Chapter 17.40

DANGEROUS BUILDING CODE

Parts:

• 1 General Provisions 2 Abatement Actions

• 3 Earthquake Hazard Reduction in Unreinforced Masonry Buildings

• 4 Financial Assistance for Unreinforced Masonry Buildings

Part 1

GENERAL PROVISIONS

Sections:

• 17.40.010 Dangerous building - Nuisance.

• 17.40.020 Conditions or defects which cause public endangerment.

• 17.40.030 General obligation.

• 17.40.040 Enforcement responsibility - Delegation of authority.

• (Ord. 31225.)

Any owner of a vacant lot in violation of this chapter is subject to the administrative remedies ordinance set forth in Chapter 1.14 of this Code. (Ord. 31225.)

Violations of this Chapter may be prosecuted criminally, civilly, or administratively either under-

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2025-Supplement 3

BUILDINGS AND CONSTRUCTION

§ 17.40.020

A dangerous building is any building or structure or portion thereof which creates an endangerment to the life, limb, health, property, safety or welfare of the occupants of the building or members of the public. All such dangerous buildings are hereby declared and determined to be public nuisances.

(Prior code § 8912.2; 17.40.190; Ord. 21971.)

Conditions or defects which cause endangerment to the life, limb, health, property, safety or welfare of the occupants of a building or to the members of the public include, but are not limited to:

• A. Fire Hazards:

  1. Whenever any door, aisle, passageway, stairway or other means of exit is not of sufficient width or size, or is not so arranged as to provide a safe and adequate means of exit in case of fire or panic; or

  2. Whenever any building or structure, because of obsolescence, dilapidated condition, deterioration, damage, inadequate exits, lack of sufficient fire-resistive construction as required by this Code or state law, faulty electric wiring, gas connections or heating apparatus, or other cause, is a fire hazard; or

  3. Whenever any building or structure is so situated as to provide a ready fuel supply to augment the spread and intensity of a fire arising from any cause.

• B. Structural Hazards:

  1. Whenever any building or portion thereof has been damaged by fire,

earthquake, wind, flood, or by any other cause, to such an extent that the structural strength or stability thereof is materially less than it was before such catastrophe and is materially less than the minimum requirements of Title 17, Buildings and Construction, for new buildings of similar structure, purpose or location.

2. Whenever any portion of, or attachment or accessory to, a building or structure is likely to fail, or to become detached or dislodged, or to collapse and injure persons or damage property.

3. Whenever any portion of a building or structure has wracked, warped, buckled or settled to such an extent that walls or other structural portions have materially less resistance to winds or earthquakes than is required in the case of similar new construction.

4. Whenever the building or structure, or any portion thereof is likely to partially or completely collapse because of:

   • a. Dilapidation, deterioration, or decay;

   • b. Inadequate design and construction;

   • c. The removal, movement or instability of any portion of the ground necessary for the purpose of supporting such building;

   • d. The deterioration, decay or inadequacy of its foundation or underpinning; or

   • e. The entire structure or any structural component thereof, having less than twenty-five percent of the resistance to wind or earthquake forces re-

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§ 17.40.020

quired of new buildings by the 1973 edition of the Uniform Building Code; or

  - f. Any other cause. 

• C. Occupancy:

  1. Whenever the building or structure has been so damaged by fire, wind, earthquake or flood, or has become so dilapidated or deteriorated by any cause or is in any stage of demolition such that it becomes an attractive nuisance to children, a harbor for vagrants, criminals or other persons, or as to enable persons to resort thereto for the purpose of committing a nuisance or unlawful acts; or

  2. Whenever, for any reason, the building or structure, or any portion thereof, is manifestly unsafe for the purpose for which it is being used.

• D. Code Violations: Whenever any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the building, fire, or public safety regulations of any law of this state or ordinance of this city such that the building or structure endangers the life, limb, health, property, safety or welfare of the occupants of the building or the members of the public.

(Prior code § 8913.2; 17.40.060; Ords. 18486, 21971.)

No person, firm or corporation whether as owner, lessee, sublessee or occupant shall erect, construct, enlarge, move, remove, equip, use, occupy, maintain or alter, other than to repair, any dangerous building or shall cause or permit the same to be done. No person, firm or corporation shall take any action or allow any action to be taken in violation of any provision of this chapter or any order issued pursuant thereto.

(Prior code § 8912.3; 17.40.200; Ords. 21735, 21971.)

The city manager is charged with the responsibility for the enforcement of this chapter. All city employees charged with enforcement responsibilities under this Code are authorized to make such inspections and take any actions on behalf of the city manager as may be required to enforce the provisions of this chapter.

(Prior code § 8912.1(a); 17.40.150; Ords. 19032, 21971.)

Whenever a building or structure has been found to be dangerous, the city manager may take abatement actions or commence proceedings to cause the building or structure to be repaired, restricted from use or occupancy, demolished or otherwise abated, in accordance with the provisions of Chapter 17.02 and this chapter. Temporary corrective measures, when necessary, may be required prior to the time permanent repairs are instituted. (Prior code § 8914.1(a); 17.40.260; Ord. 21971.)

• A. Any building or structure may be ordered restricted from use or occupancy when there are reasonable grounds to believe that such restriction is necessary to protect the life, limb, safety, health or property of its occupants or the members of the public.

• B. If the city performs the abatement actions it shall repair and not demolish the dangerous building, if the city manager determines that the cost of the abatement actions to be taken is less than fifty percent of the current replacement cost of the dangerous building. If the cost of such abatement actions exceeds fifty percent of the current replacement cost of the dangerous building, the dangerous building may be demolished at the discretion of the city.

(Prior code § 8914.3a; 17.40.250; Ord. 21971.)

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§ 17.40.130

Part 2

ABATEMENT ACTIONS

Sections:

• 17.40.130 Procedures of the chapter - Cumulative.

• A. Any condition or defect in a building or structure which is reasonably believed to be imminently dangerous to the life, limb, health or safety of the occupants or members of the public may be summarily abated by the city manager in accordance with Chapter 17.02 of this title.

