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HomeMy WebLinkAboutRPT 3 URM BUILDINGS 07-17-89REPORTS NO. 3 TO: FROM: SUBJECT: WILLIAM A. HUSTON, CITY MANAGER COllNUNITY DEVELOPMENT DEPARTMENT SB $47 UNREINFORCED MASONRY (URM) BUILDINGS RECOIMllENDATION i i Receive and file. BACKGROUND i i ii Recognizing the danger posed by the great number of potentially hazardous buildings in California, the State legislature in 1986, enacted the unreinforced masonry building law {Chapter 250, Statutes of 1986; SB 547 [Alquist]; Government Code Section 8875 et. seq.). The law calls for identifying and mitigating hazards in unreinforced masonry (URM) buildings only by January 1, 1990. Unreinforced masonry buildings have performed, particularly poor in every damaging California earthquake and have been considered a major threat to life. Although not every URM building will collapse in a significant earthquake, a large number of them will have some degree of life threatening failure. Building types that have a history of poor performance in past earthquakes are as follows: 1. Unreinforced masonry buildings - those types with both bearing walls and infill walls. 2. Concrete frame buildings built prior to 1947. 3. Certain tilt-up concrete buildings. 4. Buildings wi th URM veneers. Under the law, all local jurisdictions in California's Seismic Zone 4 must comply with the following by January 1, 1990: 1. Identify all URM buildings that are potentially hazardous. 2. Develop and implement a mitigation program to reduce the hazard. e Submit information on potentially hazardous buildings and hazard mitigation programs to the Seismic Safety Commission. City Council Report SB 547 July 17, 1989 Page two The following buildings would be exempt from the legal requirements of the legislation' le Warehouses and similar buildings with few occupants, unless used for emergency services or supplies (Warehouses that have been converted to retail, office or residential occupancies are not exempt). 2. Residential buildings with five or fewer dwelling units. 3. Buildings owned by the federal or state government (buildings owned by local jurisdictions are not exempt). The purpose of this report is to brief you on the legal requirements the City has in the matter and to discuss the approach recommended by staff to ensure compliance with the law. HISTORIC BUILDINGS State law encourages protection' of structures that 'are historically or architecturally significant; historic buildings are, as a result, treated a bit differently under the URM law~ URM buildings designated as "historic" if already on lists dr registers are exempt from inclusion on the list of potentially hazardous buildings. However, if these buildings are found to be hazardous, they should be included in any mi tigation program developed by a City. Historic building hazard mi tigation is required to"q~ollow the State Historical Building Code (Section 18950 through 18961 of the Health and Safety Code and Part 8 of Title 24 of the California Administrative Code). Historic resources can be protected while reducing earthquake hazards. If such buildings have large occupancies and are hazardous, there may be significant risk to occupants. However, any hazard mitigation program should gi,ve special consideration to protecting thei.r significant features. Identification- The qdentification of URM buildings will include determining whic'h buildings in the City are potentially hazardous and their current uses, daily occupant loads, and other information. C'ommunity Development De_pa__rt.m~_n_t~ City Council Report SB 547 July 17, 1989 . Page three Surveying buildings to identify those that are potentially hazardous will involve six steps' _ . 1. Office planning and review of records 2. Field survey and report 3. Office verification 4. Contacting building owners 5. Revisin§ the list 6. Analyzing the findings including review with outside consultants It is strongly recommended as part of the work program on this matter that the City complete the identification process before making final decisions on the appropriate mitigation program. 