Kimberly Edwards 09-13-17

CITY OF CARMEL-BY-THE-SEA
Planning Commission Report
September 13, 2017
To: Chair Goodhue and Planning Commissioners
From: Marc Wiener, AICP, Community Planning and Building Director
Submitted by: Matthew Sundt, Contract Planner
Subject: Consideration of a Design Study (DS 17-303) referral to the Planning

Commission for the replacement of the wood shingle roofing with
composition shingle.
Application: DS 17-303 APN: 010-112-001

Block: 8 Lot: 1
Location: SW corner of Vista and Junipero
Applicant: Scudder Roofing Property Owner: Kimberly Edwards
Executive Summary
The applicant is requesting approval of a composition shingle roof to replace the wood shingle roof.
This application has been referred to the Planning Commission for a decision based on the Planning
Commissions 2012 directive related to re-roofs that involve changing wood shingle to other
materials.
Recommendation
Deny the proposed composition shingle and approve a natural wood roof, or synthetic shake or
slate from the list of pre-approved alternatives.
Background and Project Description

The project site is located at the SW corner of Vista and Junipero and developed with a two-story
single-family residence with a tan stucco exterior and wood-shingle roof the architectural style is
non-descript contemporary. Residences in the area represent a mix of architectural styles with
wood and composition shingle roofs and tile roofs. The applicant is proposing a composition roof
that has a relatively thin-profile (as compared to thick-butted shingle). A sample of the proposed
roofing material will be available for review at the Planning Commission meeting.
88
DS 17-303 (Edwards)
September 13, 2017
Staff Report
Page 2
On January 25, 2012, the Planning Commission determined that all requests for replacement of
wood shingles/shakes with composition shingles should be reviewed by the Commission. The
Commission wanted to ensure that the use of composition shingles would not negatively
impact community character. The City does not require Design Study review for proposals to
replace existing composition shingle roofs in-kind for residential structures.
Staff analysis
When making a decision on finish materials and roofing, City staff refers to the Residential Design
Guidelines and the Reroof Information Sheet.
Section 9.8 of the Citys Residential Design Guidelines states the following: Roof Materials
should be consistent with the architectural style of the building and with the context of the
neighborhood.
1. Wood shingles and shakes are preferred materials for most types of architecture typical
of Carmel (Arts and Crafts, English Revival and Tudor Revival).
2. Composition shingles that convey a color and texture similar to that of wood shingles may
be considered on some architectural styles characteristic of more recent eras.
Reroof Information Sheet: this sheet (see Attachment B) is distributed to the public and
reflects the March 2016 decision of the Planning Commission to allow some non-wood roofing
material. This sheet indicates that proposed metal roofs and proposals to replace wood with
composition shingles are subject to Planning Commission review. Synthetic materials are
allowed with staff level approval if the material is one of three on the approved synthetic list.
The existing wood shake-roof is deteriorated and in need of replacement. The applicant is
proposing to replace the wood shakes with composition shingles.
When making a decision on the use of composition-shingle roofing, the Planning Commission
should consider neighborhood context, the architectural style of the building, and the
characteristics of the proposed composition shingle. Staff notes that the Planning Commission
has on occasion approved the replacement of wood roofing material with composition shingles
in cases when the composition shingles are compatible with architectural style of the residence,
not highly visible from the street (for example, for flat or low-pitched roofs), and compatible
with other homes in the neighborhood.
The subject residence has an architectural style that can be defined as non-descript
contemporary. The roof has a low-pitch (perhaps 4:12), is hipped and covered with wood shingles
or shakes. The roof is not visible from Junipero Street but is partially visible from Vista Avenue.
Staff conveyed to the applicant that one of the pre-approved synthetic shakes or slates, would be
89
DS 17-303 (Edwards)
September 13, 2017
Staff Report
Page 3
appropriate. The applicant selected not to use these materials and opted instead for referral of the
application to the Planning Commission. The Planning Commission should consider whether a
composition-shingle roof is appropriate for this residence.
Staff recommends that the Planning Commission deny the proposal for composition shingle
roofing, as using a natural wood roof is the preferred option and is most consistent with
Residential Design Guideline 9.8. Staff notes that the Community Planning and Building
Department would be able to approve a re-roofing application to replace the existing roofing
with a wood roof, or one of the synthetic shake or slate alternatives. Alternatively, the Planning
Commission could approve the request for composition shingles.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Additions to Existing Facilities.
ATTACHMENTS:
Attachment A Site Photographs
Attachment B Re-roof Information Sheet
90
Attachment A Photograph
Project site facing south on Vista
91
Attachment B - Reroof Policy
Process/Policy for Reroof

Applications
Do I need a Planning Permit, Building

Permit, or both for a reroofing project?
Often a Planning Permit is needed before the Building Permit can be issued.
Carmel-by-the-Sea has strict Design Guidelines and regulations for review of
reroofing projects. Below is a summary of the permitting requirements for most
types of reroofing projects.
Reroofing Permit Process: Single-Family Resid. Buildings

Like for like reroofs
Wood to wood Just Building Permit, no planner review
Slate to slate Usually just Building Permit, however needs planning review
Tile to tile and sign-off. Applicant includes with Building Permit applicatio
Tar & Gravel to Tar & Gravel photos of existing house (from street) and roof, as well as colo
And other natural materials and material samples for proposed roof.
Comp to comp Usually just Building Permit, however needs planning review.
Applicant includes with BP application photos of existing house
(from street) and roof, as well as color and material samples f
proposed roof. Senior Planner or Director to determine if com
is acceptable and if prior comp roof received proper Planning
Review. If not, a Track 1 DS (with or without PC referral) may
be required.
Reroofs with change in material
New Materials: Slate, Tile (clay, Design Study Track 1 (staff level approval).
ceramic, and concrete), Tar &
Gravel and other natural
materials
Metal Roof requests Design Study Track 1 with Planning Commission referral
required
Tar and gravel to TPO or Typically not allowed. Track 1 Design Study required; may
similar require PC referral.
Wood to comp Design Study Track 1 with - Planning Commission referral
required.
Synthetic Products Design Study Track 1 (staff level in most cases) - *See list of
acceptable synthetic materials below
92
*Acceptable Synthetic Alternatives
The Planning Commission has determined that certain synthetic products can be
approved administratively. The following synthetic products (or similar products)
are recommended in earth-toned colors:
CeDUR shakes
DaVinci shake or slates
EcoStar shake or slates
Note: Projects are site specific and compliance with the above noted list does not
constitute guarantee of approval. The use of synthetic products in the Commercial
Zoning Districts may require Planning Commission approval. The City will consider
additional synthetic products upon request when installations of products are
available nearby.
Handout Accepted by P lanning Com m ission on: 3/ 9/ 16. The P lanning Com m ission w ill
review the list of accepted synthetic products on 3/ 8/ 17 to determ ine if the allow ance of
these products w ill be continued.
93

Kimberly Edwards 09-13-17

Uploaded by

Copyright:

Available Formats

Kimberly Edwards 09-13-17

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Kimberly Edwards 09-13-17

Uploaded by

Copyright:

Available Formats

CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 13, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of a Design Study (DS 17-303) referral to the Planning

Application: DS 17-303 APN: 010-112-001

Background and Project Description

Project site facing south on Vista

Process/Policy for Reroof

Do I need a Planning Permit, Building

Reroofing Permit Process: Single-Family Resid. Buildings

You might also like