How circumventing a rule about staircases could change Edmonton's housing market
Most apartment buildings in North America follow a familiar model: long hallways with units on either side and two stairwells at opposite ends.
But Edmontonians might be seeing a different design start to emerge that breaks from that mould.
Single-staircase buildings aren't typically allowed in Alberta's building code for projects more than two stories tall. But a new guide from the City of Edmonton is charting a path through the regulatory hurdles.
Also called point access block or single egress, advocates say they open up new missing middle housing options that allow for nicer units, family-friendly three-bedroom apartments, and can bring affordable housing opportunities.
The shift in Edmonton comes alongside a wider push to change the national building code — and changes at the provincial level in B.C.
Armando Hernandez, principal of Dualita Architecture, said in an interview that he's been interested in single-stair buildings for a number of years — but the guide from the city gave the certainty needed to take the plunge in actually trying to build one.
Hernandez revised a plan that he had already drawn up for a three-story walk-up and removed one of the staircases. The redesign allowed him to add in-suite laundry, make the kitchen bigger and add a small den.
Can fewer stairs make housing more affordable?
Hernandez said two staircase norms create an economy of scale where developers build apartments with a larger footprint to help distribute the cost of the additional staircase.
But for a smaller developer, he estimates removing a staircase can save up to $60,000.
"Square footage equals money," he said. "The most impact you will see is for small buildings like this — for infill."
Hernandez said it can also allow developers to fit more units into a design, which can lower the cost per unit as well.
How does it work?
Since 2006, the building code has contained an alternative solutions path. It can be used for innovative ways of doing things that fall outside of the building code — provided they have specific performance objectives to prove the new solution is equal or better to the existing rules.
Cameron Bardas, senior engineer strategist in the city building department, said the path has been around for decades but is underutilized.
So the city is accepting building permit applications for single-stair buildings with alternative solutions. Bardas said some of those may include:
Sprinklers.
Widened stairwells.
Additional fire resistance ratings between suites and corridors.
Stairwell pressurization to prevent smoke migrating throughout the building.
But he noted in the Edmonton alternative solution pathway, there is no prescriptive list of solutions — unlike in the B.C. case.
While the B.C. change is very comprehensive, Bardas said it doesn't provide enough flexibility for developers.
Opposition to single egress
Elliot Davis, president of the Alberta Professional Fire Fighters and Paramedics Association, said buildings with one exit are inherently more dangerous.
"We have substantial issues with the initiative," Davis said. "Those regulations exist to ensure that we minimize fire fatality."
Davis described a stairwell as a safe haven for firefighters in a burning building. They're typically positive pressure environments, where crews can find a breath of fresh air — and can serve as a home base where they store ladders, extinguishers and tools.
With residents fleeing and constantly opening doors into a single stairwell, it will bring smoke and congestion, which Davis said, is less safe.
"We know that the cost of living is high and that affordable housing is a big factor of that. I don't, however, think somebody wants to get themselves into an affordable living scenario just to be trapped in a structure fire."
While the city did consultation with Edmonton Fire Rescue Services in preparing the guide, Greg Rehman, president of the Edmonton Fire Fighters' Union, told CBC he is also against the initiative.
Is it time to change the code?
There's been a request to change the national building code made to the Canadian Board for Harmonized Construction Codes.
Bardas hopes Edmonton can serve as an example in that discussion — so all regions can have the same rules.
"We'd love to provide data points to say 'Here's how some of these buildings have been built, here's how engineers have done the very efficient work of showing appropriate design considerations.' "
Davis said he would rather see a change to the national building code than alternate solution pathways because it would go through more engagement with relevant stakeholders like firefighters.
In a statement to CBC, Dan Williams, minister of municipal affairs, said Alberta needs more housing options, which is why the province created a construction codes working group.
"The group is exploring possible code amendments to allow for single egress apartments, but any decision to allow for this will not be made without carefully considering the potential safety implications that may come with it," the statement read.
For Hernandez, the building permit he's about to submit is a bit of an experiment to see if it'll get approved.
And when he looks at the suggestions and requirements involved, he thinks its still a cautious approach.
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