• B. Actions taken to abate imminently dangerous conditions or defects may include, but are not limited to, restriction from use or occupancy, repair, or demolition of the dangerous building or any other abatement action determined by the city manager to be necessary.

• (Prior code § 8914.1(f); 17.40.310; Ord. 21971.)

ous building. The procedures set forth in Chapter 17.02 of this title shall apply to any such abatement. Costs for any abatement performed by or on behalf of the city shall be recovered by the city pursuant to the provisions of Part 4 of Chapter 17.02. (Ord. 21971.)

• A. Procedures used and actions taken for the abatement of dangerous buildings are not limited by this chapter. Procedures and actions under this chapter may be utilized in conjunction with or in addition to any other procedure applicable to the regulation of buildings or structures.

• B. All dangerous buildings or structures which are required to be repaired or demolished pursuant to the provisions of this chapter shall be subject to all provisions of the San José Municipal Code, including but not limited to, provisions relating to building construction, repair or demolition, zoning and the fire code.

• (Ord. 21971.)

Part 3

EARTHQUAKE HAZARD REDUCTION IN UNREINFORCED MASONRY BUILDINGS

If there exists in a dangerous building or structure any defect or condition, reasonably believed to be imminently dangerous to life, should such building be occupied or used by human beings, the city manager may order the immediate restriction from use or occupancy of the dangerous building or of any building or structure endangered by a dangerous condition in accordance with the provisions set forth in Part 5 of Chapter 17.02. In addition to restricting use or occupancy, the order may require repair or demolition of such building or structure. (Ord. 21971.)

The city manager may institute procedures for summary abatement or abatement of any danger-

Sections:

• 17.40.210 Scope.

• 17.40.220 General requirements.

• 17.40.230 Fee exemptions.

• 17.40.240 Definitions.

• 17.40.250 Historic buildings.

• 17.40.260 Alternate materials.

• 17.40.270 Administration.

• 17.40.280 Contents of order.

• 17.40.290 Appeal from order. 17.40.300 Recordation.

• 17.40.310 Enforcement.

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§ 17.40.200

• A. Buildings of unreinforced masonry bearing wall construction have been widely recognized as more potentially hazardous to life and property than other types of structures as a result of partial or complete collapse during past moderate to strong earthquakes. The purpose of this part is to promote public safety and welfare by reducing the risk of death or injury that may result from the effects of earthquakes.

• B. The provisions of this part provide minimum standards for structural seismic resistance established primarily to reduce the risk of life loss or injury; they will not necessarily prevent earthquake damage to an existing building which complies with this part.

• (Ord. 23766.)

• A. The requirements of this part shall apply to all buildings containing unreinforced masonry bearing walls.

• B. Exception: This part shall not apply to:

  1. A detached Group R, Division 3 Occupancy nor to a detached Group R, Division 1 Occupancy containing less than six dwelling units used solely for residential purposes; and

  2. Warehouses or similar structures not used for human habitation, unless such warehouses or structures house emergency services, equipment or supplies.

• (Ord. 23766.)

• A. The owner of each building within the scope of this part shall cause a structural analysis to be made of the building by a civil or structural

engineer or architect licensed by the state of California, and if the building does not meet the minimum earthquake standards specified in this part, the owner shall cause it to be structurally altered to conform to such standards or cause the building to be demolished.

• B. The owner of a building within the scope of this part shall comply with the requirements set forth above by submitting the following to the department of planning and building for review within the stated time limits:

  1. Within one year after May 17, 1991, a structural analysis. Such analysis, which is subject to approval by the director, shall demonstrate that the building meets the minimum requirements of this part, or

  2. Within one year after May 17, 1991, the structural analysis and plans for the proposed structural alterations of the building necessary to comply with the minimum requirements of this part, or

  3. Within one year after May 17, 1991, plans for the demolition of the building.

  4. By May 17, 1992, a statement in a form acceptable to the director from the person providing the structural analysis and plan for proposed structural alteration verifying that the building owner and the person providing services have entered into an agreement and that the structural analysis and plan for proposed structural alterations shall be submitted to the director by September 17, 1992.

• C. After plans are submitted and approved by the director, the owner shall obtain a building permit, commence and complete the required construction or demolition within the following time limits:

  1. Obtain a building permit by November 1, 1995;

  2. Commence construction or demolition by November 1, 1996;

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§ 17.40.250

3. Complete construction or demolition by November 1, 1997.

• (Ords. 23766, 24026, 24834.)

• A. Notwithstanding any provision of Chapters 13.36 and 13.48 of Title 13, Chapters 17.04, 17.10, 17.52, 17.56, and 17.60 of Title 17, Chapter 20.100 of Title 20, and Chapter 21.04 of Title 21 of the San José Municipal Code, the fees charged by the city and redevelopment agency for the following permits and procedures shall not be required to be paid in connection with the retrofit of any building or structure pursuant to Chapter 17.40, Part 3:

  1. Revocable permit fee (§ 13.36.070).

  2. Historic preservation permit fee (§ 13.48.230).

  3. Building permit fee (§ 17.04.080).

  4. Building plan check fee (§ 17.04.080).

For the purpose of this part, certain terms are defined as follows:

  - A. "Cross walls" are interior walls of masonry or wood frame construction with surface finish of wood lath and plaster, minimum 1/2-inch-thick gypsum wallboard or solid horizontal wood sheathing. In order to be considered as a cross wall within the intent of this chapter, the cross walls shall be spaced at not more than forty feet apart in each story, and shall be full story height with a minimum length of one and one-half times the story height. 

  - B. "Director" means the director of planning and building. 

  - C. "Unreinforced masonry bearing walls" are masonry walls having all of the following characteristics: 

5. Grading permit fee (§ 17.04.350).

6. Geologic hazard clearance fee (§ 17.10.130).

7. Electrical permit fee (§ 17.52.130).

8. Plumbing permit fee (§ 17.56.370).

9. Mechanical permit fee (§ 17.60.170).

10. Planning development permit fees (§ 20.100.120).

11. Planning development variances and exceptions fees (Part 11 of Chapter 20.100).

12. Environmental clearance process fees (§ 21.04.500).

• B. This part shall be applicable to all completed applications for the permits and procedures described in subsection A of this section that are submitted to the appropriate city department or redevelopment agency on or after December 11, 1990.

