Seismic Retrofit Program – Soft Story “SWOF” (Soft Weak Open Front)

• Road Map to Compliance(PDF, 92KB)
• Soft Story FAQ’s(PDF, 135KB)
• Screening Report(PDF, 428KB)
• Design Guidelines(PDF, 308KB)
• General Notes(PDF, 177KB)
• Soft Story Correction Sheet(PDF, 249KB)

Introduction of a Seismic Retrofit (SWOF) Program

The Northridge earthquake was one of the greatest economic natural disasters in American history, with losses estimated to exceed $25 billion dollars. In comparing the levels of seismic hazards as defined by the California Building Code, the City of Culver City is near that level of Northridge’s seismic hazards. In addition, the city contains hundreds of buildings that have potential soft/weak story deficiencies which is considered to have one of the Highest Risk of significant damage during a large earthquake. This deficiency often occurs in wood buildings with soft, weak, or open front (SWOF) walls. To minimize its seismic risk, the City of Culver City has chosen to be proactive in developing a program to identify, evaluate, and upgrade SWOF wood buildings (also commonly referred to as “Soft Story.”) The City has engaged in a three phase program to address Soft Story.

Phase One – Soft Story Building Survey

On December 10, 2018, the City Council selected Degenkolb Engineers as the technical consultants to prepare a citywide survey of commercial and residential structures in order to identify those that had soft story characteristics that make them vulnerable in earthquakes. 

On October 14, 2019, Degenkolb Engineers presented its findings to the City Council after having completed Phase One of the Project. Degenkolb Engineers conducted a city-wide building survey between March 27, 2019 and July 30, 2019 using a two-tiered approach which consisted of a computer survey via Google Maps and an on-site visual observation from the public right of way. The Survey of Wood SWOF (“Soft Story”) Buildings and Recommendations identified buildings that are potentially vulnerable to seismic damage or collapse associated with soft story building characteristics.

Phase Two - Soft Story Retrofit Ordinance Development

On October 14, 2020, the City of Culver City Community Development Department with the City’s technical consultant, Degenkolb Engineers,  conducted a Webex meeting, made-up of stake holders and city staff, for a discussion regarding a Culver City Seismic Retrofit Ordinance   The purpose of the meeting was to obtain input and comments from community stakeholders on the drafting of a seismic strengthening ordinance to address “Soft Story” buildings in Culver City. Soft Story buildings are wood construction and have soft, weak open walls at the ground floor that are particularly vulnerable to earthquakes. The comments from this community stakeholders will be presented to City Council for consideration regarding the drafting of a seismic strengthening ordinance to correct Soft Story building conditions.

External Technical Review - Structural Engineering Association of Southern California (SEAOSC) Safer Cities Advisory Program

In addition to getting feedback from the community, City staff also engaged the structural engineering community for their technical perspective via the Structural Engineering Association of Southern California (SEAOSC).   On November 5th, 2020.  Through SEAOSC’s Safer Cities Advisory Program, the Culver City staff and Degenkolb discussed drafting an ordinance and programs with a panel of independent, qualified, subject matter technical experts.   Insightful and expert comments from these highly qualified and vetted members are taken into consideration in further development of the ordinance and programs.  

Community Outreach

The City has engaged in a three Community outreach meetings to describe the proposed draft ordinance and collect input from the community were virtually held on the following dates: 

• November 03, 2020
• November 10, 2020
• November 19, 2020

Presentation

10/24/22 City Council Presentation(PDF, 585KB)

Rent Control & Tenant Protection Measures

Tips and Resources that may be helpful in finding and hiring an architect, civil or structural engineer are available through various professional and government webpages.

• The California Architects Board - Architects provides resources to search architect licenses, a consumer’s guide to hiring an architect, and top tips.
• The Board for Professional Engineers, Land Surveyors, and Geologists provides resources to search for civil or structural engineering licenses, a consumer guide for engineering and land surveying, and a consumer guide for geological and geophysical services.
• Structural Engineers Association of Southern California has tips on how to find an engineer.
• The Contractor State License Board provides valuable resources on how to find the right licensed contractor and additional consumer guides and publications.
  

Capital Improvement Pass-Throughs

The Rent Control Ordinance allows landlords to apply for, and recover, up to 50% of the cost of eligible work performed at the property from affected tenants. Capital Improvements are defined in §15.09.225.B of the Code.

To pass through costs for capital improvements, no later than 120 days after the eligible work has been completed, a landlord must file an application with the City. The application must indicate the work performed at the property, affected units benefitting from the work, and include supporting documentation demonstrating the repair costs and payment. Upon receipt, the City will review the application to determine if the repairs are eligible capital improvements and confirm that the costs are associated with the property.  If approved, the landlord will be notified of the allowable pass-through and the associated amortization period for which they can collect the pass-through.

The Rent Control Ordinance specifies 3% of the tenants’ rent as the pass-through ceiling. However, if the associated amortization period does not allow the landlord to recover the approved costs in full, the amortization period can be extended until the landlord has fully recovered the approved pass-through. Affected tenants may submit a hardship waiver in response to any capital improvement pass-through application submitted by the landlord.  

Housing Services (310) 253-5780 may be reached for additional information.