Commission approves allowing exposed metal fastener roofs on sheds and uninhabited outbuildings, restricts them on inhabited structures

The Ocean Shores Planning Commission voted Tuesday to change city code language governing metal roofing fasteners, permitting exposed-fastener ribbed or architectural metal roofing for non-inhabited outbuildings (sheds and similar structures) while continuing to disallow exposed-fastener metal roofing on primary inhabited structures and accessory dwelling units.

Planning staff described two broad types of metal roofing: exposed-fastener ribbed panels (fasteners visible on the surface) and standing-seam / hidden-fastener systems (fasteners concealed under overlapping ribs). Staff said the administration’s concern was enforcement: many delivered sheds use exposed-fastener metal roofing and red-tagging every noncompliant shed would create an enforcement burden.

Under the amendment the commission approved, exposed-fastener metal roofing would be permitted on non-inhabited accessory structures provided the fasteners are specifically designed for metal roofing, match roof color, and are installed with uniform manufacturer-recommended spacing. The commission voted in favor of changing H3 and H4 as presented; the change would keep concealed-fastener (standing seam) metal roofing as the acceptable option for houses and other inhabited structures.

Commissioners and staff emphasized the distinction between roofing for inhabited versus uninhabited structures and discussed leak concerns historically associated with exposed-fastener panels. Staff said both the current and the proposed language are enforceable; the change aims to reduce enforcement burdens while maintaining higher standards for inhabited buildings.

The motion to adopt the proposed changes to sections H3 and H4 passed by affirmative voice vote; the transcript does not record named movers or a roll-call tally.