AB 2252 Single-Staircase Reform: Pacific Beach Builder FAQ

California's housing crisis has driven construction costs to record highs, particularly in coastal communities like Pacific Beach and La Jolla where land values routinely exceed $500-$2,000 per square foot. In April 2026, Assemblymember Alex Lee introduced AB 2252, a reform that could fundamentally change how multifamily buildings are designed—and how much they cost to build.

By allowing residential buildings up to six stories to use a single staircase instead of two, AB 2252 aims to reduce construction costs by 6-13% while eliminating 400-800 square feet of unrentable circulation space. For developers working with expensive coastal land, these savings could make previously marginal projects financially viable. This FAQ addresses what Pacific Beach property owners, developers, and homeowners need to know about this emerging reform.

What is AB 2252 and how could it change construction in Pacific Beach?

AB 2252 is legislation introduced by Assemblymember Alex Lee on April 7, 2026, that would allow multiunit residential buildings up to six stories high to be built with only one exit stairway instead of two. The bill requires the California Department of Housing and Community Development to research, develop, and propose new building standards for single-exit, single-stairway buildings for inclusion in the next triennial edition of the California Building Standards Code.

Currently, California follows the International Building Code (IBC), which requires buildings above three stories to have at least two separate staircases accessible from all points on each floor. This dual-staircase requirement has been a longstanding barrier to building efficient mid-rise housing on small urban lots, even as modern fire-prevention technology has significantly improved safety.

For Pacific Beach specifically, where developable land is scarce and expensive, single-staircase design could unlock new opportunities for compact multifamily projects and larger accessory dwelling units (ADUs) on lots that are too small for traditional dual-staircase designs. The reform particularly benefits projects in the 3-6 story range, which are common in urban infill development along coastal corridors.

The Assembly Committee on Housing and Community Development heard AB 2252 on April 22, 2026, with supporters citing the potential for 6% to 13% cost savings according to Pew Research Center analysis. The bill is currently working its way through the legislative process, with consultation required from the State Fire Marshal before final standards are adopted.

How much money could single-staircase design save on a Pacific Beach building project?

Single-staircase buildings could reduce construction costs by 6% to 13%, according to research cited by supporters of AB 2252. These savings come from multiple sources that compound to create significant project-level cost reductions.

First, eliminating one staircase reduces structural material costs. A second stairway requires concrete, steel, fire-rated enclosures, handrails, and associated structural support throughout the building's height. On a six-story building, this represents substantial material and labor expenses that can be redirected toward livable square footage.

Second, single-staircase design dramatically improves building efficiency. Traditional dual-staircase buildings with corridor access typically achieve 70-87% efficiency (the ratio of rentable space to total floor area). In contrast, single-staircase "point access block" designs that cluster units around a central stair and elevator can achieve 95% efficiency. This difference means less square footage wasted on hallways and circulation, which translates to lower per-unit construction costs.

Third, land utilization improves. In Pacific Beach, where land costs range from $500 to $2,000+ per square foot depending on location and zoning, the ability to build viable multifamily projects on smaller lots has enormous financial implications. A study of a 25-foot-wide lot in Jersey City found that the second stair consumed 7% of total floor area, with additional percentage points shifted from rentable to non-rentable common space.

For a hypothetical 5,000 square foot, four-story building in Pacific Beach with construction costs of $400 per square foot, eliminating 10% of circulation space (500 square feet) while maintaining the same unit count could save $200,000 in construction costs alone. When combined with improved land efficiency and faster construction timelines, the total project savings can easily reach the 6-13% range cited by advocates.

Does AB 2252 apply to ADU construction in La Jolla and Pacific Beach?

AB 2252 specifically addresses "multiunit residential buildings up to six stories high," which suggests its primary application is to apartment buildings with multiple separate dwelling units rather than traditional single-family accessory dwelling units (ADUs). However, the reform could have important indirect benefits for larger ADU projects in coastal San Diego communities.

Most conventional ADUs in La Jolla and Pacific Beach are one or two stories and already comply with single-exit requirements under existing codes. The typical detached ADU or garage conversion doesn't trigger dual-staircase requirements because it remains under the three-story threshold where current California codes mandate two exits.

