The purpose of this chapter is to promote public safety and welfare by reducing the risk of death and injury resulting from the effects of earthquakes on unreinforced masonry buildings constructed prior to the adoption and enforcement of building codes that required earthquake-resistant design. Unreinforced masonry buildings are widely recognized for sustaining life-hazardous damage, including partial or complete collapse, during moderate to strong earthquakes.
The provisions of this chapter are intended as minimum standards for structural seismic resistance established primarily to reduce the risk of injury and loss of life. Compliance with these standards will not necessarily entirely prevent injury or loss of life or prevent earthquake damage to rehabilitated buildings. This chapter does not require alteration of existing electrical, plumbing, mechanical or fire safety systems unless they constitute a hazard to life or property.
This chapter provides systematic procedures and standards for identification and classification of life-safety hazards in unreinforced masonry buildings based on their present use and condition. Priorities, time periods and standards are also established under which these buildings are required to be structurally analyzed and strengthened or demolished.
(Ord. 08-1964 § 1, 2008)
A. 
The provisions of this chapter shall apply to the following:
1. 
All masonry buildings constructed or under construction prior to the adoption and enforcement of the current California Standards Building Code as adopted through this title.
2. 
Buildings containing unreinforced masonry foundations or piers, or unreinforced masonry walls or parapets, including unreinforced masonry infill walls and unreinforced masonry veneer walls.
B. 
The following buildings are exempt from the scope of this chapter:
1. 
Detached one- or two-family dwellings.
2. 
Detached apartment houses containing five or fewer dwelling units and used solely for residential purposes.
3. 
Structures used solely as warehouses or similar purposes not for human habitation.
4. 
Buildings owned and occupied by the state or federal governments.
(Ord. 08-1964 § 1, 2008)
For the purpose of this chapter certain terms, phrases, words and their derivatives shall be construed as specified in this section. Words used in the singular include the plural, and vice versa. Terms, phrases and words not defined herein shall have their ordinary accepted meaning in accordance with applicable sections of this title.
"CEBC"
means the 2007 California Existing Building Code, as adopted through this title.
"Complete" or "completion"
means compliance with the requirements of this chapter to the satisfaction and approval of the building official.
"Essential buildings"
means structures which are necessary for post-earthquake emergency operations, including medical facilities and fire or police stations.
High Hazard Building.
Refer to CMC § 14.20.050(B).
Medium Hazard Building.
Refer to CMC § 14.20.050(C).
Low Hazard Building.
Refer to CMC § 14.20.050(D).
"Occupant load"
means the occupant load for the entire structure as determined in accordance with Section 1004 of the 2007 Uniform California Building Code, regardless of degree of actual use.
"Owner"
means any person, agent, firm, corporation or other entity having legal or equitable interest in property.
"Parapet"
means a nonstructural wall that extends above the building roof line at the perimeter of the building, intended primarily for fire protection purposes and to conceal mechanical equipment upon the roof.
"Unreinforced masonry"
means a masonry element which lacks steel reinforcement.
"Unreinforced masonry infill wall"
means an unreinforced masonry wall element, commonly installed between the structural beams and columns of older concrete or steel-framed structures.
"Unreinforced masonry veneer wall"
means decorative unreinforced masonry that is neither reinforced nor anchored to the main structural system of the building.
(Ord. 08-1964 § 1, 2008)
A. 
Before June 30, 2009, the owner of each building within the scope of this chapter shall submit to the building official a structural analysis which fully addresses the life-safety hazards of the building. The structural analysis shall be prepared by a civil or structural engineer or architect, licensed by the state of California. The owner shall obtain all required permit(s) to either complete the necessary structural modifications identified in the structural analysis, in accordance with the requirements and time periods of this chapter, or demolish the building.
B. 
If the owner changes the use or occupancy of a building and the change results in a different seismic hazard classification, the owner shall comply with the time limit for the new classification. No change in use or occupancy will be allowed which causes the building to come under a seismic hazard classification for which a time limit has already expired.
(Ord. 08-1964 § 1, 2008)
A. 
The seismic hazard classifications for this chapter are hereby established. Each building within the scope of this chapter shall be placed in one such classification by the building official.
B. 
High Hazard Building. Any building within the scope of this chapter having one or more of the following conditions present:
1. 
An occupant load of 100 or more.
2. 
A foundation, all or part of which is unreinforced masonry, including footings, piers, stemwalls, etc., which places any part of the mudsill (or equivalent) of the building 12 inches or more above interior or exterior grade at any point. All measurements shall be vertical.
3. 
Wall(s) constructed of unreinforced masonry and 15 feet or more in height, all or part, measured vertically from the bottom surface of the wall base (equivalent to sole plate) to the top surface of the wall (equivalent to top plate).
4. 
Parapet wall(s) constructed of unreinforced masonry; and (a) 24 inches or more in height, all or part, measured vertically from the uppermost part of the parapet to the top surface of the contiguous subroof deck, or (b) in a deteriorated and/or unstable condition, regardless of wall height, as determined by the building official.
5. 
More than one story in height, as determined in accordance with Chapter 5 of the 2007 California Building Code, including buildings otherwise classified as low hazard or medium hazard buildings.
6. 
In a physical condition, as determined by the building official, or by the engineer or architect placed in responsible charge by the owner, to be a hazardous building and dangerous to human life as defined in Chapter 3 of the 1997 Uniform Code for the Abatement of Dangerous Buildings.
