AB-106 Procedures for Implementation of SFEBC Chapter 5E

 

NO. AB-106   :
DATE   :	September 19, 2013 (Updated 01/01/2023 for code references)
SUBJECT   :	Seismic Strengthening of Soft Story Wood Frame Buildings
TITLE   :	Procedures for Implementation of SFEBC Chapter 5E
PURPOSE   :	The purpose of this Bulletin is to establish procedures for implementation of the Mandatory Seismic Retrofit Program for Wood Frame Buildings, Chapter 5E.
REFERENCE   :	Current edition of the San Francisco Building Code (SFBC) Current edition of the San Francisco Existing Building Code (SFEBC)    - SFEBC Chapter 5E, Mandatory Seismic Retrofit Program for Wood Frame Buildings    - SFBC Section 104A.2.7.1, Local equivalencies.    - SFBC Section 104A.2.8, Alternate materials, design, and methods of construction Administrative Bulletin AB-107, Application of Engineering Criteria to SFEBC Chapter 5E
DISCUSSION   :	The Mandatory Seismic Retrofit Program for Wood-Frame Buildings was established to support the City’s post-earthquake resilience goals. Compliance with these code requirements is intended to improve building performance by reducing the risk of collapse and increasing the likelihood that an upgraded building will continue to be habitable or repairable. Compliance does not establish any certainty of performance or specific level of building performance.

 

This bulletin provides information about procedures for administration of the Mandatory Seismic Retrofit Program for Wood-Frame Buildings. Detailed technical criteria and related information regarding this upgrade program for wood-frame buildings may be found in Administrative Bulletin AB-107, Application of Engineering Criteria in SFEBC Chapter 5E.

The requirements of SFEBC Chapter 5E and the related design criteria represent a minimum standard to reduce earthquake risk. Property owners may undertake seismic retrofit improvements that exceed the requirements of SFEBC Chapter 5E.

IMPLEMENTATION:

Screening Form

On September 15, 2013, the Department will mail a Notice and Screening Form to all owners of buildings that are within the scope of SFEBC Chapter 5E. The Screening Form provides a simplified mechanism to determine if buildings must comply with the seismic upgrade requirements of SFEBC Chapter 5E, and to identify the time frame for building retrofit within a four-tier system. All Screening Forms must be returned to the Department no later than September 15, 2014. Information provided on the Screening Form will be spot-checked by DBI staff; if errors are found or if additional information is required, the Department will contact the property owner or the owner’s designated representative.

Copies of the Screening Form and detailed instructions for completion and submittal of this form are available from the Department’s website at www.sfdbi.org/softstory or at the Department offices at 49 South Van Ness Avenue, San Francisco. There is no fee for submittal of the Screening Form.

Optional Evaluation Form

A building that has been previously seismically upgraded or which the owner believes may already meet the requirements of SFEBC Chapter 5E may be exempt from this program if an evaluation confirms that the criteria detailed in SFEBC Chapter 5E are met. This confirmation may be done using the Optional Evaluation Form process. These forms and detailed instructions for completion and submittal of the form are available on the Department’s website at www.sfdbi.org/softstory or at the Department offices at 49 South Van Ness Avenue, San Francisco. A fee for a minimum of two hours of plan review time is due upon submittal of the Optional Evaluation Form. Additional fees may apply if more than two hours is required for plan review.

Plan review by Department of Building Inspection

Building permit applications that are submitted to comply with this program will be reviewed for compliance with acceptable methodologies and appropriate design criteria. Insofar as possible, such review will be done over-the-counter. If over-the-counter review is not an available option, permit applications must be submitted. Such applications will be routed and tracked in accordance with standard Department procedures.

Plan review by other agencies

Review by agencies other than the Department of Building Inspection shall be in accordance with the guidelines set forth by the corresponding department . Where such guidelines do not cover specific issues or concerns, such other agencies will apply their standard plan review guidelines.

Fees for plan review and permit issuance by all agencies shall be as detailed in codes and regulations.

Specific conditions of approval may be part of permit approval by any City agency. Project sponsors should carefully review all comments and notes on plans and permits regarding such conditions of approval.

Triggered code requirements

In accordance with the specific requirements of the San Francisco Building Code, smoke detectors and carbon monoxide detectors may be required to be installed in a building at the time of this seismic upgrade work. Other work, such as water heater bracing, may also be triggered. Please review the codes and plan review comments for more information about such triggered such work.

In accordance with San Francisco Building Code Chapter 11B, Accessibility to Public Buildings, Public Accommodations, Commercial Buildings and Public Housing, disability access improvements will be required when seismic upgrade work involves alterations and/or structural repairs. Chapter 11A, Housing Accessibility, may apply in certain unusual cases when a building has undergone a change of use, addition, or provides certain public or common use areas. A design professional or consultant will be able to provide guidance as to the scope of any such required disability access work.

