Ventura Municipal Code Ch. 12.155 Earthquake Hazard Reduction in Existing Buildings 9

9 Cross reference(s): Disaster council, Chapter 2.355.

A. Generally. The purpose of this chapter is to promote public safety and welfare by reducing the risk of death or injury that may result from the effects of earthquakes on existing unreinforced masonry buildings.

The legislature of the state of California has recognized unreinforced masonry wall buildings as being potentially hazardous and a threat to public safety from seismic shaking. Unbraced parapets and appendages may fall onto pedestrian ways posing major threat to public safety.

Therefore, the following provisions of this chapter are intended as minimum standards for seismic resistance of parapets, exterior wall appendages, and sloping roofing material, and are established primarily to reduce the risk of life loss or injury. Compliance with these standards will not necessarily prevent loss of life or injury or prevent earthquake damage to rehabilitated buildings.

B. Scope.

1. The provisions of this chapter shall apply to all unreinforced masonry wall buildings, other than those buildings exempted by subsection (B)(2) of this section, which have unreinforced masonry parapets, unanchored wall appendages, or unattached roofing material defined herein.

Parapets, appendages, and unattached roofing material, which are adjacent to a property line, exitway, passageway or open courtyard, or public way, or which occur in any other location where failure would be a hazard to life or limb in such areas, shall be subject to this chapter.

Exception: Parapets and appendages adjacent to another building when the difference in roof elevations is less than eight feet.

2. This chapter shall not apply to detached one- or two-story single-family dwellings or any one- or two-story multifamily dwelling containing less than five dwelling units; provided, that the entire structure is used solely for residential purposes. Further, this chapter shall not apply to private parking garages or sheds not exceeding 1,000 square feet in area.

3. Notwithstanding any other provision of this chapter, any alterations or repairs required by this chapter may be completed without requiring the rest of an existing building to comply with further requirements of Article 9 of this chapter at the time of such alterations or repairs; provided, that the alteration or repair complies with the requirements of this chapter.

C. Definitions. For purposes of this chapter, the meaning of certain terms shall be as set forth below, and the applicable definitions of the Uniform Building Code shall also apply:

“Unanchored appendages” means a cornice, a piece of ornamental statuary or similar piece of masonry or concrete extending from the wall that does not meet the anchorage requirements of the building code.

“Unattached roofing material” means clay or concrete roofing tile that does not meet the attachment requirements of Chapter 32 of the building code.

“Unreinforced masonry parapet” means a masonry wall extension extending above the roof level in which the area of reinforcing steel is less than 25 percent of the minimum steel ratios required by the building code for reinforced masonry.

D. Administration.

1. Service of Correction Order. The building official will issue a correction order, as provided in subsection (D)(2) of this section, to the owner of each building subject to this chapter in accordance with the minimum time periods for service of correction orders set forth in Table No. 1. The minimum time period for the service of correction orders shall be measured from the effective date of this chapter.

2. Contents of Correction Order. The correction order will be in writing and will be served either personally or by certified or registered mail upon the owner as shown on the last equalized assessment, and upon the person, if any, in apparent charge or control of the building. The correction order will specify that the building has been determined by the building official to be within the scope of this chapter and, therefore, is required to meet the minimum seismic standards of this chapter. The correction order will specify the time limits for compliance.

3. Appeal From Order. The owner may appeal a correction order issued by the building official. Such appeal shall be filed with the building official within 30 days from the date of service of any correction order issued pursuant to this chapter. Appeals shall be made in writing on forms provided by the building official and the grounds for the appeal shall be stated clearly and concisely. Each appeal shall be accompanied by a filing fee as established by city council resolution. Appeals will be heard and determined by the board of appeals established in Section 12.110.020. The appeal hearing procedure applicable to other appeals to the board of appeals will apply with respect to appeals filed pursuant to this section.

4. Violations and Penalties. Any owner of a building subject to this chapter who fails to comply with any correction order issued by the building official pursuant to this chapter within any of the time limits set forth in subsection E of this section is guilty of a misdemeanor, and each owner shall be guilty of a separate offense for each and every day, or portion thereof, of continued failure to comply with any such correction order, and upon conviction of any such violation, shall be punishable by a fine of not more than $1,000 or imprisonment of not more than six months, or by both such fine and imprisonment.