• C. The exemption from payment of fees provided by this subsection shall remain in effect until May 17, 1993, unless further action is taken by ordinance of the council prior to that date.

• (Ords. 23766, 24026.)

1. Provide vertical support for a floor or roof;

2. Have a total superimposed load exceeding one hundred pounds per linear foot of wall;

3. Have an area of reinforcing steel less than fifty percent of the minimum required by the 1985 Uniform Building Code, for reinforced masonry.

(Ords. 23766, 24834.)

• A. General. A historic building may comply with the special provisions set forth in this part or the provisions of Chapter 17.70 of this Code.

• B. Archaic Materials. Allowable stresses for archaic materials not specified in the 1985 Uniform Building Code shall be based on substantiating research data or engineering judgment with the approval of the director.

• (Ords. 23766, 24834.)

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§ 17.40.260

Alternate materials, designs and methods of construction may be approved by the building official in accordance with the 1985 Uniform Building Code.

(Ord. 23766.)

Service of Order. When the director determines that a building is within the scope of this part, the owner shall comply with Section 17.40.220. If the owner does not comply, the director shall issue an order to the owner of each building as provided in Parts 1 and 2 of Chapter 17.40. (Ords. 23766, 24834.)

ordered to structurally analyze the building and to structurally alter or demolish it when the director determines the building is not in compliance with this part.

• B. If the building is either demolished, found not to be within the scope of this part, or is structurally capable of resisting minimum seismic forces required by this part, as a result of structural alterations or an analysis, the director may file with the office of the county recorder a certificate terminating the status of the subject building as being classified within the scope of this part.

• (Ords. 23766, 24834.)

The order shall be in writing and shall be served either personally or by certified or registered mail upon the owner as shown on the last equalized assessment. The order shall specify that the building has been determined by the director to be within the scope of this part and, therefore, is required to meet the minimum seismic standards of this part. The order shall be accompanied by a copy of Section 17.40.220 which sets forth the owner's alternatives and time limits for compliance. (Ords. 23766, 24834.)

If the owner or other person in charge or control of the subject building fails to comply with any order issued by the director pursuant to this chapter within any of the time limits set forth in Section 17.40.220, the director may order that the entire building or a portion thereof be vacated and that the building or a portion thereof remain vacated until such order has been complied with. This remedy is in addition to any other remedies as may already exist in Parts 1 and 2 of Chapter 17.40. (Ords. 23766, 24834.)

The owner of the building may appeal the director's initial determination that the building is within the scope of this part to the code enforcement appeals commission pursuant to the provisions of Parts 1 and 2 of Chapter 17.40, and Chapter 2.08, Part 9.

(Ords. 23766, 24834.)

• A. At the time that the director serves the order referred to in Section 17.40.270, the director may file with the office of the county recorder a certificate stating that the subject building is within the scope of this part. The certificate shall also state that the owner thereof has been

• A. General.

  1. Every structure within the scope of this part shall be analyzed and constructed to resist minimum total lateral seismic forces assumed to act nonconcurrently in the direction of each of the main axes of the structure in accordance with the following equation: V = ZIKCSW. This equation shall hereinafter be referred to as Formula (A1-1).

  2. The value of KCS need not exceed but shall not be less than .100 for one story buildings with less than one hundred occupants; and need not exceed but shall not be less than .133 for one story buildings containing one hundred or more oc-

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§ 17.40.320

cupants and buildings over one story above grade. The value of Z and I shall equal 1.0. The value of W shall be as defined in Chapter 23 of the 1985 Uniform Building Code.

• B. Lateral Forces on Elements of Structures.

  1. Parts or portions of buildings shall be analyzed and designed for lateral loads in accordance with Chapter 23 of the 1985 Uniform Building Code but not less than the value from the following equation: Fp = ICpSWp. This equation shall hereinafter be referred to as Formula (A1-2).

  2. For the provisions of this section, the product of I and S shall equal 1.0. The value of Cp shall be in accordance with Table 23-J of the 1985 Uniform Building Code. The value of Wp shall be as defined in Chapter 23 of the 1985 Uniform Building Code.

  3. Exception: Unreinforced masonry walls may be designed in accordance with Section 17.40.330.

• C. Regulated Elements of Buildings. The elements of buildings required to be analyzed by this chapter include:

  1. Height-to-thickness ratio of masonry walls;

  2. Tension bolts in bending;

  3. In-plane shear stress;

  4. Parapets; and

  5. Diaphragm stresses and diaphragm chords in floors and roof.

• D. Anchorage and Interconnection. Anchorage and interconnection of all parts, portions and

elements of the structure shall be analyzed and designed for lateral forces in accordance with the 1985 Uniform Building Code and Formula (A1-2) of subsection B.1 of this section. Masonry walls shall be anchored to all floors and roof to resist a minimum force of two hundred pounds per linear foot acting normal to the wall at the level of the floor or roof.

• E. Level of Required Repair. Alterations and repairs required to meet the provisions of this chapter shall comply with all other applicable requirements of the 1985 Uniform Building Code except as specifically provided in this part.

• F. Required Analysis.

  1. General.

• a. Except as modified herein, the analysis and design relating to the structural alteration of existing buildings within the scope of this part shall be in accordance with the analysis specified in the 1985 Uniform Building Code. In addition the compatibility of the roof diaphragm stiffness with the out-of-plane stability of the unreinforced masonry bearing walls of the story immediately below the roof shall be verified in accordance with the provisions of Section 17.40.350.

  - b. Exception: Buildings with rigid concrete or steel and concrete roof diaphragms shall use the h/t values for all other buildings in Table No. 1.
  

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§ 17.40.320

TABLE NO. 1 ALLOWABLE VALUE OF HEIGHTTHICKNESS (h/t) RATIO OF UNREINFORCED MASONRY WALLS WITH MINIMUM QUALITY MORTAR[1 ]

• 1 Minimum mortar quality shall be determined by laboratory testing in accordance with this chapter. 2 The minimum mortar shear strengths required in the following footnotes 3 and 4 shall be that shear strength without the effect of axial stress in the wall at the point of the test.

