Ocean Shores planning commission refines draft allowing limited metal siding and roofing on small outbuildings

Ocean Shores Planning Commission members reviewed draft code changes Tuesday that would permit some architectural metal siding and exposed‑fastener metal roofing on small outbuildings while adding warranty and material‑use limits intended to avoid unintended outcomes.

The proposals, discussed at the Ocean Shores Library on April 8, 2025, would: allow architectural metal siding as an accent on primary structures (up to 50% of any wall); permit ribbed or architectural metal siding and roofing on small outbuildings and accessory structures under a clarified size threshold; require fasteners and roofing panels specifically designed for metal systems and covered by a 20‑year manufacturer's warranty; and add or revise definitions for awnings, canopies and intermodal shipping containers in the municipal code.

Commission staff framed the changes as narrow adjustments to prevent widespread code enforcement against existing sheds while retaining limits on primary building materials. Marshall (planning staff) described the intent to “add in sheds and those kind of things” to the regulation while noting particular building types such as greenhouses may not be appropriate to group with garages or primary structures. Marshall added, “unpermitted structure, meaning less than 200 square feet, would be allowed to use wood, wood‑style insulated lap, architectural metal, or metal siding.”

Staff and commissioners debated wording that determines which structures may use architectural metal vs. ribbed metal siding and whether permitted accessory structures — typically garages — would be unintentionally allowed metal siding under the current draft. One planning staff member summarized the department’s reading: when the code refers to “unpermitted structures” it means those under 200 square feet; “permitted accessory structures” refers to accessory buildings in excess of 200 square feet, such as garages. Commissioners asked staff to correct transposed terms so that sheds (small accessory structures) would fall into the intended category.

The draft also specifies installation standards for exposed‑fastener metal panels. Staff proposed that “fasteners must be specifically designed for a metal siding to be the same color as the siding and must be installed with uniform spacing as recommended by the manufacturer and carry a manufacturer's warranty of 20 years.” Commissioners discussed whether the 20‑year warranty requirement should be placed in J1 or elsewhere to match warranty language already used in other zoning divisions.

Commissioners and staff also reviewed definitions proposed for awnings, canopies and intermodal shipping containers (Connex). Staff said the canopy and awning definitions were taken from the building code and noted that Connex units already are treated as allowed on construction sites and in certain commercial zones but not in residential zones. Commissioners and staff agreed not to expand residential use of Connex units; staff noted energy‑code and minimum‑size requirements limit their residential practicality.

Next steps: planning staff will revise the draft to clarify accessory structure categories, warranty placement, and cross‑references. The commission intends to review the revised language at its next meeting and, if satisfied, vote to forward a recommendation to city council for code changes.

Ending: The commission set a continuation for code language edits and expects to vote on the revised text at the next meeting before considering forwarding the amendments to council.