5. Enforcement. In the event of an owner’s failure to comply with a correction order, the building official may elect to invoke the provisions of the Uniform Code for the Abatement of Dangerous Buildings.

E. General Requirements. The owner of each building subject to this chapter shall submit, within 12 months after the service of a correction order, an acceptable plan and structural analysis for the proposed alterations of each building necessary to comply with the minimum requirements of this chapter. Within 18 months after the service of the correction order, the owner shall obtain a building permit for necessary alterations and must complete said alterations within 24 months of the service of the correction order.

F. Technical Requirements.

1. General. The plan and structural analysis required in subsection E of this section shall be prepared by a licensed civil or structural engineer or architect licensed by the state of California, and shall include:

a. Analysis of the stability of unreinforced masonry parapets.

b. Investigation and analysis of the attachment of exterior wall appendages.

2. Parapets and Exterior Wall Appendages. Parapets and exterior wall appendages not conforming to this chapter shall be removed, or stabilized or braced to ensure that the parapets and appendages remain in their original position if subjected to forces specified in Chapter 23 of the building code. 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 Table No. 23-P of the building code for walls shall support the top of the parapet. Parapet corrective work must be performed in conjunction with the installation of tension roof anchors. The minimum height of a parapet above the wall anchor shall be 12 inches.

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.

3. Roofing Material. Clay or concrete roofing tile shall meet the attachment requirements of Chapter 32 of the building code.

G. Time Table. The time table for issuance of correction orders set forth in Table 1 hereafter is hereby adopted and incorporated into this chapter.

Table 1. Time Table for Issuance of Correction Orders

(Code 1971, § 3181)

Pursuant to Sections 50022.1 to 50022.8, inclusive, of the California Government Code, Appendix Chapter 1 of the Uniform Code for Building Conservation, 1991 Edition, published by the International Conference of Building Officials, is hereby adopted by reference subject to the changes set out in Section 12.155.030. One true copy of this code and any other secondary code adopted by reference therein are on file in the office of the city clerk and are available for public inspection as required by law. (Code 1971, § 3193)

The city council, following due consideration, hereby finds and determines that due to local geological conditions prevailing within the city that modifications and changes to Appendix Chapter 1 of the Uniform Code for Building Conservation, 1991 Edition, are needed. Therefore, said Uniform Code for Building Conservation, 1991 Edition (hereinafter UCBC), Appendix Chapter 1, adopted in Section 12.155.020, is hereby amended as follows:

Subsection (a) of Section A109 entitled “General” is hereby modified, amended, added to, and changed to read as follows:

Sec. A109(a) General. Except as modified herein, the analysis and design relating to the structural alteration of existing buildings shall be in accordance with the building code.

The elements of buildings required to be analyzed by this chapter shall be as specified for seismic zone 2B of Table No. A-1-F. The seismic zone factor Z, used in this chapter shall be that specified for seismic zone 2B.

Section A111 entitled “Administrative provisions” is hereby amended to read as follows:

Sec. A111(a) Definitions. For the purposes of this chapter the applicable definitions in the building code shall also apply.

Sec. A111(b) Applicability. The provisions of this chapter are intended to provide minimum structural standards for unreinforced masonry bearing wall buildings. This chapter shall apply to any such buildings which undergo a change in character of occupancy as specified in section 502 of the building code, or are to be voluntary upgraded so that they are no longer considered a “potentially hazardous building” or which otherwise undergo structural alterations or repair.

Sec. A111(c) Violations and Penalties. It shall be unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or structure in the city, or cause the same to be done, contrary to or in violation of any provision of this chapter.

Any person, firm, or corporation violating any of the provisions of this chapter shall be deemed guilty of a misdemeanor, and each person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any provision of this chapter is committed, continued or permitted, and upon conviction of any such violation, shall be punishable by a fine of not more than $1,000.00 or imprisonment for not more than six months, or by both such fine and imprisonment.

Sec. A111(d) Appeals Board. The board of appeals established under section 12.110.020 of the San Buenaventura Municipal Code shall also act as the board of appeals with respect to this chapter. Any person dissatisfied with a determination of the building official under this chapter may appeal that determination in writing to the board of appeals.

(Code 1971, § 3194)