• 3 The larger height-to-thickness ratio may be used where mortar shear tests in accordance with Section 17.40.330D establish a minimum mortar shear strength of not less than one hundred psi or where the tested mortar shear strength is not less than sixty psi and a visual examination of the vertical wythe-to-wythe wall joint (collar joint) indicates not less than fifty percent mortar coverage.

• 4 Where a visual examination of the collar joint indicates not less than fifty percent mortar coverage and the minimum mortar shear strength when established in accordance with Section 17.40.330D is greater than thirty psi but less than sixty psi, the allowable height-to-thickness ratio may be determined by linear interpolation between the larger and smaller ratio values in direct proportion to the mortar shear strength.

2. Continuous Load Path. A complete, continuous load path from every part or portion of the structure to the ground shall be provided for the required horizontal forces.

3. Positive Connections. All parts, portions or elements of the structure shall be interconnected by positive means.

• G. Analysis Procedure.

  1. General. Stresses in materials and existing construction utilized to transfer seismic forces from the ground to parts or portions of the structure shall conform to those permitted by the 1985 Uniform

Building Code and those materials and types of construction specified in Section 17.40.330.

2. Connections. Materials and connectors used for the interconnection of parts and portions of the structure shall conform to the requirements of the 1985 Uniform Building Code. Nails may be used as a part of an approved connector.

3. Unreinforced Masonry Walls.

• a. In addition to the analysis of seismic forces required by this chapter, unreinforced masonry walls shall be analyzed as specified in the 1985 Uniform Building Code to withstand all vertical loads as specified

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§ 17.40.330

in the 1985 Uniform Building Code. Such walls shall meet the minimum requirements set forth in the 1985 Uniform Building Code.

• b. Exception: When calculating shear or diagonal tension stresses due to seismic forces, existing masonry shear walls may be designed to resist 1.0 times the required forces in lieu of the 1.5 factor required by the 1985 Uniform Building Code.

  • c. i. No allowable tension stress will be permitted in unreinforced masonry walls. Walls not capable of resisting the required design forces specified in this part shall be strengthened or shall be removed and replaced.

  • ii. Exceptions: (i) Unreinforced masonry walls may be analyzed in accordance with Section 17.40.330; (ii) unreinforced masonry walls which carry no design loads other than their own weight may be considered veneer if they are adequately anchored to new supporting elements.

4. a. Substantial changes in wall thickness or stiffness shall be considered in the analysis for out-of-plane and in-plane wall stability; and the wall shall be restrained against out-of-plane instability by anchorage and bracing to the roof or floor diaphragm in accordance with subsection D of this section.

• b. Exception: Variations in wall stiffness caused by nominal openings such as windows and doors need not be considered.

• H. Combination of Vertical and Seismic Forces.

  1. New Materials. All new materials introduced into the structure to meet the requirements of this section which are subject to combined vertical and horizontal forces shall comply with the 1985 Uniform Building Code.

  2. Existing Materials. When stress in existing lateral force resisting elements is due to a combination of dead loads plus live loads plus seismic loads, the allowable working stress specified in the 1985 Uniform Building Code may be increased one hundred percent. However, no increase will be permitted in the stresses allowed in Section 17.40.330. The stresses in elements due to only seismic and dead loads shall not exceed the values permitted by the 1985 Uniform Building Code.

3. Allowable Reduction of Bending Stress by Vertical Load. Calculated tensile fiber stress may be reduced by the full direct stress due to vertical dead loads.

(Ord. 23766.)

• A. General. All materials permitted by the 1985 Uniform Building Code, including their appropriate allowable stresses and those existing configurations of materials specified herein, may be utilized to meet the requirements of this part.

• B. Existing Materials.

  1. Unreinforced Masonry Walls. Unreinforced masonry walls analyzed in accordance with this part may provide vertical support for roof and floor construction and resistance to lateral loads.

     • a. All units of both bearing and nonbearing walls shall be laid with full shoved mortar joints; all head, bed and wall (collar) joints shall be solidly filled with mortar; and the

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§ 17.40.330

bonding of adjacent wythes of multi-wythe walls shall be as follows:

• b. The facing and backing shall be bonded so that not less than four percent of the wall surface of each face is composed of headers extending not less than four inches into the backing. The distance between adjacent full-length headers shall not exceed twenty-four inches either vertically or horizontally. In walls where a single header does not extend through the wall, headers from the opposite sides shall overlap at least four inches, or headers from opposite sides shall be covered with another header course overlapping the header below at least four inches.

• c. Wythes of walls not bonded as described above shall be considered as

• d.

veneer. The veneer wythe shall not be included in the effective thickness used to calculate the height-tothickness ratio and the shear capacity of the wall.

Tension stresses due to seismic forces normal to the wall may be neglected if the wall does not exceed the height-to-thickness ratio set forth in Table No. 1 of Section 17.40.320 F.1.b. and the in-plane shear stresses due to seismic loads set forth in Table No. 2. If the wall height-tothickness ratio exceeds the specified limit, the wall may be supported by vertical bracing members designed to satisfy the requirements of the 1985 Uniform Building Code. The deflection of such bracing members at design loads shall not exceed one-tenth of the wall thickness.

TABLE NO. 2 VALUES FOR EXISTING MATERIALS[1 ]

1. Horizontal diaphragms

a. Roofs with straight sheathing with the roof covering applied directly to the sheathing.

b. Roofs with diagonal sheathing with the roof covering applied directly to the sheathing.

c. Floors with straight tongue and groove sheathing.

d. Floors with straight sheathing and finished wood flooring.

e. Floors with diagonal sheathing and finished wood flooring.

f. Floors or roofs with straight sheathing and plaster applied to the joists or rafters.[2 ]

100 PLF for seismic shear.

400 PLF for seismic shear.

150 PLF for seismic shear.

300 PLF for seismic shear.

450 PLF for seismic shear.

Add 50 PLF to the allowable values in items 1a and 1c.

