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San Clemente planners debate how to define and measure "roof elements" to avoid gaming height limits
Summary
Staff presented a proposed definition and measurement guidance for "roof elements" to improve clarity on how roof height averages are calculated. Architects and commissioners warned a strict "equal points" rule could stifle design; staff will revise language and diagrams and return with changes.
Staff presented proposed code language aimed at clarifying how the city measures roof height by defining what counts as a distinct "roof element" and how averaging points should be selected.
Jessica Gantry, a planning staff presenter, read the proposed definition: "Roof element means a discrete and identifiable portion of a structure's roof that is separated from other roof areas by one or more of the following characteristics: a difference in maximum ridge elevation, plate line, associated building mass, or the number of stories beneath it." She said the change responds to repeated public questions about where and how roof height should be measured and is intended to encourage roof designs that step with topography rather than produce boxy, massive structures.
Commissioners and several local design professionals pressed staff on the practical effects of the proposal. Several speakers criticized shorthand language in the staff memo that suggested using an "equal number of points" on opposing sides of a roof to compute averages. Architect Michael Luna told the commission that requiring equal sampling points "is not the way to create more varied roof elements," calling instead for guidance that yields a balanced representation uphill and downhill on sloped sites. Audience member Mark Magcguire urged clearer limits so the definition cannot be misread to create unintended new elements where none were meant.
Several commissioners recommended keeping the rule focused on roof geometry — ridge elevation and plate line — and dropping "number of stories" from the definition because a continuous roof can span areas with different story counts. Multiple commissioners also asked staff to add plan-view diagrams and worked examples to the code so applicants and planners interpret the rule consistently at the counter.
Staff concluded the study session by committing to revise the draft language, emphasize diagrams and examples, and return the item in a future batch of amendments for more detailed consideration. The commission did not advance an ordinance to city council at this meeting.
