CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 13, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Catherine Tarone, Assistant Planner

Subject: Consideration of a Design Study (DS 17-309) referral to the Planning

Commission for the replacement of the wood shingle roofing with
composition shingle.

Application: DS 17-309 APN: 010-072-037

Block: 119 Lot: 16 & N. half of 18
Location: Junipero, 3 NE of 11th Avenue
Applicant / Property Owner: William Woo

Executive Summary
The applicant is requesting approval of a composition shingle roof to replace an existing wood
shingle roof. This application has been referred to the Planning Commission for a decision
based on the Planning Commissions 2012 directive related to re-roofs that involve changing
wood shingle to other materials.

Recommendation
Deny the proposed composition shingle and approve a natural wood roof, or synthetic shake or
slate from the list of pre-approved alternatives.

Background and Project Description

The project site is located on Junipero, 3 NE of 11th Avenue and is developed with a single-story
single-family residence with stained wood shingle siding and a low-pitched, hipped, wood
shingle roof interspersed with glass pane skylights. The property owner is requesting to replace
the existing wood-shingle roof with composition-shingle roofing (Attachment C). A sample of
the roofing material will be provided at the Planning Commission meeting.

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DS 17-309 (Woo)
September 13, 2017
Staff Report
Page 2

On January 25, 2012, the Planning Commission determined that all requests for replacement of
wood shingles/shakes with composition shingles should be reviewed by the Commission. The
Commission wanted to ensure that the use of composition shingles would not negatively
impact community character. The City does not require Design Study review for proposals to
replace existing composition shingle roofs in-kind for residential structures.

Staff analysis
When making a decision on finish materials and roofing, City staff refers to the Residential
Design Guidelines and the Reroof Information Sheet.

Section 9.8 of the Citys Residential Design Guidelines states the following: Roof Materials
should be consistent with the architectural style of the building and with the context of the
neighborhood.

1. Wood shingles and shakes are preferred materials for most types of architecture
typical of Carmel.
2. Composition shingles that convey a color and texture similar to that of wood shingles
may be considered on some architectural styles characteristics of more recent eras.

Reroof Information Sheet: this sheet (see Attachment B) is distributed to the public and
reflects the March 2016 decision of the Planning Commission to allow some non-wood
roofing material. This sheet indicates that proposed metal roofs and proposals to replace
wood with composition shingles are subject to Planning Commission review. Synthetic
materials are allowed with staff level approval if the material is one of three on the
approved synthetic list.

The existing wood shake-roof is deteriorated and in need of replacement. The applicant is
proposing to replace the wood shakes with composition shingles. Staff has included a
photograph of the subject residence and proposed roofing material as Attachment A.

When making a decision on the use of composition-shingle roofing, the Planning Commission
should consider neighborhood context, the architectural style of the building, and the
characteristics of the proposed composition shingle. Staff notes that the Planning Commission
has on occasion approved the replacement of wood roofing material with composition shingles
in cases when the composition shingles are compatible with architectural style of the residence,
not highly visible from the street (for example, for flat or low-pitched roofs), and compatible
with other homes in the neighborhood.

The subject residence is a non-descript architectural style with natural wood shingle siding.
While it is visible from Junipero Avenue, the majority of residences in the neighborhood contain

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DS 17-309 (Woo)
September 13, 2017
Staff Report
Page 3

composition-shingle roofs (staff counted 12 residences out of 17 on this block that have a
composition shingle roof). Staff conveyed to the applicant that one of the pre-approved
synthetic shakes or slates, would be appropriate. The applicant selected not to use these
materials and opted instead for referral of the application to the Planning Commission. The
Planning Commission should consider whether a composition-shingle roof is appropriate for
this residence.

Staff recommends that the Planning Commission deny the proposal for composition shingle
roofing, as using a natural wood roof is the preferred option and is most consistent with
Residential Design Guideline 9.8. Staff notes that the Community Planning and Building
Department would be able to approve a re-roofing application to replace the existing roofing
with a wood roof, or one of the synthetic shake or slate alternatives. Alternatively, the Planning
Commission could approve the request for composition shingles.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 1) Additions to Existing Facilities.

ATTACHMENTS:
Attachment A Site Photographs
Attachment B Re-Roof Information Sheet
Attachment C Applicant Letter

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Attachment A

Woo Residence Photographs

Front of residence as seen from Junipero Street

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Google Maps satelite image of the roof structure of the residence

Roofing Sample Board

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Images of the existing roof submitted by the applicant

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Attachment B - Reroof Policy

Process/Policy for Reroof

Applications

Do I need a Planning Permit, Building

Permit, or both for a reroofing project?
Often a Planning Permit is needed before the Building Permit can be issued.
Carmel-by-the-Sea has strict Design Guidelines and regulations for review of
reroofing projects. Below is a summary of the permitting requirements for most
types of reroofing projects.