2. Shear walls

Wood stud walls with lath and plaster.

3. Plain concrete footings

4. Douglas Fir wood

100 PLF for side for seismic shear.

f'c = 1500 psi unless otherwise shown by tests. Same as 1985 UBC values for No. 1 Douglas Fir.[3 ]

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§ 17.40.330

5. Reinforcing steel

f'c = 18,000 psi maximum.[3 ]

6. Structural steel f'c = 20,000 psi maximum.[3 ]

   • 1 Material must be sound and in good condition.

   • 2 Wood lath and plaster must be reattached to existing joists or rafters in a manner approved by the building official.

   • 3 Stresses given may be increased for combinations of loads as specified in Section 17.40.320.

     • e. Exception: The wall may be supported by flexible bracing members designed in accordance with Section 17.40.320B of this part if the deflection at design loads is not less than one-quarter nor more than onethird of the wall thickness at the level under consideration.

     • f. All vertical bracing members shall be attached to floor and roof construction for their design loads independently of required wall anchors. Horizontal spacing of vertical bracing members shall not exceed one-half the unsupported height of the wall nor ten feet, whichever is less.

     • g. The wall height may be measured vertically to bracing elements other than a floor or roof. Spacing of bracing elements and wall anchors shall not exceed six feet. Bracing elements shall be detailed to minimize the horizontal displacement of the wall by components of vertical displacements of the floor or roof.

     2. a. Veneer. Veneer shall be anchored with approved anchor ties, conforming to the required design capacity specified in Section 3004(c) of the 1985 Uniform Building Code, and placed at a maximum spacing of twenty-four inches.
     • b. Exception: Existing veneer anchor ties may be acceptable provided the

ties are in good condition and conform to the minimum size, maximum spacing and material requirements as indicated below. The veneer anchor ties shall be corrugated galvanized iron strips not less than one inch in width, eight inches in length and one-sixteenth of an inch in thickness and shall be located and laid in every alternate course in the vertical height of the wall at a spacing not to exceed seventeen inches on center horizontally. As an alternate, the spacing may be every fourth course vertically at a spacing not to exceed nine inches on center horizontally.

• c. The existence and condition of existing veneer anchor ties shall be verified as follows:

  • i. An approved testing laboratory shall verify the location and spacing of the ties and shall submit a report to the building official for approval as a part of the structural analysis.

  • ii. The veneer in a selected area shall be removed to expose a representative sample of ties (not less than four) for inspection by the building official.

  • iii. Existing Roof, Floors, Walls, Footings, and Wood Framing. Existing materials, including wood shear walls, may be used

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§ 17.40.330

as a part of the lateral load resisting system, provided that stresses in these materials do not exceed the values shown in Table No. 2.

• C. Strengthening of Existing Materials: New materials, including wood shear walls may be utilized to strengthen portions of the existing seismic resisting system provided that stresses do not exceed the values shown in Table No. 3.

TABLE NO. 3 ALLOWABLE VALUES OF NEW MATERIALS USED IN CONJUNCTION WITH EXISTING CONSTRUCTION

New Materials or Configuration of Materials

Allowable Values

1. Horizontal diaphragms

Plywood sheathing applied directly over existing straight sheathing with ends of plywood sheets bearing on joists or rafters and edges of plywood located on center of individual sheathing boards.

Same as specified in Table 25-J of the 1985 Uniform Building Code for blocked diaphragms.

2. Shear walls

a. Plywood sheathing applied directly over existing wood studs. (No value shall be given to plywood applied over existing plaster or wood sheathing boards.)

b. Dry wall or plaster applied directly over existing wood studs.

c. Dry wall or plaster applied to plywood sheathing over wood studs.

Same as values specified in Table No. 25-K of the 1985 UBC for shear walls.

75 percent of the values specified in Table No. 47-I of the 1985 UBC.

One-third of the values specified in Table No. 47-I of the 1985 UBC.

3. Shear bolts

Shear bolts and shear dowels embedded a minimum of 8 inches into unreinforced masonry walls. Bolt centered in a 2-1/2-inch diameter hole with dry-pack or nonshrink grout around the circumference of the bolt.[1, 3]

133 percent of the values for plain masonry specified in Table No. 24-J of the 1985 UBC. No values larger than those given for 3/4-inch diameter bolts shall be used.

4. Tension bolts

Tension bolts and tension dowels extending entirely through URM walls secured with bearing plates on far side of wall with at least 30 square inches of area.[2]

1,200 pounds per bolt.

5. Combination shear and tension wall anchors

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§ 17.40.330

New Materials or Configuration of Materials

• a. Bolts extending to the exterior face of the wall with a 2-1/2-inch round plate under the head. Install as specified for shear bolts. Spaced not closer than 12 inches on centers.[1, 2, 3]

• b. Bolts or dowels extending to the exterior face

of

Allowable Values

600 lbs. per bolt for tension.[4 ] See item 3 (shear bolts) for shear values.

1200 lbs. per bolt or dowel for tension.[4 ] See item 3 for shear values.

the wall with a 2-1/2-inch round plate under the head and drill at an angle of 22-1/2 degrees to the horizontal. Install as specified for shear bolts.[1, 2, 3]

c. Through bolt with bearing plate for tension per item 4. Combined with minimum 8-inch grouped section for shear per item 3.

See item 4 (tension bolts) for tension values.[4 ] See item 3 for shear values.

6. Infilled walls

Reinforced masonry infilled openings in existing unreinforced masonry walls with keys or dowels to match reinforcing.

Same as values specified for unreinforced masonry walls in this chapter.

7. Reinforced masonry

in

Masonry piers and walls reinforced as specified

Same as values specified in Table No. 24-B of the 1985 Uniform Building Code.

Chapter 24 of the 1985 Uniform Building Code.

8. Reinforced concrete

Concrete footings, walls and piers reinforced as specified in Chapter 26 and designed for tributary loads.

Same as values specified in Chapter 26 of the 1985 Uniform Building Code.

