July 24, 2024 Rules Committee
Proposed Soft Story Program Update
Building Safety Services Division
Community Development Department
What is a “soft story” building?
2 The term “soft story” refers to multi-story wood frame buildings with a weak, flexible or otherwise vulnerable first story
Soft story buildings are identified by large openings on the ground floor walls, typically due to garage doors, open parking stalls or large storefront windows
Why are soft story buildings a problem?
3 Soft story buildings are susceptible to
collapse in an earthquake because
heavier upper floors are resting on a
weaker ground floor
Soft Story Retrofit – City Council &
Community Priority
• City completed an extensive soft story survey in
2007
• 370+ properties with over 4,000 units were
identified as soft story buildings
• City Council allocated federal American Rescue Plan Act (ARPA) grant funds in 2021 to develop a soft story
program
• Staff presented a general overview & received
initial direction from Rules Committee in January
2023
4 Soft Story Locations in San Leandro
5 Green = liquefaction areas*
Purple = soft story buildings
Red = Hayward Fault
*Liquefaction is defined
as: ground failure or loss of
strength that causes
otherwise solid soil to
behave temporarily as a
viscous liquid.
What are potential consequences of soft story collapse? 6 Injuries and fatalities
Loss of housing
Economic repercussions
Property damage
• Damaged buildings
• Crushed vehicles
How do you fix a soft story building?
Steel Moment Frames
Shear Walls
Foundation Upgrades
Bracing Systems
7 What have neighboring Cities done?
8 ALAMEDA
(mandatory screening –
voluntary retrofit)
HAYWARD
(mandatory screening)
OAKLAND
(mandatory screening
and retrofit)
SCOPE
• All wood framed residential
buildings of 5 or more units
• Permitted before 1985
• All buildings of 2 or
more stories with 3
or more units
• Permitted before
1/1/1979
• All wood framed
residential buildings
of 5 or more units
• Permitted before
1985
ORDINANCE
DATE • March 2009 • July 2023 • January 2019
MANDATORY
REQUIREMENTS
• Initial Engineering
screening
• Install earthquake gas shut
off valve
• Notify building tenants
• Post warning on building
• Complete building
screening
• Complete mandatory
evaluation
• Obtain permits and
complete retrofit
What have neighboring Cities done?
ALAMEDA HAYWARD OAKLAND
PHASING • 18 months • 1 year
• 1 to 6 years dependent pm
size and complexity of
building
EXEMPTIONS
• 60 days to appeal
determination of
soft-story status
• None • 1 year to prove they should
have more time to comply
ACCOMODATIONS
• Parking spaces could
be eliminated if
required to
complete retrofit
• None
• Parking, setback and height
requirements could be
waived
• Number of units could be
increased
SUCCESS RATE • 63% of identified
buildings retrofitted
• 3% of identified
buildings retrofitted
• 28% of identified buildings
retrofitted
9 Proposed San Leandro Ordinance (based on City of Alameda) 10 Proposed San Leandro Ordinance
(mandatory screening – voluntary retrofit)
SCOPE • All wood framed residential buildings 5 or more units. • Permitted before 1985
MANDATORY REQUIREMENTS
• Initial Engineering screening
• Install earthquake gas shut off valve
• Notify building tenants
• Post warning on building
PHASING
• 18 months (phased over 6 month intervals)
• Notifications to property owners will be issued based on size and hazard of building.
EXEMPTIONS • 60 days to appeal determination of soft-story status ACCOMODATIONS • Parking spaces could be eliminated if required to complete retrofit Soft Story public meetings (June 25 & June 27, 2024)
11 Meeting notices sent in early June to over 1,300 property owners of apartments, condos & townhomes (including HOAs) June 25 meeting held online (Zoom) & June 27 meeting in person at Main Library
Attendees included condo owners, fixed income owners,
owners with duplexes and triplexes & HOA representatives Summary of notable public comments from June public
meetings:
12 • Will the City provide financial assistance to help property owners comply with a new ordinance?
• Staff response: The cities studied did not provide financial assistance. Also, public subsidies (State & federal) may come with “heavy strings” attached. • How soon would compliance need to occur regarding screening & renovations? • Staff response: the proposed ordinance may allow compliance over an extended period • Does my building met the definition of a soft story?
• Staff response: Public information/education will occur after ordinance adoption • How much does an engineering screening report cost?
• Staff response: estimated report cost is $3K to $7K depending on size Costs
• For property owners, the cost to retrofit a building averages between $5,100 to $8,700 per dwelling unit (Source: Alameda, Hayward, Oakland building permit records, 2018-2022)
• For the City, there are no anticipated impacts on current Building staffing and budget to administer a Soft Story Program
• Projected to be full cost recovery based on permit fees 13 Next Steps
• Staff recommends that we prepare a draft
Soft Story Ordinance modeled after City of
Alameda’s program for public review
14