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HomeMy WebLinkAbout02052004 BSC Minutes City of west University Place A Neighborhood City ® Recycled Paper Building & Standards Commission Municipal Building, Bill Watson Conference Room 3800 University Boulevard Meeting Minutes February 5th, 2004 MEMBERS PRESENT: Bryant Slimp, David Flame (Arrived at 6:20 p.m.) John Ayres, Dr. Peter Benjamin, J. Denis Powers, Darryl Friday, Brian Hoogendam (Arrived at 6:15 p.m.), Muddy McDaniel and Kevin McMahon. MEMBERS ABSENT: (None) COUNCIL LIASION: Mike Woods STAFF PRESENT: Annette Arriaga, Dennis Mack [Call to Order.] With a quorum, present Bryant Slimp called the meeting to order at 6:05 p.m. 1. Notices, Rules, Etc. Bryant Slimp stated that the BSC voting alternate would be Darryl Friday. 2. Meetine Minutes. John Ayres made a motion first to approve meeting minutes from the January 8th, 2004 BSC meeting as amended. J Denis Powers seconds the motion. AYES: Bryant Slimp, David Flame, John Ayres, Dr. Peter Benjamin, J. Denis Powers and Darryl Friday. NOES: None. ABSTAIN: Motion passed. Minutes Approved. 3. Matters Relatin to the Buildin Standard Commission Recommendations and Status Report. A.) Bryant Slimp asked for a status update on the Fire Alarm Ordinances and Amendments. Dennis Mack stated that this is coming from the Fire Marshall, Al Collins. He assured BSC that it is in the hands of the City Attorney and City Manager at this point. Bryant Slimp updated the BSC members and explained that this Fire Alarm amendment was addressed in the previous BSC commission and it basically allows our current ordinance to use a low voltage system. B.) Bryant Slimp asked Dennis Mack about the issues relating to the double 2X4's verses 2X6's and 3X4's for framing and where Dennis stands currently on this issue. Dennis Mack stated that he talked to Birmingham and to Austin. Both agreed that double 2X4's would be acceptable. Table R602.3 (5) allows both 3X4's and 2X6's spaced 16" on center for the described project, replacing the 2X6's in this specific case with two 2x4's would be acceptable because it is actually substituting two 2x4's for the 3x4 studs. The double studs should be face nailed with common nails spaced 24 inches on center as is required for built-up corner studs in accordance with Table R602.3 (1). Dennis Mack stated that he could start to implement this as an administration duty. To allow double 2X4's as engineered. Bryant Slimp asked Dennis Mack to provide a copy of the administrative procedure to the BSC. C.) Bryant Slimp asked Dennis Mack the status of the complaint from Rosa Kym case regarding her address at 3804 Ruskin Street. Dennis Mack stated that a copy of the plans and copies of all the engineering reports had been sent out to the State as of February 5th, 2004. Bryant Slimp asked that a copy of the complaint with copies of the engineering report to be sent out to BSC for review and discussion at the next BSC meeting. D.) Bryant Slimp asked Dennis Mack the status of the revised draft amendments to the Fence Ordinances. Dennis Mack stated that the Fence Ordinances was tabled at the January 26th, 2004 City Council meeting and it was going to be discussed at the next February 9th, 2004 City Council Meeting. Bryant Slimp introduced Dick Yehle who is currently on the Zoning Board of Adjustment who wanted to talk about a fence located at 6447 Vanderbilt Street. Dick Yehle stated that he knows BSC discusses 3800 University Boulevard 9 West University Place, Texas 77005-2899 0 713066804441 0 www.westu.org Building and Standards Commission Minutes February 5th, 2004 Page 2 of 3 fence issues and he wanted to address the fence located at the corner of Vanderbilt and Pittsburg Street. The fence is an 8- foot stucco fence that is practically the same structure as the house. The issue is the opaque nature of this fence. Dick Yehle would like for the BSC to suggest and consider another aspect of fences and to consider unique standards for fences located in side yards of corner lots. He would like to see the code governing fences be modified for corner lots. Dick Yehle also stated that he would like BSC to consider opaque fences instead of solid fences. Bryant Slimp thanked Dick Yehle for his report and his concerns on opaque fencing on corner lots, and that the BSC would take this issue under advisement. Bryant Slimp told Dick Yehle that the BSC was charged with certain areas and issues by the City Council, and that those issues had priority on the BSC. E.) Bryant Slimp asked for an update on the house located at 4029 Case Street. Bryant advised BSC that this was an abandoned house that was possibly going to be brought to BSC for review since all of the exterior siding had been removed and had exposed all of the wiring. After aggressive efforts, Daniel Paripovich, the Code Enforcer officer for the City of West University Place, had been unable to contact the owner. Dennis Mack advised BSC that Daniel Paripovich had finally corresponded with the owner of the property and that this case may not have to come before the BSC. The owner of the property seems like he will comply with the deadline that will be given. We are currently waiting on a reply from the property owner. Bryant Slimp stated Dennis Mack should update the BSC at the next meeting. 