City of Pasadena Wood Soft-Story Ordinance

1. City of PasadenaWood Soft-Story Ordinance City Council Meeting February 25, 2019

2. KEEPING PASADENA SAFE The City is taking a proactive approach to earthquake safety with the goal to help protect people and minimize damage of vulnerable buildings in the event of a major earthquake. City Council and public input is requested regarding a mandatory seismic retrofit ordinance intended to strengthen existing wood-frame multi-family soft-story buildings.

3. PRESENTATION OVERVIEW • What is the problem? • The City’s multi-family building stock contains a number of soft-story buildings which have been shown to be unsafe during an earthquake • What options exist to address the problem? • There is one ultimate goal – make the buildings safer • What process has lead us here? • Technical Advisory Group, best practices and community meetings • What is the proposed solution? • A mandatory ordinance with specified time limits based on building type

4. WHAT IS A SOFT STORY? Buildings that meet all the following criteria are considered SOFT STORY: Consist of 2 or more stories wood frame construction Wood over concrete structures (will need to check 1st wood floor) Built under the building code standards enacted before November 12, 1978 Large opening(s) on the first floor or overhang

5. THE PROBLEM Soft Story buildings pose a significant risk in an Earthquake to tenants, property owners and the City: • Personal Injury • Loss of housing stock • Property damage • Damage to possessions • Loss of rental income

6. THE PROBLEM 1994 Northridge Earthquake

7. THE PROBLEM The 1989 Loma Prieta Earthquake

8. RETROFIT EXAMPLES

9. THE PROBLEM for PASADENA Based on building permit data, there are approximately 500 soft-story configuration buildings citywide with approximately 4,500 units.

10. What is the breakdown of units per building?

11. Wood Soft-Story – # of Stories 3-stories 4-stories 5-stories

12. Wood Soft-Story – Building Age

13. OPTIONS With the goal to make the City’s soft-story buildings safer, the only option considered was develop a retrofit ordinance that would help to: Save lives Strengthen buildings to reduce the likelihood of collapse Increase possibility that people will be able to get out of the building safely Increase the value and lifespan of the building

14. PROCESS - Background In 1993 Pasadena implemented a local retrofit program which mandated all URMs to be retrofitted per SB547. This program was successful in achieving 100% compliance. There are currently approximately 500 wood soft story buildings in Pasadena containing approximately 4,500 units. Most soft story buildings were built between 1920s and 1970s. There is currently no federal or state requirement to retrofit soft-story buildings. California state laws authorize local jurisdictions to establish retrofit standards.

15. PROCESS – Best Practices • A number of jurisdictions already have implemented local mandatory retrofit programs. • City of Los Angeles • City of Santa Monica • City of West Hollywood • City of Berkeley • City of San Francisco • City’s Safety Element of the General Plan identifies possible development of a mitigation program requiring seismic retrofitting of non-URM vulnerable buildings.

16. PROCESS – Meetings and Outreach Completed Completed Completed Completed Completed

17. PROCESS – Meetings and Outreach Completed Completed Completed Completed

18. PROPOSED SOLUTION Establish regulations requiring soft story buildings to be strengthened considering: • Applicability • Should all soft story buildings be subject to the regulations • Technical requirements • Use best practices • Timing for completion of retrofit • Should some buildings be required to be strengthened before others • Cost of retrofit to property owner • Is there any financial assistance available

19. PROPOSED SOLUTION APPLICABILITY • City has discretion in determining whether to exempt certain structures. • City of Los Angeles exempts residential buildings with three or fewer units. • City of San Francisco exempts two-story buildings for four or fewer units. PROPOSED REGULATIONS: • Exempt buildings with three or fewer units

20. PROPOSED SOLUTION TECHNICAL REQUIREMENTS • The draft regulations are based on standards recommended by the Technical Advisory Committee, and SEAOSC. They provide several options for engineering criteria for retrofits, including: • American Society of Civil Engineers (ASCE) 7 standards, or currently adopted edition, OR • Residential Voluntary Measures (Appendix A-4) of the California Building Codes • Requirements will establish minimum design loads and associated criteria as they pertain to: • Weak and/or soft wall line deficiencies • Lateral vertical systems • Horizontal structural irregularities. • Will not require other upgrades (plumbing, mechanical, fire, etc.)

21. PROPOSED SOLUTION TIMING/PRIORITIZATION • Should all buildings be retrofitted at the same time? • The time period completion is at the discretion of the City. • Other Cities range from four to seven years and have a tiered system. • Los Angeles • Santa Monica • West Hollywood • The timing for completion starts from when the property owner is notified under a tiered system. Priority I properties are notified first, Priority II properties notified a specified time after Priority I and Priority III properties after Priority II.

