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Bill

S 10501

Authorizes single stairway residential buildings in a city having a population of one million of more

2025 Regular Session Introduced by Erik Bottcher

Allows up to six-story single-stairway residential buildings in NYC and large cities, with strict safety standards to ensure fire protection and egress.

REFERRED TO HOUSING, CONSTRUCTION AND COMMUNITY DEVELOPMENT
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Bill Summary · S 10501

Overview

  • Bill: S 10501 (2025-2026 Session, New York)
  • Introduced by: Sen. Bottcher
  • Committee: Housing, Construction and Community Development
  • Purpose: Authorize single stairway residential buildings in New York City (city population of 1 million or more) and set standards to ensure safety.

What the bill would do

  • Permit up to six-story (or 75 feet, whichever is less) single stairway residential buildings in New York City or any city with population ≥ 1,000,000.
  • The single stairway building would be allowed in any zoning district that already permits multi-family residential use, without requiring additional discretionary approvals solely due to having one staircase.
  • Establish safety and design standards that such buildings must meet, including:
    • Automatic sprinkler systems must be present and operational throughout the building.
    • Structural fire-resistance rating of at least two hours for structural elements.
    • Travel distances within the building must align with International Building Code (IBC) best practices.
    • The staircase must be smoke-proof or mechanically ventilated.
    • No more than four dwelling units per floor.
    • Adequate emergency responder access (fire department access panels or balconies, proper window size/placement for access).
    • Unit layouts must provide direct access to the stairway.
    • No excessive dead-end corridors.
  • Definitions:
    • “Single stairway residential building” means a residential building with one interior enclosed stairway serving all dwelling units and meeting all safety requirements outlined.
  • Protections against local restrictions:
    • Municipalities in cities with populations ≥ 1,000,000 cannot prohibit single-stair residential buildings that comply with these provisions or impose additional egress requirements within this framework.
    • New York City Building Code may adopt equivalent or more permissive provisions but not more restrictive ones.
  • Regulatory timeline:
    • Within 12 months of the bill’s effective date, the NY State Legislature’s council must promulgate rules and regulations to implement the subdivision. Rules should incorporate IBC standards and best practices from other U.S. states and European countries.

Key provisions and specific requirements

  • Height/Story limits: Up to six stories or 75 feet, whichever is less.
  • Unit-per-floor cap: No more than four dwelling units per floor.
  • Fire safety:
    • Automatic sprinklers mandatory throughout.
    • 2-hour fire resistance rating for structural elements.
    • Smoke-proof or mechanically ventilated staircase.
    • Proper emergency access features (fire department access panels/balconies; appropriate window size/placement).
  • Egress and layout:
    • Travel distances align with IBC best practices.
    • Direct access to the stairwell from each unit.
    • Avoidance of long or dead-end corridors.
  • Preemption of local rules:
    • State law would preempt stricter local egress requirements that would effectively prohibit these buildings, subject to allowing objective safety/design standards that do not block such construction.
  • Implementation:
    • The Department or relevant authorities must issue implementing regulations within 12 months of the act’s effective date, drawing on international standards.

Who would be affected

  • Affected Jurisdiction: New York City and any other city with a population of 1,000,000 or more.
  • Stakeholders:
    • Developers and builders seeking to add mid-rise, family-sized multifamily units on small and irregular lots.
    • Residents seeking more housing options, especially in high-density urban environments.
    • Local governments (municipalities within eligible cities) and the NYC Building Code, which would need to align with the new framework.
    • Fire safety professionals and code officials who would apply the new safety standards.

Procedural and timeline notes

  • Effective date: The act specifies it will take effect 180 days after becoming law.
  • Rulemaking: Within 12 months of the act’s effective date, the council must issue implementing rules and regulations incorporating IBC standards and international best practices.
  • Enactment and amendments: The bill amends the executive law (subdivision 20 renumbered to 21 and a new subdivision 20 added) to codify standards for single stairway buildings.

Potential impacts and considerations

  • Housing supply: Could increase the number of permissible multifamily units on smaller or irregular lots by enabling single-stair designs in dense cities.
  • Construction costs and efficiency: May reduce costs associated with dual-stair requirements for eligible sites, potentially improving feasibility for smaller projects.
  • Safety safeguards: Places substantial reliance on fire protection systems (sprinklers, compartmentalization, smoke control) and strict design standards to maintain safety with a single stair.
  • Preemption balance: Attempts to harmonize statewide objectives with local control by precluding overly restrictive municipal rules while permitting reasonable safety standards.
  • International benchmarking: Regulation would encourage adoption of best practices from global contexts, potentially influencing local codes.

If you’d like, I can provide a side-by-side comparison with current two-stair requirements and a simple impact forecast (housing units added per year under various development assumptions).

Compiled from official sources — confirm details with the bill’s official record.

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