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Ocean Shores planning commission approves amendments allowing small metal roofs, sets 20‑year warranty requirement
Summary
The Ocean Shores Planning Commission voted May 27 to send proposed amendments on metal roofing and siding to city council. The changes allow exposed‑fastener metal roofing on accessory structures up to 200 square feet, limit metal siding as an accent, and require a minimum 20‑year manufacturer guarantee for approved metal products.
The Ocean Shores Planning Commission voted May 27 to approve a package of municipal‑code changes addressing metal roofing and metal siding and sent the changes to city council for consideration.
Marshall, community development staff, told commissioners the amendments were intended to reduce enforcement burdens created by the large number of small accessory structures across the city that already have exposed‑fastener metal roofs. "I had to do 1 of 2 things, either modify the code to allow those, with, you know, with this body's input and recommendation, or I needed to gear up code enforcement and start telling people to get rid of the roofs with exposed metal fasteners. And we opted for the first, which was to modify the code," Marshall said.
The changes adopted by the commission for transmittal to council would:
- Allow exposed‑fastener, ribbed or architectural metal roofing on accessory and certain non‑accessory structures of 200 square feet or less; roofs on structures larger than 200 square feet would remain not permitted under the amended language the commission approved earlier this year.
- Require that metal roofing fasteners be designed for metal roofing, match the roof color and be installed with uniform manufacturer‑recommended spacing.
- Permit architectural metal siding only as an accent on up to 50% of any wall (not as the primary siding material) on primary structures and detached garages over 200 square feet; for small outbuildings and permitted accessory structures specific, less‑restrictive allowances apply.
- Allow up to 4 feet of the upper wall on gazebos, canopies and awnings to be enclosed with architectural or ribbed metal siding with exposed fasteners.
- Require that metal siding, roofing and fasteners approved for use carry a manufacturer's guarantee of at least 20 years, consistent with the city's referenced code section.
Marshall summarized the local context for the changes: many unpermitted accessory structures are installed without inspection and commonly use exposed‑fastener metal roofing. The commission concluded that revising the code to allow certain small roofs and set minimum product guarantees was preferable to substantially increasing enforcement activity.
Commissioners discussed the specific provisions and voted to forward the package to council. The motion to "approve this and send to counsel as written" passed with the vote recorded as "Aye."
The proposal will next be reviewed by city council, which the commission expects will consider the related definition changes the commission is preparing for shipping containers and related accessory‑structure language.
