Planning Commission debates metal roofing, siding and canopies; adopts definitions for awnings, canopies and shipping containers

The City of Ocean Shores Planning Commission on April 22 reviewed proposed amendments to municipal code language that would limit exposed fastener metal roofing and metal siding on certain structures and approved adding three building definitions to the code.

Why it matters: The proposed changes seek to balance durability and local appearance standards with the reality that many small outbuildings, carports and canopies in Ocean Shores are built of metal and are exposed to harsh coastal weather. The commission tried to make the code easy to interpret for permit reviewers while avoiding unintended consequences for permitted structures that require building engineering.

Commissioners and staff discussed changes to Ocean Shores Municipal Code 17.50.21 addressing exposed fastener, ribbed or architectural metal roofing. Marshall, city staff, said the code needs clearer distinctions between "less than 200 square foot accessory structures" (which often require no permit) and larger permitted structures such as carports and gazebos that do require permits and engineering. "I intended to get back into this code before the meeting, to provide some clarification," Marshall said, noting confusion over where exposed fastener roofing should be permitted.

The commission debated whether canopies, carports and boat covers should be allowed to use exposed metal siding and, if so, how much wall coverage to permit on primary structures. Commissioner discussion focused on limiting exposed-metal siding on primary structures or detached garages over 200 square feet and on whether canopies attached to buildings would be subject to building-code structural requirements.

A related change to Ocean Shores Municipal Code 17.50.11 would add nonmetallic, "wood-like appearance" materials (wood, vinyl or resin) as required exterior wall surfaces for nonaccessory sheds (sheds 120 square feet or less on unimproved lots); commissioners discussed whether to apply similar restrictions to accessory sheds on developed lots. Marshall said larger permitted structures would be subject to structural engineering requirements.

At the same meeting, the commission moved and approved adding three definitions to 17.5 (the zoning definitions chapter): awning, canopy, and "intermodal shipping container (Connex)." The motion passed with "Aye" from commissioners; the exact vote count was not specified on the record. The approved definitions were drawn from building-code language (awning and canopy from the International Building Code Appendix H) and define an intermodal shipping container as "a six-sided steel unit originally constructed as a general cargo container used for the transit of goods and materials." The commission noted that permitting Connex containers in residential zones will be constrained by zoning (B1 and B2) and that a temporary use during construction could be allowed with removal required before final certificate of occupancy.

Public comment warned of overlaps between Chapter 17 (zoning) and the building code (Chapter 15). Vita and Jane urged caution: Vita cautioned against involving animal control in wildlife or structural permitting processes; Jane told the commission that the canopy and awning definitions came from Appendix H of the International Building Code and that structural issues should be handled under the building code. "When you get into these structural things… these projects need to be addressed through the building code," Jane said.

Commissioners concluded the roofing and siding language needs more work to separate roofing-specific provisions from siding and to make the code readable and enforceable. Staff will revise the proposed text to make clear distinctions (for example, permitted use of exposed fasteners for structures under 200 square feet vs. requirements for permitted/engineered structures over 200 square feet) and return it to a future meeting.