Where AB 2252 could impact ADU development is in larger, multi-story accessory structures that approach the scale of small apartment buildings. Under California's 2026 ADU laws, property owners in San Diego can build up to five units on a single lot through combinations of primary residence, ADUs, and Junior ADUs. A property owner pursuing a three or four-story structure containing multiple ADU units could potentially benefit from single-staircase design once AB 2252's provisions are incorporated into the Building Standards Code.

Additionally, the reform creates precedent for more flexible, efficient building designs that could influence how local jurisdictions interpret requirements for larger accessory structures. As Pacific Beach and La Jolla continue to densify through ADU development, design innovations that reduce costs and improve land efficiency become increasingly valuable for property owners working with expensive coastal lots.

When will single-staircase buildings be approved in San Diego?

The timeline for single-staircase building approval in San Diego depends on both state legislation and local implementation. AB 2252 is currently in the legislative process, having been heard by the Assembly Housing and Community Development Committee on April 22, 2026. If the bill passes the legislature and is signed by the Governor, it would require the Department of Housing and Community Development to develop new building standards in consultation with the State Fire Marshal for inclusion in the next triennial edition of the California Building Standards Code.

California updates its building code on a three-year cycle, with the most recent edition being the 2026 California Building Standards Code. If AB 2252 passes in 2026 and the Department completes its research and rulemaking process, single-staircase provisions could potentially be included in the 2029 Building Code edition, which would take effect January 1, 2029.

However, there is a complicating factor: California recently passed legislation freezing local building code changes in place for six years between October 1, 2025, and June 1, 2031. This freeze was intended to create regulatory stability, but it also prevents cities from adopting innovative building code reforms ahead of state action.

The exception is Culver City, which passed its own single-staircase ordinance on September 29, 2025, before the freeze took effect. Culver City became the first California municipality to allow single-staircase buildings up to six stories, though the California Building Standards Commission warned that the ordinance "may contain a local amendment that is less restrictive" than state code, creating potential legal ambiguity.

For San Diego specifically, the city cannot adopt its own single-staircase provisions during the freeze period unless AB 2252 explicitly authorizes such local amendments. The most likely scenario is that San Diego builders will need to wait for statewide adoption through the Building Standards Code process, with earliest implementation in 2029-2030 assuming AB 2252 passes in 2026.

Are single-staircase buildings safe? What does international evidence show?

Fire safety is the primary concern raised by critics of single-staircase reform, but international evidence and recent U.S. research strongly support the safety of single-staircase buildings when designed with appropriate safeguards.

A February 2025 Pew Charitable Trusts analysis—the first comprehensive study of fire death rates in modern four-to-six-story single-stairway buildings—found that these structures are at least as safe as other types of housing. The research examined buildings with modern fire safety features including complete sprinkler systems, smoke detectors, fire alarm systems, and pressurized stairwells to prevent smoke infiltration.

Most European countries allow single-staircase residential buildings of six stories (59 feet) up to 20 stories (196.8 feet) in height, with some jurisdictions restricting the number of units per floor to ensure evacuation efficiency. Denmark and the Netherlands, for example, limit single-staircase floors to six units maximum. These countries have fire safety outcomes equal to or better than the United States, despite not following the International Building Code's dual-staircase requirements.

Seattle has permitted single-staircase apartment buildings up to six stories since 1977, when Mayor Wes Uhlman's Building Code Advisory Board recommended code modifications to encourage in-city living. The 2018 Seattle Building Code allows single-exit stairs with a maximum of four dwelling units per story and requires positive pressurization of the exit stair to prevent smoke infiltration. Seattle's decades-long experience demonstrates that single-staircase buildings can be safely integrated into American cities when appropriate safety measures are required.

New York City modified its code in 2022 to allow single-staircase residential buildings six stories or under if they meet specific requirements: fireproof construction standards, maximum 4,000 square feet per floor, no more than four units per floor, and maximum 20 feet from any unit door to the exit staircase.

The key to safety in single-staircase buildings is incorporating modern fire prevention and suppression technology. AB 2252 and similar reforms require features such as automatic sprinkler systems conforming to National Fire Protection Association (NFPA) standards, manual fire alarm systems with smoke detectors, and internal pressurization in stairways for smoke control. These technologies have advanced significantly since the dual-staircase requirement was established, making single-exit egress viable for mid-rise residential buildings.