Modifications, Equivalencies, or Alternates

Any proposal for seismic retrofit work that does not meet the specific technical requirements or the performance criteria detailed in SFEBC Chapter 5E , in Administrative Bulletin AB-107, or in this administrative bulletin may be considered for administrative approval by the Department of Building Inspection on a case-by-case basis if the requirements of San Francisco Building Code, Section 104A.2.8, Alternate Materials, Design, and Methods of Construction, are met. Such equivalencies or alternatives must be shown to be at least equal to the code requirements and criteria for structural integrity, suitability, strength, effectiveness, durability and safety. Applications for modifications, equivalencies, or alternates should be submitted in accordance with the requirements of Administrative Bulletin AB-005, Procedures for Approval of Local Equivalencies.

Inspection and Special Inspection

Work undertaken to comply with SFEBC Chapter 5E must meet all requirements of the San Francisco Building Code including inspections and, when necessary, Special Inspections. Please review approved permits and permit documents regarding any such special inspection requirements.

Completion of Work

Completion of this required seismic upgrade work will result in the issuance of a Certificate of Final Completion (CFC). This CFC will be issued only following final inspection, submittal and approval of any Special Inspection documents, and compliance with all conditions of approval. The CFC document will become part of the permanent record of the building.

Extensions of time to complete work may be granted in accordance with SFBC Section 106A4.4, but such extensions may not extend the time beyond the deadline designated in SFEBC Table 5E-A for completion of required work.

Historic Buildings

Buildings that qualify to use the California Historical Building Code may apply the provisions and analysis techniques referenced in the California Historical Building Code, Chapter 8-7, Structural Regulations, and Chapter 8-8, Archaic Materials and Methods of Construction, and other provisions of that code upon approval of the Department.

To determine if a building can be qualified to use the California Historical Building Code, please contact the Technical Services Division of the Department of Building Inspection at [e-mail].

Optional Earthquake Recording Instrumentation

Building owners are encouraged to provide earthquake recording instrumentation in their buildings. This instrumentation will typically require installation of sensors at the ground level, on the second floor, and at the highest story of a building. Costs of providing instrumentation are modest. The Department may assist in installation and maintenance of earthquake recording instruments in accordance with San Francisco Building Code, Section 1604.11.

Earthquake recording instrumentation provides information about actual building movement. Instrumentation may be valuable to a building owner in providing a clearer understanding of actual building performance in an earthquake, possibly reducing the need for more detailed post-earthquake inspection and evaluation. The information from instrumented buildings will also provide scientists and engineers with a better understanding of the earthquake behavior of buildings. For information about participation in the optional earthquake recording instrumentation program, please contact the Technical Services Division at [e-mail].

ENFORCEMENT AND ABATEMENT

Enforcement and abatement action will be promptly taken by the Department if a property owner fails to comply with any of the requirements of this program, including failure to submit a properly competed Screening Form or other document within the allowable one-year time, submittal of Screening Form or other documents that are found to contain errors or misrepresentations, failure to obtain a building permit or failure to complete all work and obtain a final inspection within the time limits indicated in SFEBC Table 5E-A, or for any other violation of this code. Such enforcement and abatement action will be in accordance with the requirements of San Francisco Building Code, Section 102A, Unsafe Buildings, Structures or Property.

In every case, when any required action has not been properly completed within the time limits of SFEBC Chapter 5E, the Department will post the building with a notice stating:

 

Earthquake Warning: This building is in violation of the requirements ofthe San Francisco Building Code regarding earthquake safety.

 

This notice may not be removed until the building is in compliance with the requirements of SFEBC Chapter 5E. The notice shall also be recorded against the title of the property, with a release of this notice filed upon compliance with the requirements of SFEBC Chapter 5E.

Violation of any code requirement related to the upgrade of these buildings may subject the property owner to penalties detailed in San Francisco Building Code, Section 103A, Violations, including fines of up to $500 per day per violation and other penalties.

APPEALS

Board of Examiners

In cases where proposed modifications, equivalencies, or alternates substantially differ from those prescribed in this bulletin, such proposals may be referred by the Department to the Board of Examiners. Determinations made by the Department regarding technical provisions may be appealed by the permit applicant to the Board of Examiners in accordance with San Francisco Building Code, Section 105A.

Building Inspection Commission

Any person may appeal a determination of the Director related to these requirements to the Building Inspection Commission, pursuant to Chapter 77 of the San Francisco Administrative Code.

RECORDING AND REPORTING

A list of buildings by street address and by block and lot number to which notice has been given regarding this required seismic upgrade program will be maintained and made public on the Department’s website.

The Department will track the status of all buildings noticed under this program and will provide an annual update to the Mayor and the Board of Supervisors regarding the status of compliance.

Originally Signed:

Tom C. Hui, S.E., C.B.O.,    September 27, 2013

Acting Director

Department of Building Inspection

Approved by Building Inspection Commission on September 18, 2013

Attachment A   Wood-Frame Seismic Retrofit Program: Screening Form
Attachment B   Wood-Frame Seismic Retrofit Program: Screening Form Instructions
Attachment C   Wood-Frame Seismic Retrofit Program: Optional Evaluation Form