9. Existing foundation loads

Foundation loads for structures exhibiting no evidence of settlement.

Calculated existing foundation loads due to maximum dead load plus live load may be increased by 25 percent and may be increased 50 percent for dead load plus seismic loads required by this chapter.

• 1 Bolts and dowels to be tested as specified in Section 17.40.300E.

• 2 Bolts and dowels to be 1/2-inch diameter minimum.

• 3 Drilling for bolts and dowels shall be done with an electric rotary drill. Impact tools shall not be used for drilling holes or tightening anchor and shear bolt nuts.

• 4 Allowable bolt and dowel values specified are for installations in minimum three wythe wall. For installations in two wythe walls use fifty percent of the value specified, except that no value shall be given to tension bolts that do not extend entirely through the wall and are secured with bearing plates on the far side.

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§ 17.40.330

• D. Minimum Acceptable Quality of Existing Unreinforced Masonry Walls:

  1. General Provisions. All unreinforced masonry walls utilized to carry vertical loads and seismic forces parallel and perpendicular to the wall plane shall be tested as specified in this subsection. All masonry quality shall be equal or exceed the minimum standards established herein or shall be removed and replaced by new materials. The quality of mortar in all masonry walls shall be determined by performing in-place shear tests. Alternate testing methods may be approved by the building official upon submission of adequate evidence to indicate its equivalence. The vertical wall joint between wythes (collar joint) shall be inspected at each test location after the in-place shear tests, and an estimate of the percentage of wythe-towythe mortar coverage shall be reported along with the results of the in-place shear tests. Where the exterior face is veneer, the type of veneer, its thickness and its bonding and/or ties to the structural wall masonry shall also be reported. Nothing shall prevent the pointing with mortar of all the masonry wall joints before the tests are first made. Prior to any pointing, the mortar joints must be raked and cleaned to remove loose and deteriorated mortar. Mortar for pointing shall be Type S or N except masonry cements shall not be used. All preparation and mortar pointing shall be done under the continuous inspection of a special inspector. At the conclusion of the inspection, the inspector shall submit a written report to the person responsible for the seismic analysis of the building setting forth the results of the work inspected. Such report shall be submitted to the building official for approval as part of the structural analysis. All testing shall be performed in accordance with the require-

inspection of a special inspector. At the conclusion of the inspection, the inspector shall submit a written report to the person responsible for the seismic analysis of the building setting forth the results of the work inspected. Such report shall be submitted to the building official for approval as part of the structural analysis. All testing shall be performed in accordance with the require-

ments specified in this section by an approved agency. An accurate record of all such tests and their location in the building shall be recorded and these results shall be submitted to the building official for approval as part of the structural analysis.

2. Number and Location of Tests. The minimum number of tests shall be as follows:

   • a. At each of both the first and top stories, not less than two per wall line or line of wall elements providing a common line of resistance to lateral forces.

   • b. At each of all other stories, not less than one per wall element providing a common line of resistance to lateral forces.

c. In any case, not less than one per fifteen hundred square feet of wall surface and a total of eight. The shear tests shall be taken at locations representative of the mortar conditions throughout the entire building, taking into account variations in workmanship at different building height levels, variations in weathering of the exterior surfaces, and variations in the condition of the interior surfaces due to deterioration caused by leaks and condensation of water and/or by the deleterious effects of other substances contained within the building. Where the higher h/t ratios allowed in footnotes 3 and 4 of Table No. 1 of Section 17.40.320 F.1.b. are to be utilized, all the in-place shear tests taken at the top story shall be included in the eighty percent of the shear tests uses to determine the minimum mortar shear strength. The exact test locations shall be determined at the building

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§ 17.40.330

  - site by the person responsible for the seismic analysis of the subject building. 

3. In-Place Shear Tests. The bed joint of the outer wythe of the masonry wall shall be tested in shear by laterally displacing a single brick relative to the adjacent bricks in the wythe. The opposite head joint of the brick to be tested shall be removed and cleaned prior to testing. The minimum quality mortar in eighty percent of the shear tests shall not be less than the total of thirty psi plus the axial stress in the wall at the point of the test. The shear stress shall be based on the gross area of both bed joints and shall be that at which movement of the brick is first observed.

• E. Testing Shear Bolts.

  1. One-fourth of all new shear bolts and dowels embedded in unreinforced masonry walls shall be tested by a special inspector using a torque calibrated wrench to the following minimum torques:

     • b. 5/8-inch diameter bolts or dowels = 50 foot-pounds.

     • c. 3/4-inch diameter bolts or dowels = 60 foot-pounds.

2. No bolts exceeding 3/4-inch diameter shall be used. All nuts shall be installed over malleable iron or plate washers when bearing on wood and heavy cut washers when bearing on steel.

   • F. Determination of Allowable Stresses for Design Methods Based on Test Results.

     1. Design Shear Values. Design seismic inplane shear stresses shall be substantiated by tests performed as specified in subsection D.3 of this section. Design stresses shall be related to test results obtained in accordance with Table No. 4. Intermediate values between five and ten psi may be interpolated.

• a. 1/2-inch diameter bolts or dowels = 40 foot-pounds.

TABLE NO. 4

ALLOWABLE SHEAR STRESS. FOR TESTED UNREINFORCED MASONRY WALLS

• Allowable shear stress may be increased by addition of 10 percent of the axial stress due to weight of wall directly above.

2. Design Compression and Tension Values. Compression stresses for unreinforced masonry having a minimum design shear value of three psi shall not exceed one

   • hundred psi. Design tension values for unreinforced masonry shall not be permitted.

• G. Existing Wall Anchors. Five percent of the existing wall anchors utilized as all or part of

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§ 17.40.330

the required wall anchors shall be tested in pullout by an approved testing agency. The minimum number tested shall be four per floor, with two tests at walls with joist parallel to the wall. The test apparatus shall be supported on the masonry wall at a minimum distance equal to the wall thickness from the anchor tested. The rod anchor shall be given a preload of three hundred pounds prior to establishing a datum for recording elongation. The tension test load reported shall be recorded at 1/8-inch relative movement of the anchor and the adjacent masonry surface. Results of all tests shall be reported. The report shall include the test results as related to the wall thickness and joist orientation. The allowable resistance value of the existing anchors shall be forty percent of the average of those tested anchors having the same wall thickness and joist orientation.