How does Pacific Beach's high land cost make single-staircase design especially valuable?

Pacific Beach's land costs, which range from $500 to $2,000+ per square foot depending on location and zoning, create an economic environment where every square foot of building efficiency directly impacts project feasibility. Single-staircase design addresses this challenge by maximizing the ratio of rentable space to total building area.

In a traditional dual-staircase building, circulation space (hallways, stairwells, elevator lobbies) typically consumes 13-30% of each floor's area. An efficient dual-staircase layout might achieve 80-87% efficiency, while a less efficient design with long double-loaded corridors serving two separate exit stairs can drop to 70-80% efficiency. This means that on a 5,000 square foot floor, 650-1,500 square feet is dedicated to non-rentable circulation.

Single-staircase "point access block" designs, which cluster units around a central stair and elevator without long corridors, can achieve 95% efficiency. On the same 5,000 square foot floor, only 250 square feet is lost to circulation—a savings of 400-1,250 square feet per floor that can be converted to rentable living space.

For a five-story building, eliminating 500 square feet of circulation per floor translates to 2,500 square feet of additional rentable area. In Pacific Beach, where finished residential space rents for $4-6 per square foot per month, that additional 2,500 square feet could generate $10,000-$15,000 in additional monthly rental income, or $120,000-$180,000 annually. Over a typical 10-year investment horizon, this additional income stream has a present value of approximately $1-1.5 million.

Beyond rental income, the construction cost savings are equally significant. At $400-600 per square foot for Pacific Beach construction (including modest soft costs), eliminating 2,500 square feet of unproductive circulation space saves $1-1.5 million in construction costs while maintaining the same unit count and rentable area.

This combination of reduced construction costs and improved building efficiency can transform project economics. Developments that pencil out at 8% return on investment under dual-staircase requirements might achieve 11-12% returns with single-staircase design—the difference between a marginal project and an attractive investment for developers and property owners.

For infill sites in Bird Rock, Mission Beach, and Tourmaline Surfing Park neighborhoods—from Garnet Avenue's commercial corridor to properties near Crystal Pier and Mission Bay—where lot sizes are constrained, single-staircase design also enables development on parcels that are simply too small to accommodate dual stairs while achieving viable unit counts. This could unlock dozens of underutilized lots for multifamily development in areas where housing supply is severely constrained.

What can Pacific Beach property owners do now to prepare for AB 2252?

While AB 2252 has not yet passed and implementation is likely years away, property owners considering multifamily development in Pacific Beach can take several preparatory steps to position themselves for this reform.

First, evaluate existing properties for single-staircase development potential. Lots that are too narrow or constrained for traditional dual-staircase designs may become viable development sites once AB 2252 provisions are adopted. Property owners should work with architects familiar with point-access-block design to understand how single-staircase configurations could maximize unit counts on challenging sites.

Second, monitor the legislative process. AB 2252 will move through the California legislature during 2026, with opportunities for public comment and input. Property owners and developers who engage with the rulemaking process can help ensure that final standards balance safety requirements with design flexibility for coastal infill projects.

Third, study the Culver City precedent. As California's first municipality with a single-staircase ordinance, Culver City's experience will inform statewide standards. Culver City requires buildings to meet specific safety requirements including complete sprinkler systems, manual fire alarms, smoke detectors, and pressurized stairways. Understanding these requirements helps property owners anticipate costs and design implications for future Pacific Beach projects.

Fourth, explore pre-development work on sites that would benefit most from single-staircase design. Securing entitlements, conducting environmental review, and completing preliminary design work on constrained infill lots positions owners to move quickly once AB 2252 provisions take effect. In fast-moving coastal markets like Pacific Beach and La Jolla, early movers who have shovel-ready projects will capture the best opportunities.

Finally, consult with builders experienced in efficient multifamily design. Pacific Beach Builder and other contractors familiar with point-access-block layouts, European housing typologies, and Seattle's single-staircase precedents can provide valuable guidance on how to maximize the cost and efficiency benefits of single-staircase construction once the reform becomes available in San Diego.

While implementation is not imminent, AB 2252 represents a significant opportunity for property owners working with expensive coastal land to improve project economics through smarter building design. Preparation today positions owners to capitalize on this reform when it becomes available in the coming years.