22. Wood Soft-Story – Prioritization Examples City of Los Angeles – Soft Story Program: • Priority I (16 or more dwelling units) • Priority II (3 stories or more, containing fewer than 16 dwelling units) • Priority III (Buildings not falling within the definition of Priority I or II) • Deadlines from receipt of the Order to Comply: • 2 years: Submit proof of previous retrofit or plans to retrofit or demolish • 3.5 years: Obtain permit to start construction or demolition • 7 years: Complete construction

23. Wood Soft Story – Prioritization Examples City of Santa Monica Seismic Retrofit Program

24. Wood Soft-Story – Prioritization Examples

25. Proposed Regulations – Priorities Proposed Tiers for Pasadena • Soft-story buildings are categorized into 1 of 3 priority groups. • Notices to be mailed to affected property owners (6 month increments), starting with Priority I

26. Proposed Regulations - Timelines COMPLETION OF RETROFIT NOTIFICATION PLAN SUBMITTAL SCREENING REPORT (OPTIONAL) CONSTRUCTION • Owners have three years to obtain a building permit application for seismic retrofitting • Retrofit shall be completed no later than five years from the Notice of Order to Comply • *Owners will have the option to request up to two, six-month extensions based on demonstrated hardship

27. COST • Cost of Retrofit • The cost will vary depending on the building’s age, number of stories, number of units and its existing structural strength. • Based on other cities with similar programs, the estimated cost to retrofit is anywhere from $2,000 to $15,000 per unit. • 2009 study by the Berkeley Rent Board of 48 Berkeley projects showed average cost per unit $3,280. • Estimated from $2,000 to $10,000 per unit in a San Francisco study.

28. COST AND ASSISTANCE • Financial Assistance • Staff submitted a Notice of Interest on October 5, 2018 to Cal OES for Section 404 Hazard Mitigation grant to receive FEMA funding. Pasadena was selected to proceed with second phase. • The amount of the grant is for $1.25 million but requires City match of $300,000. • Should the City Council wish to provide the matching funds (from Building Fund, not General Fund) staff will continue the grant process. Staff will develop a funding process to distribute the grant monies. • Staff also recommends that building permits for retrofit soft-story project receive a rebate from the otherwise required construction tax.

29. OTHER CONSIDERATIONS Other factors that were considered: • Tenant relocation • Most retrofits can be completed without the need to relocate tenants, there may be extensive retrofits that require tenant relocation • Owners solely responsible to comply with PMC 9.75.070 ‘Temporary Relocation’ of the City’s Tenant Protection Ordinance. • Zoning Impediments • The retrofit may cause parking deficiencies or encroachments • Non-Compliance • Citations • Substandard property notice filed against title

30. Recommendation • Recommendation • Find the proposed regulations are exempt from CEQA pursuant to State CEQAGuidlelines Section 15301 “Existing Facilities) • Direct the City Attorney to prepare an ordinance within 60 days amending Title 14 of PMC as presented.

31. End of Presentation City Council Meeting February 25, 2019

32. PERMIT FEES For the following valuations:

33. PERMIT FEES

34. Proposed Prioritization • Priority I: Buildings with 3 or more stories, containing 25 or more units, Qualified Historic Priority II: Buildings with 10 to 24 units • Priority III: Buildings with 2 to 9 units Priority II Priority III

35. Community Input • November 8th Meeting Summary of Topics Discussed: • Engineers & Contractors: Quality and availability concerns • Mandatory / Voluntary: Pro’s and con’s discussion • Permit Fees: Community members inquired about potential for City fees waived • Grant Funding: Availability and implementation questions • Parking Impacts: During construction and post retrofit • Timeframes: Discussed and compared to other cities • Plan Review/Inspection:City resources

36. RESOURCES • RESOURCES  • To find a California licensed engineer: • Please visit the State of California’s Board for Professional Engineers, Land Surveyors, and Geologists and/or Structural Engineers Association of Southern California (SEAOSC) websites for information regarding licensed engineers (please use links below): • http://bpelsg.ca.gov • https://seaosc.org/Member-Services-Search • To find a California licensed architect: • Please visit the California Architects Board for information regarding licensed architects: http://cab.ca.gov • To find a California licensed contractor: • Please visit the Contractors State License Board for information regarding hiring a contractor and to verify if a contractor is licensed and insured: http://cslb.ca.gov • California Department of Consumer Affairs: How to Hire a Contractor