• H. Qualification Tests. Qualification tests for new devices used for wall anchorage shall be tested with the entire tension load carried on the enlarged head at the exterior face of the wall. Bond on the part of the device between enlarged head and the interior wall face shall be eliminated for the qualification tests. The resistance value assigned the device shall be twenty percent of the average of the ultimate loads.

• (Ord. 23766.)

• A. General. In addition to the seismic analysis required in this part the person responsible for the seismic analysis of the building shall determine and record the information required by this section on the approved plans.

• B. Construction Details. The following requirements with appropriate construction details shall be made a part of the approved plans:

  1. All unreinforced masonry walls shall be anchored at the roof and ceiling levels by tension bolts through the wall as specified in Table No. 3 of Section 17.40.330C or by an approved equivalent at a maximum anchor spacing of six feet.

2. a. All unreinforced masonry walls shall be anchored at all floors and ceilings with tension bolts through the wall or by existing rod anchors at a maximum anchor spacing of six feet. All existing rod anchors shall be secured to the joists to develop the required forces. Tests conforming to this part will be required to verify the adequacy of the embedded ends of existing rod anchors.

   • b. Exception: Walls need not be anchored to ceiling systems that, because of their low mass and/or relative location with respect to the floor or roof systems, would not impose significant normal forces on the wall and cause out-of-plane wall failure. Calculations and drawings to verify this exception must be submitted as part of the analysis.

3. At the roof and all floor levels, the anchors nearest the building corners shall be combination shear and tension anchors located not more than two feet horizontally from the inside corners of the walls.

4. When access to the exterior face of the masonry wall is prevented by proximity of an existing building, wall anchors conforming to items 5(a) or (b) in Table No. 3 of Section 17.40.330C may be used.

5. Alternative devices to be used in lieu of tension bolts for masonry wall anchorage shall be tested as specified in Section 17.40.330H.

6. Diaphragm chord stresses of horizontal diaphragms shall be developed in existing materials or by the addition of new materials.

7. Where trusses and beams other than rafters or joists are supported on masonry independent secondary columns shall be installed to support vertical loads.

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8. Parapets and exterior wall appendages not capable of resisting the forces specified in this part shall be removed, stabilized, or braced to ensure that the parapets and appendages remain in their original position. The maximum height of an unbraced, unreinforced masonry parapet above the lower of either the level of tension anchors or roof sheathing shall not exceed one and one-half times the thickness of the parapet wall. If the required parapet height exceeds this maximum height a bracing system designed for the force factors specified in the Table 23-J of the 1985 Uniform Building Code shall support the top of the parapet. Parapet corrective work must be performed in conjunction with the installation of tension roof anchors.

   9. a. The minimum height of a parapet above the wall anchor shall be twelve inches.

• b. Exception: If a reinforced concrete beam is provided at the top of the wall, the minimum height above the wall anchor may be six inches.

10. All deteriorated mortar joints in unreinforced masonry walls shall be pointed with Type S or N mortar. Prior to any pointing, the wall surface must be raked and cleaned to remove loose and deteriorated mortar. All preparation and pointing shall be done under the continuous inspection of a special inspector. At the conclusion of the project, the inspector shall submit a written report to the building official setting forth the portion of work inspected.

11. Repair details for any cracked or damaged unreinforced masonry wall required to resist forces specified in this part.

• C. Existing Construction. The following existing construction information shall be made part of the approved plans:

  1. The type and dimensions of existing walls and the size and spacing of floor and roof members.

  2. The extent and type of existing wall anchorage to floors and roof.

  3. The extent and type of any parapet bracing or other structural reinforcement to parts or portions of the building which were previously performed.

  4. Accurately dimensioned floor plans and masonry wall elevations showing dimensioned opening, piers, wall thickness and heights, veneer locations and existing anchorages.

  5. The locations of cracks or other damaged portions of unreinforced masonry walls requiring repair.

  6. The type of interior wall surfaces and ceilings, and if reinstalling or anchoring of existing plaster is necessary.

  7. The general condition of the mortar joints and if the joints need repointing.

8. The location of all in-place shear tests or core tests shall be shown on the floor plans and building wall elevations.

(Ord. 23766.)

• A. General. The requirements of this section are in addition to the other analysis requirements of this part. The relative stiffness and strength of a diaphragm govern the amount of amplification of the seismic ground motion by the diaphragm, and therefore, a diaphragm stiffness and strength related check of the out-ofplane stability of unreinforced masonry walls anchored to wood diaphragms shall be made. This section contains a procedure for evaluation of the out-of-plane stability of unreinforced masonry walls anchored to wood diaphragms that are coupled to shear resisting elements.

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• B. Definitions. The following definitions are applicable to this section:

  1. Cross wall. A wood framed wall having a height-to-length ratio complying with Section 4713(d) or Table 25-I of the 1985 Uniform Building Code and sheathed with any of the materials described in Table No. 5 or Table No. 6. The total strength of all cross walls located within any forty feet length of diaphragm measured in the direction of the diaphragm span shall not be less than thirty percent of the strength of the diaphragm in the direction of consideration.

2. Demand capacity ratio (DCR) is a ratio of the following:

   • a. Demand equals the lateral forces due to thirty-three percent of the combined weight of the diaphragm and the tributary weight of the walls and other elements anchored to the diaphragm.

   • b. Capacity equals the diaphragm total shear strength in the direction under consideration as determined using the values in Table Nos. 5 or 6 of subsection B of this section.

TABLE NO. 5

ALLOWABLE VALUES FOR EXISTING MATERIALS TO BE USED ONLY IN THE COMPUTATION OF THE DEMAND CAPACITY RATIO DESIGN CHECK

Existing Materials or Configuration of Materials[1]

Allowable Values

1. Horizontal diaphragms

a. Roofs with straight sheathing and roofing applied directly to the sheathing.

b. Roofs with diagonal sheathing and roofing applied directly to the sheathing.

