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HomeMy WebLinkAboutPZ 2005-04-07 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS APRIL 7, 2005 1. CALL TO ORDER The meeting was called to order by Acting Chairman Bill Schopper at 7:00 p.m. 2. ROLL CALL PRESENT Vice Chair Secretary William Schopper Ken Sapp Don Bowen Randy Shiflet Scott Wood ABSENT Chairman Richard Davis Brenda Cole CITY STAFF Director of Planning Planner Building Official Recording Secretary Dave Green Donna Jackson Dave Pendley Holly Blake The Ex..Qfficio, Mike Benton was present for the meeting. As stated in Ordinance 2714, an ex-officio member shall have no power to vote or participate in decision- making, but will be entitled to observe all proceedings of their respective commissions. 3. PLEDGE OF ALLEGIANCE Page 1 of 4 4/07/05 P&Z Minutes 4. SUP 2005-01 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM NORTH RICHLAND HILLS HOSPITAL FOR A SPECIAL USE PERMIT (SUP) TO UTILIZE A NON-APPROVED EXTERIOR BUILDING MATERIAL LOCATED AT 4401 BOOTH CALLOWAY ROAD. APPROVED Mr. Green explained that this request by North Hills Hospital located at 4401 Booth Calloway Drive involves the main building of the hospital. The hospital has announced a $32 million expansion of the existing hospital building. This request is part of that expansion. The hospital is proposing an addition of two floors to the existing four-story hospital. The hospital is requesting to use a type of building material that is known as ilFS (Exterior Insulation Finish System) on the exterior of all four elevations to the two- story expansion. The zoning ordinance controls regulations involving exterior building materials and buildings such as the hospital are required to have 100% masonry construction. EIFS material does not meet the zoning ordinance definition of a masonry material. The zoning ordinance does permit a certain percentage (15%) of either hardi- plank, stucco, or EIFS to be used on each building elevation as trim items. The hospital went through a couple of expansions in the 1990's and at that time the expansion that is currently seen today contains a standard EIFS material that was placed over the original brick structure. At the time of the expansions, that was a permitted building material. The hospital is requesting an SUP to be able to use the single strength EIFS as the exterior building material on the two-story addition. Staff is supporting the use of EIFS as an exterior material but recommends double strength material. Samples of the material were provided to the Commission members. Ken Sapp asked if the hospital had the normal impact EIFS up through all four stories. He asked for an explanation of high impact versus normal impact material. What types of uses are normally defined to differentiate the two forms of materials? Dave Pendley, Building Official, explained that typically buildings have the higher strength to reinforce areas that are subject to damage. It is more resistant to impact. An example is hail impact or car doors. Hail has been know to destroy single strength EIFS. Bill Schopper expressed concern for double strength above four stories. Ken Sapp responded that on a lower story a concern would be for a car running into the structure and over time the structure not looking good. Currently the hospital has 75% normal impact EIFS. What will the City gain by requesting double strength. Dave Pendley stated that staff is trying to stay consistent with the current zoning ordinance. A building constructed today can have EIFS in 15% of the trim areas. Page 2 of 4 4/07/05 P&Z Minutes However, that EIFS has to be reinforced and it is only allowed 8-ft. or higher above the ground. Ken Sapp asked if the existing ordinance requires high impact material. Dave Pendley answered yes. Don Bowen asked if EIFS is fire retardant and burns readily. Dave Pendley answered that it was not fire retardant and that it would not burn readily. It is allowed on the exterior of buildings and is not going to add more flammable materials to a building. This material is hard and the foam has smoke and flame spread ratings. It will burn but it will not add fuel to the fire. Don Bowen asked if the Fire Department has a position on this case. Mr. Pendley stated that the Fire Department supports an EIFS product. Ken Sapp asked if the first thickness was hardi-board. Mr. Pendley responded that it was exterior gypsum board. Randy Shiflet asked if the back board was the same for high and normal impact. The only difference seen is the thickness of the foam. There are a couple of additional items listed in the cross section. Dave Pendley answered yes. The examples shown are two different brands. One is called Drivit and the other is Sto. Randy Shiflet commented that if a hail storm came through the normal impact on the first four floors would be damaged. With stronger material on the top two floors, the advantage would be that the hospital wouldn't have to repair the top two floors. Dave Pendley stated that staff tried to take that approach during discussions. Staff was advised by the City Attorney that the Planning & Zoning Commission are the only ones with the authority to make this decision. Acting Chairman Schopper opened the public hearing and asked if anyone would like to speak in favor of this request. Charles Smith, Director of North Hills Hospital, came fOlward with Kelly Whitney, Perkins & Will Architects. Mr. Smith stated that they were there to answer any questions from the Commission members. Bill Schopper asked Ms. Whitney about the difference in cost. Ms. Whitney stated that it was about 40-45% more. The existing square footage for the EIFS on the building is about 61,000 square feet. The new square footage is about Page 3 of 4 4/07/05 P&Z Minutes 27,000 square feet. It is almost double the cost. She stated that they are aware of the concern about repair and hail damage. If the double reinforced EIFS is used on the building and there was a hail storm and it effected the lower four floors the whole building would have to be fixed anyway. The entire building would have to be repainted after repairs. The insurance policy on the hospital covers damage if that occurs. The request from the facility and HCA is to match the existing finish system. Ken Sapp commented that there is no structural or engineering advantage in using the double strength versus the normal impact. It is basically for surface resistance. Ms. Whitney responded, "that is correct. Typically in other districts, the lower portion of the building is where we find that they request the double reinforced EIFS due to better impact resistance." Randy Shiflet asked if there were any other circumstances, besides hail, where exterior material would matter. Ms. Whitney responded, "Other than hail or a tornado, no". Acting Chairman Schopper asked if there was anyone else that would like to speak in regard to SUP 2005-01. There were none and the public hearing was closed. Ken Sapp, seconded by Scott Wood, motioned to approved SUP 2005-01 and allow North Hills Hospital to use the normal impact EIFS consistent with the material used on the existing structure. Don Bowen stated that he agreed with Ken Sapp. There is not a good reason to use the double impact EIFS other than what is stated in the current regulations for new construction. This is the fifth and the sixth floor and it appears that there is a significant difference in cost. The advantage of the material does not outweigh the cost for the benefit. The Acting Chairman called for the vote. The motion was approved unanimously (5-0). 5. ADJOURNMENT As there was no other business, the Acting Chair adjourned the regular meeting at 7:20 p.m. Vice Chairman Secretary Ken William Schopper Page 4 of 4 4/07/05 P&Z Minutes