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.
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:
Draft Ordinance to City Council for Approval
ORDINANCE NO. 98- Proposed Ordinance Soft Story Retrofit