2. Cross walls[2]

• a. Plaster on wood or metal lath.

• b. Plaster on gypsum lath.

• c. Gypsum wall board unblocked edges.

• d. Gypsum wall board blocked edges.

100 lbs. per foot for seismic shear.

250 lbs. per foot for seismic shear.

Per side;

200 lbs. per foot for seismic shear. 175 lbs. per foot for seismic shear. 75 lbs. per foot for seismic shear. 125 lbs. per foot for seismic shear

• 1 Materials must be sound and in good condition.

2 For cross walls, values of all materials may be combined, except the total combined value shall not exceed three hundred lbs. per foot for seismic shear.

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TABLE NO. 6 ALLOWABLE VALUES FOR NEW MATERIALS USED IN CONJUNCTION WITH EXISTING CONSTRUCTION MATERIALS TO BE USED ONLY IN THE COMPUTATION OF THE DEMAND CAPACITY RATIO DESIGN CHECK

New Materials or Configuration of New and Existing Materials[1]

Allowable Values

1. Horizontal diaphragms

a. Plywood sheathing applied directly over existing straight sheathing with ends of plywood sheets bearing on rafters and edges of plywood located on the center of individual sheathing boards.

225 lbs. per foot for seismic shear.

2. Cross walls[2]

a. Plywood sheathing applied directly over existing wood studs. No value shall be given to plywood applied over existing plaster or wood sheathing.

b. Drywall or plaster applied directly over existing wood studs.

1.33 times the values specified in Table 25-K of the 1985 UBC.

100 percent of the values specified in Table 47-I of the 1985 UBC.

1 Materials must be sound and in good condition.

• 2 For cross walls, values of all materials may be combined, except the total combined shear value shall not exceed three hundred lbs. per foot for seismic shear.

C. Notations.

D = depth of diaphragm, in feet, measured perpendicular to the diaphragm span.

h/t = height-to-thickness of an unreinforced masonry wall. The height shall be measured between wall anchorage levels and the thickness shall be measured through the wall cross section at the level under consideration.

L = span of diaphragm between masonry shear walls or steel frames.

Vc = total shear capacity of cross walls in the direction of analysis immediately be-

low the diaphragm level being investigated as determined by using Table Nos. 5 or 6 of subsection B of this section.

vu = maximum shear strength in pounds per foot for a diaphragm sheathed with any of the materials given in Table Nos. 5 or 6 of subsection B of this section.

Wd = total dead load of the diaphragm plus the tributary weight of the walls anchored to the diaphragm, the tributary ceiling and partitions and weight of any other permanent building elements at the diaphragm level under consideration.

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• D. Design Check Procedure.

  1. General. The demand-capacity ratio (DCR) for the building shall be calculated using the following equations:

     • DCR = 0.33 Wd / 2 vu D For building without cross walls; or

     • DCR = 0.33 Wd / 2 vu V + Vc For building with cross walls.

  2. Diaphragm Deflection. The calculated DCR shall be to the left of the curve in Figure No. A1. Where the calculated DCR is outside (to the right of) the curve, the diaphragm

  • deflection limits are exceeded and cross walls may be used to reduce the deflection.

3. Unreinforced Masonry Wall Outof-Plane Stability. The DCR shall be calculated discounting any cross wall. If the DCR from this method corresponding to the diaphragm span is to the right of the curve in Figure No. A1 of this subsection, the region within the curve at and below the intersection of the diaphragm span with the curve may be used to determine the allowable h/t values per Table No. 1 of Section 17.40.320 F.1.b.

==> picture [301 x 325] intentionally omitted <==

(Ord. 23766.)

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§ 17.40.440

Part 4

FINANCIAL ASSISTANCE FOR UNREINFORCED MASONRY BUILDINGS

Sections:

17.40.410 Eligibility.

17.40.420 Grant procedures.

17.40.430 Grant awards.

17.40.440 Retroactivity.

17.40.450 Sunset.

The director of neighborhood preservation is authorized to grant financial assistance to owners of buildings with unreinforced masonry wall construction to assist in funding the cost of structural design work to retrofit such buildings in order to meet the requirements of Part 3 of this chapter. (Ord. 23767.)

All owners of buildings with unreinforced masonry wall construction located within the city limits of San José, except owners of buildings exempt pursuant to Section 17.40.210B, who have structural design work performed in order to meet the retrofit requirements of Part 3 of this chapter, shall be eligible to apply for grants to assist in paying the actual cost incurred for structural design work. (Ord. 23767.)

• B. The director shall provide grants to eligible building owners in the order that completed applications are received by the director.

• C. The city shall have no obligation to make payments under this part unless sufficient appropriated funds are available.

• (Ord. 23767.)

The amount of the structural design grant to be provided to a building owner for a retrofit project shall be based upon the following schedule:

Building Square Grant Amount Footage

1. Less than or equal $6,000 to 5,000 sq. ft. 2. Greater than 5,000 $6,000 + 0.75 sq. ft. to 10,000 sq. ft. times the area over 5,000 sq. ft. up to a maximum grant of $9,750.

2. Greater than 10,000 $9,750 + 0.50 per to 20,000 sq. ft. sq. ft. times the area over 10,000 sq. ft. up to a maximum grant of $14,750.

3. Greater than 20,000 (a) Single-story sq. ft. building: $14,750. (b) Multi-story buildings: $14,750 + 0.20 per sq. ft. times the area over 20,000 sq. ft. up to a maximum grant of $20,000.

• A. An eligible building owner must submit a completed application to the director of neighborhood preservation which includes reasonably sufficient documentation that:

  1. Structural design plans have been submitted and approved by the director; and

  2. Structural design costs have actually been incurred by the building owner.

(Ord. 23767.)

The provisions of this part shall apply to any structural design work on a retrofit project where the structural design plans were approved by the director on or after December 11, 1990. (Ord. 23767.)

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§ 17.40.450

The provisions of this part shall remain in effect until May 17, 1993, unless further action is taken by ordinance of the council prior to that date. (Ord. 23767.)