HomeMy WebLinkAbout23. 18-136MARCH 13, 2018 18-136 ORDINANCE
FIRST READING
(CARRIED LOST LAID OVER WITHDRAWN )
PURPOSE: AMEND CHAPTER 30 ZONING ORDINANCE TO DELETE
SECTION 30-241 (D)(3)(D), SECTION 30-241 (E)(3)(D) AND
SECTION 30-241 (F)(2)(C) REGARDING METAL ROOFS
PROHIBITED AND CREATE SECTION 30-241(G) TO PERMIT
STANDING SEAM METAL ROOFING IN SINGLE AND TWO-
FAMILY RESIDENTIAL APPLICATIONS
INITIATED BY: COMMUNITY DEVELOPMENT
PLAN COMMISSION RECOMMENDATION: Approved
AMENDMENT TO THE GENERAL ORDINANCE OF THE CITY OF OSHKOSH TO
DELETE SECTION 30-241 (D)(3)(D), SECTION 30-241 (E)(3)(D) AND SECTION 30-241
(F)(2)(C) REGARDING METAL ROOFS PROHIBITED AND CREATE SECTION 30-241(G)
TO PERMIT STANDING SEAM METAL ROOFING IN SINGLE AND TWO-FAMILY
RESIDENTIAL APPLICATIONS
The Common Council of the City of Oshkosh do ordain as follows:
SECTION 1. That Section 30-241(D)(3)(d) regarding prohibiting the addition of
standing seam metal roofs on existing buildings is hereby deleted.
SECTION 2. That Section 30-241(E)(3)(d) regarding prohibiting standing seam metal
roofs on new construction of principal structures on infill sites is hereby deleted.
SECTION 3. That Section 30-241(F)(2)(c) regarding prohibiting standing seam metal
roofs on new construction of principal structures in new neighborhoods is hereby deleted.
Section 4. That Section 30-241(G) is hereby created to allow standing seam metal
roofs on single and two-family residential applications.
MARCH 13, 2018
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18-136 ORDINANCE
(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.
(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" OSS underlayment if no minimum is specified by the
manufacturer.
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18-136 ORDINANCE
(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.
SECTION 5. Publication Notice. Please take notice that the City of Oshkosh
enacted Ordinance #18 -XXX AMEND CHAPTER 30 ZONING ORDINANCE SECTION 30-
241 (D)(3)(d), SECTION 30-241 (E)(3)(d) AND SECTION 30-241 (F)(2)(c) TO PERMIT
STANDING SEAM METAL ROOFING IN SINGLE AND TWO-FAMILY RESIDENTIAL
APPLICATIONS on March 27, 2018. This ordinance amends Chapter 30 Zoning Ordinance
to delete Section 30-241 (D)(3)(d), Section 30-241(E)(3)(d) and Section 30-241(F)(2)(c) and
create Section 30-241(G). The full text of the Ordinance may be obtained at the Office of the
City Clerk, 215 Church Avenue and on the City's website at www.ci.oshkosh.wi.us. Clerk's
phone: (920) 236-5011.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: March 7, 2018
RE: Amend Chapter 30 Zoning Ordinance to Delete Section 30-241 (D)(3)(d), Section
30-241 (E)(3)(d) and Section 30-241 (F)(2)(c) Regarding Metal Roofs Prohibited
and Create Section 30-241(G) to Permit Standing Seam Metal Roofing in Single
and Two -Family Residential Applications (Plan Commission Recommends
Approval)
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
(F)(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.
ANALYSIS
Staff held workshops after the December 19th and January 2nd Plan Commission meetings. At
the December 19th 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. The
Plan Commission discussed standing seam roofing and expressed support of a potential
ordinance revision to permit standing seam metal roofing with regulations. After receiving
additional input from the workshops and based on research regarding how other communities
are regulating standing seam metal roofs, staff is proposing an amendment to the Zoning
Ordinance to permit standing seam metal roofs on single and two family residential
applications.
FISCAL IMPACT
Steel roofs generally have a longer life so their presence on a structure could allow for other
investments to be made into a dwelling that could increase assessed values.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
RECOMMENDATION
The Plan Commission recommended approval of the of the zoning ordinance amendment at its
March 6, 2018 meeting.
Respectfully Submitted,
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Darryn Burich
Director of Planning Services
Approved:
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Mark A. Rohloff
City Manager
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: 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
Plan Commission meeting of March 6, 2018.
GENERAL INFORMATION
Applicant/Owner:
Action(s) Requested:
Planning Services Division
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 (F)(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 Regulation
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
(F)(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- Standing Seam Metal Roofing Ordinance
Staff held workshops after the December 191h 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- 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.
The Plan Commission approved of the revised ordinance draft as requested. The following is
the Plan Commission's discussion on this item.
Mr. Wiley presented the item and stated that 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 (F)(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. Staff held two workshops 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. Plan
Commission discussed standing seam roofing and expressed support of a potential ordinance
revision to permit standing seam metal roofing with regulations. Staff is proposing the draft
ordinance amendment to permit standing seam metal roofs in single and two family residential
applications.
Mr. Ford questioned if there was a common understanding of a concealed fastener versus an
exposed one.
ITEM- Standing Seam Metal Roofing Ordinance
Mr. Wiley stated a concealed fastener would not be seen from the street or a second story window.
Mr. Mott inquired why the current ordinance is in place to prohibit metal roofs.
Mr. Wiley stated there were aesthetic and noise concerns with having metal roofs.
Mr. Bowen questioned if subdivision covenants would be able to prohibit standing seam metal
roofs.
Mr. Burich stated subdivision covenants could prohibit standing seam metal roofs. Subdivision
covenants can be more restrictive than the zoning ordinance, just not less restrictive.
Misty McFee, 1216 Cedar stated they are building a net zero home in Oshkosh which would
include a standing seam metal roof. She commented that modern metal roofs do not have noise
issues due to the way they are constructed. She believes metal roofs are becoming more popular
due to their sustainability and economic benefits.
Ms. Propp thanked Mrs. McFee and her husband for bringing this item to the attention of staff
and the Plan Commission. She stated it was overlooked and can see the benefits in using them.
Mr. Perry inquired if the Ordinance covers horizontal and vertical installation.
Mr. Burich stated vertical and stamped metal shingles are permitted. The standing seam metal
roof addresses the vertical installation.
Motion by Kiefer to approve the Zoning Ordinance amendment to delete Section 30-241 (D)(3)(d),
Section 30-241 (E)(3)(d), and Section 30-241 (F)(2)(c) and create Section 30-241(G) to permit
standing seam metal roofing in existing and new residential applications.
Seconded by Perry. Motion carried 9-0.
ITEM- Standing Seam Metal Roofing Ordinance