Loading...
HomeMy WebLinkAboutItem VI PLAN COMMISSION STAFF REPORT MARCH 6,2018 ITEM VI: ZONING ORDINANCE AMENDMENT TO AMEND SECTIONS 30-241 (13)(3)(d), (E)(3)(d),AND (F)(2)(c) TO PERMIT STANDING SEAM METAL ROOFING IN RESIDENTIAL APPLICATIONS GENERAL INFORMATION Applicant/Owner: Planning Services Division Action(s) Requested: The applicant is requesting approval of a draft ordinance amendment that would replace Section 30-241 (D)(3)(d), Section 30-241 (E)(3)(d), and Section 30-241 (17)(2)(c) in the Oshkosh Zoning Ordinance to permit standing seam metal roofing in existing and new residential applications. Applicable Ordinance Provisions for Amendment: Code Reference Re leu ation Section 30-241(D)(3)(d) Standing Seam metal roofs shall be prohibited. Section 30-241(E)(3)(d) Standing Seam metal roofs shall be prohibited. Section 30-241(F)(2)(c) Standing Seam metal roofs shall be prohibited. BACKGROUND In fall 2017 the Planning Services Division was contacted by property owners wishing to construct a new home with a standing seam metal roof. City staff conferred with the property owners and explained that Section 30-241 (D)(3)(d), Section 30-241 (E)(3)(d), and Section 30-241 (17)(2)(c) prohibit standing seam metal roofing for existing and new single and two-family residential structures in the City of Oshkosh. Staff recommended that rather than applying for a zoning variance, which would be difficult to obtain because of the hardship provisions,that potentially amending the Zoning Ordinance to permit such applications would be a better route. The owners' reasons for requesting the standing seam metal roofing includes: • Increased longevity of such metal roofing(50 or more years as opposed to 20 years for asphalt shingles) • Durability of such a roof during hail and other severe weather events • Recyclable nature of metal roofs therefore less waste • Ability to more easily mount solar panels • Fireproof nature of metal roof construction • Ability to save on heating and cooling costs with a metal roof ITEM VI-Standing Seam Metal Roofing Ordinance Staff held workshops after the December 19th and January 2nd Plan Commission meetings. At the December 191h workshop, staff provided an overview on the use of standing seam metal roofing in residential applications. Staff explained the benefits of employing the roofing material, potential issues, and showed precedents of this roofing type in the presentation. Staff presented a draft version of a potential standing seam ordinance for residential applications. Afterwards, the Plan Commission discussed standing seam roofing and expressed support of a potential ordinance revision to permit standing seam metal roofing with regulations. Staff then held a second workshop with Plan Commission after the January 2nd Plan Commission meeting. Staff presented additional research completed since the first workshop and a revised draft ordinance proposal. The Plan Commission discussed the revised proposal and staff explained that as a next step,city staff would revise the draft and include it on a February agenda as an action item. After receiving additional input from the workshops and based on research regarding how other communities are regulating standing seam metal roofs, staff is proposing the following Ordinance amendment regarding standing seam metal roofs: DRAFT ORDINANCE Section 30-241 (G) - Standing seam metal roofs in residential districts shall meet the following conditions along with any additional conditions as deemed appropriate by the Director of Community Development or designee. No standing seam metal roofs will be permitted on contributing structures in historic districts,unless such structures historically had comparable standing seam metal roofs. 1. The standing seam metal roofing material shall have a low-reflectance finish so as to minimize the amount of light reflected into the sky and windows of adjacent properties. The maximum permitted Light Reflectance Value (LRV) is 35%for metal roofs. Standing seam roofing shall be painted. Galvanized roofs shall not be permitted. 2. Any paint applied to the metal roof panels must be applied to such panels at the factory using materials and a baking or other process that prevents the paint from cracking or chipping though normal wear and tear of a residential roof. Field applied painting of standing seam metal roofs is prohibited. The roof shall not have exposed unfinished metal edges. Standing seam roofs shall be complimentary to the house color and limited in color to greys,browns, dark green or a pale green simulating a copper patina color. Any ice and snow block or shield must match the color of the roof on which it is installed or be complimentary to the color of the roof. 3. The standing seam metal roofing shall have a minimum thickness of 24-gauge so as to minimize the potential for wind and hail damage. 4. Seam profiles in standing seam roofs for residential properties shall be no greater than 1" for roofs with pitches higher than 4:12,no greater than 1.5" for roofs with pitches between 2:12 and 4:12, and no greater than 3" for pitches less than 2:12. ITEM VI-Standing Seam Metal Roofing Ordinance 5. Standing seam metal roofing shall be installed per approved manufacturer's details and instructions. 6. Standing seam metal roofing shall include at least the minimum underlayment required per the manufacturer's specifications or a minimum of 7/16" OSB underlayment if no minimum is specified by the manufacturer. 7. Exposed fasteners or standing seam roof designs that employ exposed metal fasteners are prohibited. Ice and snow blocks or shields must also employ concealed fasteners. 8. Standing seam metal roofing shall meet all applicable building codes. 9. Standing seam metal roofs installed on existing residential construction shall not be constructed over existing roofing materials. Tear offs shall be complete to the roof sheathing. 10. Tin roofs and corrugated metal roofs are prohibited. 11. Standing seam metal roofing shall be maintained in a rust-free state for the duration of the roof's lifespan. RECOMMENDATION Staff recommends approval of the revised ordinance draft as proposed. This ordinance would replace Section 30-241 (D)(3)(d), Section 30-241 (E)(3)(d), and Section 30-241 (F)(2)(c) and would regulate the design and installation of standing seam metal roofing for retrofits of existing roofs and for construction of new roofs in the City of Oshkosh. ITEM VI-Standing Seam Metal Roofing Ordinance