In case you are a resident of an area with a high seismic activity level such as California, there is a good chance that you get caught off guard by minor quakes on a frequent basis. You might be familiar with the risks associated with such situations, however, it is possible that you may not have a proper safety plan to act upon in case of any emergency. Rather than using emergency alarm systems, the better option is to carry out seismic retrofitting of your building to make it earthquake-proof.
Seismic retrofit is the process of strengthening an existing building to improve its seismic performance and reduce the likelihood of damage or collapse during an earthquake. Before starting your earthquake retrofit project, your commercial construction team needs to assess your building’s structure with all its vulnerabilities, estimate budget and feasibility, inspect systems and equipment, and create a future-ready design.
For your convenience and understanding, we have discussed the top 7 factors that should be prioritized before performing the retrofit of both new and existing structures.
1. Building Assessment
A thorough evaluation of the building provides critical information to determine the appropriate retrofit strategy.
A building assessment is a prerequisite for successful seismic retrofit. The process involves the evaluation of the building’s structure, foundation, and systems which helps the retrofit contractor identify the project’s requirements and measures to be taken. The type of building, its age, its design, and the materials used in its construction are considered to determine its seismic performance. Older buildings may require more extensive retrofitting. Review original construction documents of the structure to get valuable insights.
The location of the structure helps to predict the level of seismic activity and the necessary level of retrofit. Local geological and seismic data can give an idea of expected ground motions. Besides, a complete structural analysis including foundation and framing systems is important to identify the building’s weaknesses.
Geotechnical testing should be performed to determine the soil conditions and soil liquefaction potential. Assessing non-structural elements such as partitions, HVAC (heating, ventilation, and air conditioning) systems, and mechanical equipment is equally critical. The number of tenants and building use should be kept in mind.
2. Building Code Compliance
The retrofit must comply with current building codes and standards for seismic design and construction.
Before starting any retrofit project, understand the requirements of local building codes and regulations, as well as applicable federal or state laws. These codes and regulations dictate what you can and cannot do during the seismic retrofitting process. In the US, three model codes developed and published by the International Code Council (ICC) pertain to seismic provisions. They are:
- The International Building Code (IBC)
- The International Residential Code (IRC)
- The International Existing Buildings Code (IEBC)
Provisions within the IBC, IRC, and IEBC are the best available guidance on how structures should be designed and constructed to resist seismic damage. Hire a building code consultant to advise and guide you in ensuring everything is done in compliance with the codes.
Obtain the necessary permits from the local department. Following are the common permits required for seismic retrofitting of commercial structures in San Francisco, California:
- Building Permit
- Electrical Permit
- Plumbing Permit
- Mechanical Permit
- Street Space Permit
- Fire Department Review and any other permits required for your project.
You can find more information about permits on the official website of –
San Francisco Department of Building Inspection (DBI)
Next, create a detailed and compliant plan outlining the scope of work, materials, and construction methods. This plan will be submitted and reviewed for the approval of the local department. They will provide feedback which you need to implement accordingly. Your commercial general contractor will be primarily responsible for acquiring all building permits.
3. Budget and Feasibility
The cost of a seismic retrofit can be substantial, so figure out the budget and feasibility of the project before proceeding.
Budgeting for retrofit projects involves estimating the costs of materials, labor, necessary permits or inspections, and any additional expenses associated with the retrofit. While developing a budget, it’s important to keep in mind the budgetary restrictions and funding sources available. For example, a budget analysis might show that the property owner has adequate funds for installing new steel frames and strengthening existing walls, but can’t afford to replace the building’s foundation.
The feasibility analysis of a building helps to assess the practicality of an earthquake retrofit project. It studies the building’s structural and architectural characteristics and its potential for future use. By conducting a feasibility study, commercial contractors can devise and implement the most suitable retrofit measures without undermining the building’s safety or functionality. For example, through a feasibility study, earthquake retrofit contractors realize that a commercial building’s concrete structure is sound, but does not meet modern safety codes.
4. Accessibility for Tenants
Ensuring a building’s accessibility for tenants is necessary for maintaining their safety during seismic retrofit construction.
