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: Catherine Tarone, Assistant Planner

Subject: Consideration of a Design Study (DS 17-292) referral to the Planning

Commission for the replacement of the wood shingle roofing with
composition shingle.

Application: DS 17-292 APN: 010-011-012

Block: 19 Lot: 16
Location: Lobos Street, 3 NE of 2nd Avenue
Applicant / Property Owner: Reed and Christine Bartron

Executive Summary
The applicant is requesting approval of a composition shingle roof to replace an existing 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 on Lobos Street, 3 NE of 2nd Avenue and is developed with a single-
story residence with tan painted horizontal shiplap siding and a moderately-pitched, side-
gabled wood-shingle roof. The property owner is requesting to replace the existing wood-
shingle roof with composition-shingle roofing (Attachment C). A sample of the roofing material
will be provided at the Planning Commission meeting.

67
DS 17-292 (Bartron)
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.
2. Composition shingles that convey a color and texture similar to that of wood shingles
may be considered on some architectural styles characteristics 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. Staff has included a
photograph of the subject residence and proposed roofing as Attachment A.

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.

68
DS 17-292 (Bartron)
September 13, 2017
Staff Report
Page 3

The subject residence is a mid-century style with wood siding and is mostly screened by a tall
hedge at the front of the property. Furthermore, the majority of residences in the
neighborhood contain composition-shingle roofs. 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 15303 (Class 1) Additions to Existing Facilities.

ATTACHMENTS:
Attachment A Site Photographs and Roofing Photo
Attachment B Re-Roof Information Sheet
Attachment C Applicant Letter

69
Attachment A

Bartron Residence Photographs

Front of residence as seen from Lobos Street

70
 View of the residence immediately in front of the property

Sample Roofing Board of proposed composition shingle. Shingles have 1/2-inch thickness.

71
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
Slate to slate
Tile to tile
Tar & Gravel to Tar & Gravel
And other natural materials
Comp to comp
Reroofs with change in material
New Materials: Slate, Tile (clay,
ceramic, and concrete), Tar &
Gravel and other natural
materials
Metal Roof requests
Tar and gravel to TPO or
similar
Wood to comp
Synthetic Products
Just Building Permit, no planner review
Usually just Building Permit, however needs planning review
and sign-off. Applicant includes with Building Permit application
photos of existing house (from street) and roof, as well as color
and material samples for proposed roof.
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 for
proposed roof. Senior Planner or Director to determine if comp
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.
Design Study Track 1 (staff level approval).
Design Study Track 1 with Planning Commission referral
required
Typically not allowed. Track 1 Design Study required; may
require PC referral.
Design Study Track 1 with - Planning Commission referral
required.
Design Study Track 1 (staff level in most cases) - *See list of
acceptable synthetic materials below

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*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 Planning Commission on: 3/9/16. The Planning Commission will
review the list of accepted synthetic products on 3/8/17 to determine if the allowance of
these products will be continued.

73
Planning Commission 09/04/2017
City of Carmel by the Sea

RE: Reroof Application- lobos Street 3NE 2d Avenue, Carmel, c;.f\, 93~21
APN 010-011-012, Block 19 Parcel16 ltPfircAtr~ ;J
"t:t:2 lJS I 7-.,_<1 ~
We currently have a wood shake roof on our house and would like to install composition shingle
in its place, for these reasons:

Wood shake is inappropriate in our climate due to the natural, fiberous material of
wood, regardless of its treatment. Wood shake has been outlawed in much of
California, so we would like to also replace our roof covering with composition shingle,
a non-wood product.
While additional alternatives, such as Cedur Shake, are available, there are no
nationally-posted prices, but it was reported to me by local roofing companies that
these products are more expensive than both wood shake and composition shingle.
We are located in the NE quadrant, so we are out of the heavy traffic area and are not
visible to most of the traveling public.
The new synthetic shakes do not have a length of time track record. Cal Shake was the
previous synthetic shake roof that was in favor of many, but they were subject of a class
action lawsuit for its inferior product (over time) and was forced to shut down. We
were part of that lawsuit on another house, and would prefer not to go through that
again.
Our eastern neighbor was permitted to grow redwood trees several years ago, and the
inherent debris from these trees, and other tree debris, is substantial. Constantly
walking on the wood shake roof for maintenance purposes is more damaging than if it
was composition shingle. Additionally, the true nature of composition shingle would
make it safer to walk on opposed to wood shake.
Our block (Block 19) has 20 parcels on it, of which 15 {75%} are finished with
composition shingle, including neighbors to both sides. The neighbor to the direct north
also has a front exposed roof line to the street, like our house. I enclosed the plat map
with my original application and am reenclosing it for purposes of this letter.
Our roof cannot be seen from the street.
The homes located on NW Corner Lobos & 2d Avenue, SW Corner Monterey & 1st
Avenue and lobos 4NW 1st Avenue are all recent remodels using composition shingle
as opposed to wood shake.
The property located at lobos 2NW 4th just transferred as a fully remodeled home (in
2017} with a composition shingle roof covering. This home previously had wood shake
until the 2017 remodel.
Our home is not on the Carmel village historic list.

Thank you for your consideration.

Reed & Christine Bartron

lobos Street 3NE 2d Avenue

1
/
SEP 0 5 2017
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