4. Foundations. Bryant Slimp asked for the BSC members to review the current Foundation Draft. John Ayres stated he would like to expedite this review. John Ayres asked that BSC move along quickly via another meeting to come back with a more complete document. The Foundation Draft has been distributed for several months now. Bryant Slimp agreed and asked Dennis Mack to set up a subcommittee meeting of the BSC to discuss foundations only. Dennis Mack stated that would be fine as long as the meeting is posted 72 hour in advance and if a meeting room would be available. Bryant Slimp asked BSC members if anyone would like to volunteer to meet and come back with a fairly substantial first draft along with a checklist of all foundation requirements. John Ayres, Darryl Friday, Kevin McMahon and Bryant Slimp agreed to hold a workshop committee on Tuesday, February 10th, 2004 at 6:00 o'clock. This item will be put back on next month's agenda. No motion made. Bryant Slimp introduced Joe Edwards, the retired CBO from The City of Bellaire, to address the BSC about the history of the Bellaire ban on post tension. Joe Edwards discussed his background and his experiences with The City of Bellaire. One example of the history of the post tension slabs dates back to 1975 on a town home project. The town home was engineered designed with a post tension slab, but the installers installed the post tension slabs incorrectly. Joe Edward's opinion was that the installers where at fault. Joe Edwards used another example of The City of Missouri City where about 1200 homes had been built using post tension slabs and they had all failed. Joe Edwards continued to say, that the failures got his attention. In his opinion, the failures were due to the installations. There are many factors that can cause failure in post-tensioned slabs. Post tension slabs have no steel so that if there is a cable failure, there is nothing to hold the concrete. If one of these slabs was not tensioned properly or if the tensioning machine does not have the proper calibrations, failure can occur. There are too many factors that can cause slab failure with this method. Everyone working on a post tension slab has to do his or her job correctly. If the City required an engineer to observe the pour then the cost of the engineer's services would go up. Thus for these reasons, post tension slabs are not allowed in The City of Bellaire. Joe Edwards stated that he is involved with an organization made up of attorneys, builders, city inspectors, and engineers. The committee was organized to come up with better criteria for the design of all types of foundations in the Houston area on Houston area soils. Dennis Mack agreed with Joe Edwards on his assessment of post tension slabs and said that not many post tension slabs have been done in The City of West University. John Ayres asked if there was any way to determine how many post tension slabs that where in the City. Dennis Mack could not give an exact estimate and stated that there was just no way to tell. Bryant Slimp stated that an open meeting would be scheduled and the subcommittee would come back with specific requirements on foundations and the foundation draft would be discussed further. This item will be placed back on next month's agenda. No motion made. a Building and Standards Commission Minutes February 5th, 2004 Page 3 of 3 5. Old Stock Houses. Bryant Slimp referred to the printed material that was given to BSC in their packets. He referenced the material from CRM Volume 17, No.7 Supplement on Local Incentives for Historic Preservation. Bryant Slimp asked BSC to look at Chapter 40 Zoning, 40.23.030 Definitions. Bryant Slimp asked BSC to come up with one or two definitions and to define what is an Old Stock House, as well as how to define remodeling, renovations and additions. Bryant Slimp also asked for BSC to define a year, which could define Old Stock Housing. Bryant Slimp asked the BSC members to start getting the appropriate definitions so that the BSC can make some recommendations to City Council. Bryant Slimp asked Dennis Mack to make a list of some houses in West University that could be considered as examples of Old Stock Houses so that BSC can observe and get an idea of the houses that are to be considered. Dennis Mack added that zoning ordinances often times keeps people from doing major remodeling on older homes. Dennis Mack added that he could consider the idea of reducing the permit fees for people doing remodeling on older homes. John Ayres stated that sometimes the land is worth more than the homes here in West University Place. Dick Yehle stated that starter homes are the biggest issues. Mike Woods stated that he wants BSC to keep a broad perspective asking do we want to keep a house just because it is old? Does the structure significant to historical quality? Are we looking at houses built in the 1930's or 1940's? Brian Hoogendam stated that he would contact West University Place Historical Society and see if he could get some more information. Bryant Slimp asked that Brian Hoogendam, Denny Powers and Kevin McMahon to discuss a plan of action and bring to the BSC regarding Old Stock Houses. He stated that Old Stock Housing would be back on next month's agenda and again asked for BSC members to define Old Stock Housing and to bring some proposed definitions to the March meeting. 6. Studs and Materials. Bryant Slimp stated that this agenda item had already been discussed earlier under the double 2X4's verses 2X6's and 3X4's for framing stubs. Dennis Mack will handle this at an administrative level and he will allow the double 2X4's, as engineered. Dennis Mack was asked to bring a written administrative directive to the March BSC meeting for review. 7. First Floor Elevations verses Survey Benchmarks BSC continued to discuss elevations and benchmarks. Dennis Mack stated that he would like to see all future slabs to be at least 1 foot above flood elevations. Dennis Mack would get more information in a report or memo and make sure that it is distributed to everyone. Les Albin added that he would get more data in regards to first floor elevations and he would bring it to the next BSC meeting. Bryant Slimp stated that this would be put back on next month's agenda. No motion made. [Adjournment.] John Ayres motioned first to adjourn. Darryl Friday seconds the motion to adjourn. AYES: Bryant Slimp, David Flame, John Ayres, Dr. Peter Benjamin, J. Denis Powers and Darryl Friday. NOES: None. ABSTAIN: Motion passed. Meeting adjourned at 8:00 p.m. PASSED THIS_[;~_DAY OF 52004. Bryan Slimp, Chai •ma ATTEST: Ms. Annette R. Arriaga Development Services ty tary