CITY COUNCIL: Appeal of Planning Commission's Decision to Deny Design Study Application for a Metal Roof

Meeting Date: 2 February 2010
Prepared by: Marc Wiener, Assistant Planner

City Council
Agenda Item Summary

Name: Consideration of an appeal of the Planning Commission’s decision to deny a Design Study application for a metal roof on an existing residence located at 2324 Santa Lucia Avenue. The appellant is the Robertson Family Trust.

Description: The appellant is requesting that the Council overturn the Planning Commission’s decision to deny the proposal for a metal roof.

Overall Cost:
City Funds: N/A
Grant Funds: N/A

Staff Recommendation: Deny the appeal and uphold the Planning Commission’s decision.

Important Considerations: Design Guideline 9.8 states: “metal, plastic and glass roofs are inappropriate in all neighborhoods” and “roof materials should be consistent with the architectural style of the building and with the context of the neighborhood.”

Decision Record: The Planning Commission denied the metal roof on 9 December 2009.

Reviewed by:

__________________________ _____________________
Rich Guillen, City Administrator Date

CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR McCLOUD AND COUNCIL MEMBERS
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
FROM: MARC WIENER, ASSISTANT PLANNER
DATE: 2 FEBRUARY 2010
SUBJECT: CONSIDERATION OF AN APPEAL OF THE PLANNING COMMISSION’S DECISION TO DENY A DESIGN STUDY APPLICATION FOR A METAL ROOF ON AN EXISTING RESIDENCE LOCATED AT 2324 SANTA LUCIA AVENUE. THE APPELLANT IS THE ROBERTSON FAMILY TRUST.

SUMMARY RECOMMENDATION
Deny the appeal and uphold the Planning Commission’s decision.

BACKGROUND
The project site is located at 2324 Santa Lucia Avenue. The property is developed with a two-story residence on a sloped site with a terraced grade. The residence sits below the street grade.

In May 2009, the Design Review Board approved alterations to the subject residence, including the construction of a detached garage on the upper level of the property and an elevator tower. The applicant subsequently applied for a metal roof and was denied by the Planning Commission on 9 December 2009. The applicant now is appealing the Planning Commission’s decision to deny the metal roof.

EVALUATION
Basis for Appeal: The appellant is appealing the Planning Commission’s decision for the following reasons:
• The visibility of the roof from the street will be minimized due to the presence of the garage and elevator tower.
• The color applied to the roof will be a low reflective paint with a matte finish.
• The metal roof requires much less maintenance than a wood roof.
• The metal roof is better for the environment and is more suitable for the installation of solar panels.

Metal Roof: Design Guideline 9.8 states, “metal, plastic and glass roofs are inappropriate in all neighborhoods” and “roof materials should be consistent with the architectural style of the building and with the context of the neighborhood.” The Guidelines generally recommend the use of natural materials.

Staff concludes that the metal roof is inconsistent with the Guidelines. Staff previously raised concerns about the visibility of the roof to the street, since the residence sits below street grade. The detached garage and elevator tower will screen some of the roof from the street. Both of these structures, however, also will have a metal roof.

Summary of PC Review: The Planning Commission unanimously denied the
application for a metal roof at its hearing on 9 December 2009. The primary basis for the denial is that the roof is not consistent with the Design Guidelines.

RECOMMENDATION
Deny the appeal and uphold the Planning Commission’s decision.