7. 
An essential building.
C. 
Medium Hazard Building. Any one-story unreinforced masonry building, not classified as a high hazard building, having an occupant load between 50 and 100.
D. 
Low Hazard Building. Any one-story unreinforced masonry building having an occupant load of less than 50.
(Ord. 08-1964 § 1, 2008)
A. 
For High Hazard Building. The owner shall obtain all necessary permit(s) to mitigate all life-safety hazards as identified in the 2007 California Building Standards Code by June 30, 2010, and shall complete all abatement work or demolish the building by June 30, 2012.
B. 
For Medium Hazard Building. The owner shall obtain all necessary permit(s) to mitigate all life-safety hazards by June 30, 2011, and shall complete all abatement work or demolish the building by June 30, 2013.
C. 
For Low Hazard Building. The owner shall obtain all necessary permit(s) to mitigate all life-safety hazards by June 30, 2012, and shall complete all abatement work or demolish the building by June 30, 2014.
D. 
For buildings with a mixed seismic hazard classification the most restrictive classification shall apply.
(Ord. 08-1964 § 1, 2008)
For high hazard buildings, the property owner may appeal to the building official for an extension as specified in this title. No extensions shall be provided for medium hazard and low hazard buildings.
(Ord. 08-1964 § 1, 2008)
The building owner or his/her agent shall obtain all required permit(s) prior to commencement of work in accordance with the requirements established by the Covina Municipal Code whether the building is to be demolished or altered for compliance.
(Ord. 08-1964 § 1, 2008)
A. 
Responsibility. The building official shall be responsible for the administration of this chapter.
B. 
Notification. The building official shall issue a notice to the owner of each building within the scope of this chapter within 90 days of the adoption of this chapter. The notice shall be served either personally or by certified registered mail upon the owner as shown in the records of the Los Angeles County tax assessor.
C. 
Contents of Notice. The notice shall be in writing and shall specify that the subject building has been determined, by the building official, to be within the scope of this chapter, and therefore is required to comply with the requirements of this chapter. The notice shall specify (1) the seismic hazard classification of the building, (2) the owner's alternatives, and (3) the time limits for compliance under CMC § 14.20.060.
D. 
Relief from Notice. The owner or his/her agent may obtain relief from the notice by submitting to the building official proof that the building is not within the scope of this chapter. Proof shall include the investigative method employed and shall be certified by a civil or structural engineer or architect licensed by the state of California. The building official may require additional information to substantiate the relief requested.
E. 
Recordation. Forty-five days after the notice is served, the building official shall record with the office of the Los Angeles County recorder a certificate stating that the subject building is within the scope of this chapter, and that the owner thereof has been ordered to have the building structurally analyzed and altered to comply with this chapter or demolish the building.
If the building is found not to be within the scope of this chapter, or as a result of structural analysis and alteration is found to comply with this chapter, or is demolished, the building official shall file with the office of the Los Angeles County recorder a certificate terminating the status of the subject building or property as being classified within the scope of this chapter.
(Ord. 08-1964 § 1, 2008)
A. 
General. Any building within the scope of this chapter shall be analyzed and structurally modified to resist seismic forces in accordance with the requirements of this chapter or be demolished.
B. 
Information Required on Plans.
1. 
General. The owner shall cause to be submitted to the building official the necessary number of complete sets of plans and supporting documentation for the work proposed in accordance with requirements of this chapter. In addition to the required analysis, the licensed engineer or architect responsible for the analysis shall determine and record on the submitted plans the information required by both this section and the CEBC.
2. 
Construction Details. Plans for all structural elements related to the seismic retrofit shall contain:
a. 
An overall description of the subject building, listing and describing specific conditions which constitute or contribute to structural hazards, problems, questions, etc., and, in each case, details of the necessary repairs and alterations.
b. 
The type(s), description, dimensions and condition of the existing foundation of the building, and necessary repairs and alterations.
c. 
The type(s), description and dimensions of existing walls, and necessary repairs and alterations.
d. 
The size(s), spacing(s), and span(s) of floor and roof members and the necessary repairs and alterations.
e. 
The extent, type and condition of existing wall anchorage to floors and roof, and the necessary repairs and alterations.
f. 
The extent, type and condition of parapet walls and their connection to walls and roof, and the necessary repairs and alterations.
g. 
Complete, accurately dimensioned floor plans showing the use of all affected rooms and spaces.
h. 
Masonry wall elevations with dimensioned openings, corbels, piers, wall thickness(es) and height(s).
i. 
Extent, type, size, condition and adequacy of headers, lintels, etc., over openings in masonry-bearing walls, and the necessary repairs and alterations.
j. 
The location and extent of cracks or damaged portions of masonry walls, parapets, etc., and the necessary repairs and alterations.
k. 
The condition of mortar joints throughout, whether pointing is required, and the extent of this need.
3. 
Use of Existing Materials. Where use of existing materials is proposed in the structural design, and established design values acceptable to the building official do not exist, in-place testing of such materials shall be performed by an approved special inspector in accordance with Chapter 17 of the 2007 California Building Code. The methodology and results of such tests shall be submitted as part of a special inspection report with the permit application. The building official shall approve in advance the number and location of such tests.
(Ord. 08-1964 § 1, 2008)