'DEVELOPING AND IMPLEI~ENTING A HAZARD MITIGATION PROGRAM Process and Selection of Program- Each jurisdiction in Seismic Zone 4 must initiate a mitigation program that includes notifying the legal owners of potentially hazardous buildings. Other elements of the program are at the discretion of the individual jurisdiction. While each jurisdiction can decide how best to reduce hazards to its community, the mitigation program developed should depend on each jurisdiction' build_lng stock population, social and economic concerns and other factors?s In und~ertaking ~he process and selection of a mitigation program, staff have identif, ied the following steps: 1. Select the mitigation program. A. Review available information including alternatives B. Develop implementing tool to be recommended C. Hold community workshops to discuss with property owners and others D. Redraft approach/ordinance . E. Present to City Council for adoption e Noti fy property owners Implement the -program. Community Development Department City Council Report July 17, 1989 SB 547 Page four In proceeding with the above steps, it will be important for Buildi'ng and Safety, Pl'anning, Fi re and emergency services staff as well as the City Attorney's office, the Cultural Resources Advisory Committee to be involved from' the beginning. Staff also feels strongly that the Planning Commission and City. Council should be involved and briefed during the process as needed, since any decisions made on the recommended program will require using resources, balancing community goals, and considering potentially controversial measures. Staff will al so b'e striving to involve the public, affected property owners, and local engineers and architects as much as possible to reflect their concerns about any program being considered. Any mitigation program selected should include at least the following elements' 1. A procedure for coordinating seismic retrofitting with owners. 2. Requirements for hazardous building mitigation. · 3.' Schedule for compliance. 4. Strengthening standards. 5. Provi.sions for enforcement of the mitigation program including an appeals procedure. 6. Incentives to encourage owners to comply with the program in a timely manner. 7. Procedure to monitor exempt buildings. 8. Not i fyi ng the owner. Once a mitigation program and a method to implement it has been adopted, the owner of each building identified as potentially hazardous, must be notified by law. The notification letter should describe the seismic hazard of URM buildings. It will al so explain what each owner must' do to determine if the building is hazardous, how to comply with the mitigation ~ogram and when such mitigation must be completed. If the building is a "qualified historical building", the owner should be informed of mitigation procedures under the State Historical Building Code and the appeals process for buildings that have been identified as hazardous. A copy of the letter of notification will also be put in the City's building address file for each affected property. Community Development Department City Council Report SB 547 July 17, 1989 Page fi ve I~pl~nting'the Program- After notifying owners, staff from the City will be designated' to answer specific questions from the owners about the program on their property. If the mitigation program r~quires construction, the City's standard plan checking, permitting, and inspection procedures will need to be carried out. Records on the status of compliance for each potentially hazardous building will be maintained to verify that mitigation program schedule deadlines are met. Proposed Work Pro!)ram- Based on the legal requirements identified above as well as those needed to ensure adequate participation and input in the process, staff have prepared the attached work program which identifies specific tasks and anticipated time frames for the project. With completion of an initial field survey completed, staff would anticipate that the in.itial letter to property owners as a part of the identification process will go out the week of July lOth or 17th. Lloyd ~ick "~ Building Official Christine Shi~gle~on D'e~lopment Director of Community LD:CAS:ts Att achment s Community Development Department CITY OF TUSTIN Work Program for State Seismic Identification and Mitigation Program Actions I. BUILDING IDENTIFICATION ° Office Planning ° Fi eld Survey o Office Verification o Brief City Council & Planning Commission o Contact Owners o Revise List of Buildings ° Analysis/Findings II. DEVELOPING AND IMPLEMENTING A PROGRAM ° Review avai 1 able i nformati on on alternative programs ° Develop implementation tool to be recommended (i.e., First Draft of Ordinance} o Have City Attorney Review o Revise based on City Attorney's comments o Hold community workshop (invite owners, local Architects, etc.) ° Redraft approach/ordinance o Brief City Council on proposed approach o Present to City Council (Publ.ic Hearing- 1st reading) ° Second reading of Ordinance ° Notify Owners ° Implement Program III. SUBMIT TO STATE SEISMIC SAFETY COMMISSION ° List of all URM Buildings ° Copy of Ordinance/Program Tentative Schedule Week Actual Date of of Completion Complete Complete 6/26-7/3/89 - 7/10-7/17/89 - 8/01/89 - 8/07/89 - 7/10-8/14/89 