stair buildings even had some advantages related to avoiding smoke spread in the horizontal corridors of dual stairway buildings. Importantly, the study found that construction costs of a second stairway are approximately 6-13% higher and consume additional floor area—making housing more expensive for buyers, renters, and developers—compared to single-stairway buildings.

It is difficult to summarize all of the architectural changes single-stair reform allows, but it includes smaller building footprints, family-sized units, more aesthetically pleasing facades, and improved ventilation and natural light for each unit.

By simultaneously aligning the high-rise definition with the State’s standards of 75 feet, we are recognizing the advances in firefighting tactics and building safety standards and materials. It helps to reduce unnecessary barriers to housing production, a major goal of this council.

However, I do encourage the council to engage staff about the feasibility of expanding the single-stair reform to seven stories or 75 feet, instead of the proposed six stories. This is well within common practice internationally, while allowing all mid-level buildings and potential future “Tier 1” sites under SB 79 to utilize the single stair change (such as a future D Line extension to DTSM that the city and WSSCOG have made a long-standing priority).

Whether at six or seven stories, this single-stair reform is key to improving the quality and quantity of housing production in Santa Monica, and ultimately improving the ability to retain key demographics in the city, like young families.

Sincerely,
Connor Webb
90404/Mid-City
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
5 David Yakobson
From: Stephen Smith <[email protected]>
Sent: Tuesday, September 9, 2025 12:19 PM
To: councilmtgitems; Lana Negrete; Ellis Raskin; Dan Hall; Caroline Torosis; Natalya Zernitskaya; Barry Snell; Jesse Zwick
Subject: Agenda Item 11-C: support for single-stair AMMR bulletin/high-rise height limit revision Attachments: 250909, CfB letter to Santa Monica.pdf

EXTERNAL
Hello,
Please see my organization's letter of support attached for the AMMR bulletin related to single-exit buildings, and the code change to bring Santa Monica's high-rise definition in line with the state's. I am heartened by the recent attention to building code issues, and I hope there will be more focus to come.

Thanks,
--
Stephen Smith
Executive director, Center for Building
[email protected]
Cell: (484) 995-8479
Bluesky: @stephenjacobsmith.com
LinkedIn: https://www.linkedin.com/in/stephen-smith-5419756b/ Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
Center for Building in North America
Brooklyn, NY
centerforbuilding.org
Stephen Smith
[email protected]
September 9, 2025
Letter in support of proposed code changes/bulletins in Santa Monica To whom it may concern,
I have taken the time to review a staff report and associated informational bulletin regarding taller single-exit apartment buildings in Santa Monica, as well as a separate change to the city’s building code definition of a high-rise building, both intended to improve the feasibility of construction in the city while maintaining a high level of life safety for such buildings. My organization is in support of both.

Single-exit apartment buildings
Santa Monica’s proposed bulletin laying out minimum conditions for designers to submit an Alternate Materials and Methods Request (AMMR) for single-exit multifamily buildings above three stories is a reasonable interim measure while the state studies the issue and proposals work their way through the national International Code Council’s code development process.

The AMMR bulletin’s separate conditions for four-story buildings on the one hand and five- and six-story buildings on the other recognizes the differing levels of risk based on height, applying more stringent standards to buildings of taller heights. Both sets of conditions roughly match conditions applied elsewhere, with positive results. The four-story conditions are slightly more restrictive than but roughly in line with the E24-24-SHAPIRO-MC1 proposal that will be considered by the International Code Council’s membership next year, which is itself based on language that has been present in the National Fire Protection Association’s model codes since 1991, and adopted statewide in Georgia and Vermont without issue. The five- and six-story conditions roughly match those of the Seattle Building Code, similarly adopted without issues in various forms dating back to 1977.

Because the policy change is coming in the form of an AMMR bulletin rather than a formal code change, officials should ensure that the 1 Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
Center for Building in North America
Brooklyn, NY
centerforbuilding.org
Stephen Smith
[email protected]
process is as seamless as possible for applicants, to minimize the soft costs of compliance.

I would also encourage city officials to monitor submissions for taller single-exit apartment buildings and listen to feedback from designers, so that the city’s experience can be shared with the state fire marshal and International Code Council, to inform their efforts related to the same issue.

High-rise building code definition
The national model International Building Code (IBC) defines high-rise buildings as any “building with an occupied floor or occupied roof located more than 75 feet above the lowest level of fire department vehicle access,” while the California Building Code has a similar definition. This is an important threshold in the code, beyond which a number of expensive fire safety features are required. The commentary of the IBC writes that the definition is based on the maximum reach of typical ground-based firefighting apparatus (e.g., truck-mounted aerial ladders). Since Santa Monica has a well-funded and well-equipped fire department with apparatus typical of other dense, urban jurisdictions, bringing the city’s high-rise definition in line with that of the national mode and state codes is appropriate. The change will deliver significant cost savings for buildings of around six to eight stories (depending on ceiling heights), which are currently classified as high-rise buildings in Santa Monica but not elsewhere in the state.

Santa Monica’s attempts to streamline its building code are commendable, and a model for other jurisdictions in the state.

Thank you,
Stephen Smith
Executive director
2 Item 11-C
September 9, 2025
Item 11-C
September 9, 2025
6 David Yakobson
From: Alison Warner <[email protected]>
Sent: Tuesday, September 9, 2025 4:14 PM
To: Lana Negrete; Caroline Torosis; Jesse Zwick; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya
Cc: councilmtgitems; Jing Yeo; Oliver Chi; Paula Larmore; Joe Fahey Subject: Item 11.C Support for Code Updates to Reduce the Cost of Building Multifamily Housing

EXTERNAL
Dear Councilmembers,
I am writing on behalf of SanMon Inc, the owner of 2601 Lincoln Boulevard, in support of Agenda Item 11.C.

We agree with City StaƯ’s recommendations to reduce the cost of constructing housing by both (a) aligning the City’s definition of “High-Rise Building” to be consistent with the definition in State Law and (b) establishing an updated Alternate Materials and Methods Request (AMMR) for construction of single-stairwell multifamily unit residential buildings up to six-stories.

The current economic and regulatory environment in Santa Monica makes it extremely diƯicult to move forward with redevelopment of commercial properties with new multi-family housing projects. City StaƯ’s recommendation to align the City’s “High-Rise Building” definition to be consistent with State Law would substantially reduce construction costs. Construction costs could be further reduced with approval of an updated AMMR for construction of single-stairwell multifamily unit residential buildings up to six-stories. Both updates would help make development projects more economically feasible.

We appreciate the City Council providing the direction on both of these items in March 2025 and urge the Council to both (a) direct StaƯ to bring back the “High-Rise Building” definition alignment no later than September/early October 2025 and (b) authorize StaƯ to implement an Alternate Materials and Methods Request (AMMR) process for single-exit stairway multi-family residential buildings of up to six stories.

Thank you,
Alison Warner
(o) 310 496 4145 | (c) 310 903 9857 | [email protected] 11611 San Vicente Blvd, Suite 900, Los Angeles, CA 90049 www.balboaretail.com
Item 11-C
September 9, 2025
Item 11-C
September 9, 2025

Santa Monica City CouncilSeptember 9, 2025

Santa Monica City Council
September 9, 2025