Firstly, you should conduct an accessibility audit of your building to identify any possible barriers for all the tenants, including those with disabilities. Following the findings of the audit, create a plan that provides alternate accessible routes for the occupants. During a seismic retrofit project or any construction activity, certain entrances or exits may need to be temporarily blocked for safety. It is the responsibility of the commercial contractor to ensure that tenants are able to use the building without any obstacles.
In addition, make sure that your earthquake retrofitting contractors have kept emergency evacuation plans in place. These plans should take into account the needs of disabled people, by establishing clear signage and training staff to assist individuals with disabilities. Let’s say the commercial building has an elevator, it should be accessible to all tenants throughout the process of construction. Or if any temporary route is established, make sure it is safe and convenient to use.
5. Structural Reinforcement
An extensive structural analysis uncovers areas that may need reinforcements to resist seismic activity.
The main purpose of an earthquake retrofit is to strengthen a given structure to increase its seismic resistance. This is possible by adding new or reinforcing existing structural elements. For that, a seismic retrofit contractor needs to perform a structural analysis of the building to assess its current condition and identify weaknesses. Suppose a building has a weak foundation, the retrofit process may consist of adding new piles or grade beams.
In order to strengthen an existing structure, new elements can be added such as steel braces, shear walls, and additional foundation anchors. Once appropriate retrofit solutions are developed, estimate the associated costs to determine the feasibility of reinforcement. According to that, an effective retrofit plan must be produced by the builders that specifies reinforcement measures to be taken and the timeline for completing the work.
6. Building Systems and Equipment
Conducting an inventory of all types of building systems and equipment helps find out their seismic vulnerability.
Before moving ahead with the seismic retrofit process, analyze systems like HVAC, electrical, plumbing, fire protection, and internal transportation systems. This is an unmissable step for protecting systems from any damage during earthquakes or seismic retrofit activities. It determines seismic vulnerability, that is, how these systems and equipment will be affected by earthquakes and the risks posed to tenants.
Begin by reviewing the documentation related to building plans, equipment specifications, maintenance records, and seismic codes in that area. Contractors should carry out inspections to check if there are any damaged or loose equipment connections or signs of wear and tear. This is also required to ensure all emergency equipment such as backup power and fire alarms are correctly working.
Generally, in life science facilities, equipment like medical devices, exhaust systems, air handlers, and HVAC systems are critical for performing experiments. In this case, retrofit contractors will add seismic bracing or restraints to equipment to minimize disruptions due to seismic activities.
7. Future Scope
An ideal seismic retrofit plan should have the potential to accommodate future changes to the building.
Whenever planning for a seismic retrofit project, builders should show farsightedness and incorporate the scope for future changes into their retrofit plans. Potential changes should be considered like increased occupancy or updating building codes and regulations. If a new commercial building is being retrofitted, the retrofit plan should be created in a way that will suit future tenants and their requirements.
Flexibility in building design is extremely vital to make it future-ready. Seismic retrofit contractors can add easily modifiable structural elements or use modular or prefabricated components that can be swiftly reconfigured in the future.
For instance, an earthquake retrofitting plan for a corporate office may need to consider changes in building use for future employees. Modular office spaces that are easily removed or reconfigured can be added to the property. The seismic retrofit design of the building should meet current and anticipated building codes and regulations. Besides, costs of the retrofit and future repairs will be thought of to ensure sustainability of the retrofit.
Conclusion
Whether you live in San Francisco, Los Angeles, or any other state in the world that is earthquake-prone, seismic retrofitting is the best and most crucial investment you can make to safeguard your building. Buildings that are not appropriately retrofitted may carry a hazardous risk of collapse or damage during an earthquake, resulting in injuries, deaths, and financial losses.
Hence, seismic retrofit considerations like evaluating structural integrity, identifying potential seismic hazards, and preparing a long-term retrofit plan are integral to implementing an effective seismic retrofit. The mentioned 7 top-priority considerations help to ensure the stability of buildings and safety of their tenants, surrounding community, and infrastructure.
For high-standard seismic retrofit services in San Francisco and San Jose, contact Constructive Solutions, Inc. today and discuss your project requirements with our experienced team.
Relevant Resources:
- Before you hire a seismic retrofit contractor
- Things To Consider During Seismic Retrofitting Project
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