8/14-8/28/89 8/28-9/11/89 9/11/89 9/25/89 10/02/89 10/16/89 11/06/89 - 11/20/89 - 11/27/89 - 1/01/90 - 12/25/89 12/25/89 Date PROPERTY LOCATED AT: (Address Dear Property Owner: Widespread concerns over earthquake safety caused the State Legislature to pass SB 547 in 1986. This law requires every local juridiction in Seismic Zone 4 to create a list of "potentially hazardous buildings" which identifies certain building that contain walls constructed of brick or other masonry materials, built before earthquake resistant codes were enforced and which do not have steel bars embedded in the walls Such buildings, commonly called "unreinforced masonry buildings" may not withstand earthquakes well, and they have caused many injuries and deaths in large earthquakes. The State requires jurisdictions to enact local ordinance or other mitigation programs to reduce the hazard posed by these buildings. The City of Tustin is currently studing and will shortly begin the process of developing a mitigation program or ordinance that may require structural modifications to your building. Any program or ordinance will have to be effective by January 1, 1990. However, we want to assure you that you will be noticed of all workshops and public hearings on this matter and we encourage your input. The City of Tustin has completed an initial identification of what it believes are unreinforced masonry buildings in the City of Tustin, and has compiled a list of approximately unreinforced masonry buildings. The building referenced above is on this l'ist. Before this list of "potentially hazardous buildings" is finalized, the Community Development Department wants to be sure the list is accurate. If you believe that your building is not an unreinforced masonry buidling, or that the building is an unreinforced masonry building that does not need strengthening or has already been strengthened against earthquakes during past renovation work, please check the appropriate box on the attached form, and mail it back to the Community !)evelopment Department within two weeks. Include any information you may have to support your opinion. If I can be of any assistance or you have questions, please contact me. Sincerely, Christine A. Shingleton Di rector of Community Development Lloyd Dick Building Official LD'jk:ts Date ma i 1 ed Property address Legal description (Assessor's Parcel No.) is not an unreinforced masonry building. not attached.) (Supporting information is/is has been structurally analyzed. Analysis shows compliance with minimum lateral force resistance requirements. (Supporting information is/is not attached.) is an unreinforced masonry building and has been strengthened against earthquakes. (Supporting information is/is not attached.) Comments: Approximate date of strengthening: Owner' s Name Mailing Address Tel ephone No. Please fold and mail to: Mr. Lloyd Dick Building Official City of Tustin RE: UNREINFORCED MASONRY BLDGS. LD:jk:ts Date PROPERTY LOCATEO AT: (Address) Dear Property Owner- Widespread concerns over earthquake safety caused the State Legislature to pass SB 547 in 1986. This law requires every local jurisdiction in Seismic Zone 4 to identify all "potentially hazardous buildings", which are def.ined as buildings that contain walls contructed of brick or other masonry materials, and that are not reinforced. Such buildings, commonly called "unreinforced masonry buildings", do not withstand earthquake well, and they have caused many injuries and deaths in 1 arge earthquakes. The City of Tustin has completed and compiled a list of "potentially hazardous buildings" consisting of approximately unreinforced masonry buildings within the City of Tustin. As we mentioned' ~n our previous letter to you and as determined from your response to us, the building referenced above is considered an unreinforced masonry building and has been included on a list of "potentially hazardous buildings." The State requires jurisdictions to enact local ordinances or other mitigation programs to reduce the hazard posed by these buildings. The City of Tustin has developed a (mitigation program/ordinance) that will require structural repairs to your building. If your building is a qualified historical building, procedures for hazard mitigation should comply with the ordinance and with procedures of the State Historical Building Code. This work would need to be completed by one year. It is expected that this (program/ordinace) will be in effect by . Public hearings to discuss this (Program/ordinance) will be held on at . We encourage you to attend. Sincerely, Christine A. Shingleton Director of Community Development L1 oyd Dick Building Official LD:jk:ts --