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Single Exit Stairway Code Adoption

At a glance

  • What: An ordinance (file CODE-26-0003, citywide) amending Section 1404 (Code Adopted by Reference) of the Unified Development Code to adopt Pikes Peak Regional Building Code standards for single exits and single stairways, responding to Colorado House Bill 25-1273.
  • Outcome: The item failed for lack of a motion on May 26, 2026. No later action appears in the minutes collected for this page.
  • Deadlines: The state compliance timeline under HB25-1273 is December 1, 2027. The Pikes Peak Regional Building Department also has until July 1, 2026 to adopt and enforce the current Energy Code (HB22-1362), and wanted to avoid printing a third building code book.

Detail

  • Daniel Sexton presented the project summary, UDC amendment sequencing and summary of change; Building Official Roger Lovell went over City Code Section 7.14.14.
  • State law applies to cities over 100,000 people (Sexton). Lovell said eliminating a stairway could cut construction cost roughly 7 to 12 percent, but in his opinion the added life safety features will exceed the savings; there would be no fee schedule change, though staff must be ready for plan review and inspections. He and Fire Marshal Kris Cooper testified against HB25-1273 when it was introduced.
  • Cooper is not comfortable with a single stair but said the proposed amendments provide a reasonable level of safety; Fire Marshals' Association of Colorado worked heavily on them. Any changes would have to return to Council. These recommendations would not have been made without the state legislation; code changes are usually local and follow International Code Council recommendations. He doubted the Pew Charitable Trust research and said the absence of a disaster so far does not mean none will occur.
  • Henjum cited the Pew study (with other code upgrades the bill adds no significant risk) and said she was struggling with what Council can do for affordability. Casey asked about stakeholder engagement: none, because of the building code timeline. Rainey Jr. asked about Energy Code effects (the HB25-1273 exception does not count as a building code update, so it does not force the latest Energy Code, but HB22-1362 sets July 1, 2026).
  • President Pro Tem Risley called it bad legislation but said the local modifications assert Home Rule authority, raise safety, help fire operations and require backup power; he said the cost of the modifications would far outweigh stairway savings and local market conditions will never support the model.
  • Donelson said he would not support it and that citizen safety is Council's number one objective.

Introduction at the work session (May 11, 2026)

  • Roger Lovell and Daniel Sexton presented at the 2026-05-11 - City Council Work Session. Williams asked whether the 4,000 square foot limit applies to a below-grade floor (Lovell: yes).
  • Risley said he believes the bill usurps Home Rule Authority and asked whether building under the current International Building Code is possible (not without variances matching what the 2027 code allows). Lovell agreed HB25-1273 supplants measures developed in the IBC, said he believes building code should be written by the International Code Council, and said the cost of the fire suppression requirements will exceed the 7 to 12 percent savings. Fire Marshal Kris Cooper said ideally occupants are out before crews arrive, circuit breakers ideally trip in a fire, and a pressurized stair system works only with power.
  • Williams called the proposal extortion and asked whether the provisions are optional; Lovell said they are.
  • Source: minutes https://legistar2.granicus.com/coloradosprings/meetings/2026/5/2782_M_City_Council_Work_Session_26-05-11_Meeting_Minutes.pdf

Votes

  • May 26, 2026: no motion was made; the item failed for lack of a motion.

Sources

Log

2026-05-26 - City Council

New Business item 10.C. Staff and fire officials presented; mixed views from Council; failed for lack of a motion.

2026-05-11 - City Council Work Session

Introduced (item 8.G); Risley questioned Home Rule and cost, Williams questioned whether provisions are optional.