Reroofing Permit Process: Single-Family Resid. Buildings

Like for like reroofs
Wood to wood
Slate to slate
Tile to tile
Tar & Gravel to Tar & Gravel
And other natural materials
Comp to comp
Reroofs with change in material
New Materials: Slate, Tile (clay,
ceramic, and concrete), Tar &
Gravel and other natural
materials
Metal Roof requests
Tar and gravel to TPO or
similar
Wood to comp
Synthetic Products
Just Building Permit, no planner review
Usually just Building Permit, however needs planning review
and sign-off. Applicant includes with Building Permit application
photos of existing house (from street) and roof, as well as color
and material samples for proposed roof.
Usually just Building Permit, however needs planning review.
Applicant includes with BP application photos of existing house
(from street) and roof, as well as color and material samples for
proposed roof. Senior Planner or Director to determine if comp
is acceptable and if prior comp roof received proper Planning
Review. If not, a Track 1 DS (with or without PC referral) may
be required.
Design Study Track 1 (staff level approval).
Design Study Track 1 with Planning Commission referral
required
Typically not allowed. Track 1 Design Study required; may
require PC referral.
Design Study Track 1 with - Planning Commission referral
required.
Design Study Track 1 (staff level in most cases) - *See list of
acceptable synthetic materials below

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*Acceptable Synthetic Alternatives
The Planning Commission has determined that certain synthetic products can be
approved administratively. The following synthetic products (or similar products)
are recommended in earth-toned colors:

CeDUR shakes
DaVinci shake or slates
EcoStar shake or slates

Note: Projects are site specific and compliance with the above noted list does not
constitute guarantee of approval. The use of synthetic products in the Commercial
Zoning Districts may require Planning Commission approval. The City will consider
additional synthetic products upon request when installations of products are
available nearby.

Handout Accepted by Planning Commission on: 3/9/16. The Planning Commission will
review the list of accepted synthetic products on 3/8/17 to determine if the allowance of
these products will be continued.

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Attachment C - Applicant Letter RECE!V~ED

r(F,~, Carmel- SEP 0 5 2017 Catherine Tarone <ctarone@ci.carmel.ca.us>

~ by-the-Sea
City of Carmd-by-J1e-Se<:t
Plfuming & Building Dept.
Re-roof Application for Junipero 3 NE 11th Ave Inputs to Planning Commission
William Woo <bill.woo@sbcglobal.net> Tue, Sep 5, 2017 at 2:18AM
Reply-To: William Woo <bill.woo@sbcglobal.net>
To: ''ctarone@ci.carmel.ca.us" <ctarone@ci .carmel.ca.us>

The property is located at Junipero 3 NE of 11th Ave on a 1.5 Carmel lot (60 x 100) that was
constructed in 1989/1990. It was purchased by William W Woo & Rita Y. Lee, MD, PharmD in
1991. We are the original owners of this property and have resided full time since purchase as a
family with our son Michael. We are requesting approval for replacement of the original wood
shake roof with the Landmark Presidential TL shingle. Our reasons for our choice in roofing
material is as follows:

Wood shake does not hold up in our experience since our roofs poor condition after 25+ yrs.
Our roof looks bad and has been in poor condition and appearance for over the last decade.

Fire safety - replacing with non wood shake is safer.

We researched the replacement with composite wood appearance shake that is on the approved
list. Dority and other roofers, have stated that these and other composites have an unproven
record of holding up over time. They may be susceptible to breakdown and discoloration. These
vendors do not yet have a proven track record to support their longevity claims.

Our home has 42 separate glass pane skylight windows that requires people walking over most of
the roof several times a year to clean and service the windows and glass. The existing wood
shake roof has sustained damage over the years with mostly the home owner weighing about 130
lbs walking on the roof to clean debris and the windows. It was very dangerous and I will no longer
do this since I am now 70 years old and will now continue to hire window cleaners to service. As
the owner, I tried to avoid damage to the wood shake. My experience has been that I could not
avoid damage since the slope of the roof requires steady weight bearing to avoid potential injury.
The sound of workers on my roof was disconcerting listening to the cracking of the wood shingles.
The chosen roofing material will allow people to safely walk the roof without damage or increased
danger of slipping walking over a wood shake roof. Over time the wood will crack or split with any
weight bearing on it. My experience has been that the roof did not take to my walking on it and my
property is surrounded with pieces of the wood roof around the ground from the existing roof. So
this is a major safety issue for people who have to walk on the roof. It is a wonder that I have not
had a serious injury from slipping on the roof over the years. I have slipped several times and
have managed to not fall off the roof to my death or sustaining serious injury. The chosen material
is thick and has consistent grip to safely walk on. It will not weather or grow slick over time like
wood shake. It will sustain repeating walking on without damage or discoloring while improving the
safe transit over the entire roof to clean the glass windows on the roof.

Last year, our house was tented due to termite infestation. It was determined that the termites
entered the home from the wood shake roof. We want to avoid another termite infestation with
another wood shake roof.

I have a picture of a home with painted shake sides with the chosen Presidential TL roofing
material. This is almost identical to our home. From a distance it appears like wood shake but will
hold up over time. I inspected and have photos of several homes in Carmel & Pebble Beach with
the chosen material. There is a home in Pebble Beach with the roof nearing its 20th year that86
looks like new. We want our home's roof to look like that twenty or more years from now and not
like what the current roof looks like for the last 15 years, ugly is the only word that applies! The
homes around us have asphalt roofing material, so it will be more in harmony with our neighbors.
The chosen material is from a roofing material company with over a hundred years in the
business. There is no question that their products are proven and will weather better then wood or
the composites on your approved list. We chose the Presidential TL which is about 1/2 inch thick,
so that from Junipero street, it will appear to look like uniform wood shake roof.

There are many homes in Carmel and the surrounding communities with Landmark shingles.
have personally inspected several homes with only the Presidential TL shingles and I am
impressed by their appearance and longevity. They varied in age from 5 to 20 years and every
one that I inspected looked like new. I want to have our home appear as attractive as the existing
homes with Landmark Presidential TL roofs. We believe very strongly that our choice in roofing
material will improve the appearance and character of our Carmel home.

Background information on Landmark President TL shingles:

Landmark shingles are a product line of CertainTeed Shingle Company. Landmark is

CertainTeed's line of laminated shingles. Landmark shingles are made to resemble
high-end cedar shingles. The Landmark line features a two-piece random tab, which
helps to create a natural pattern. Landmark shingles have several options for
warranties (30-, 40-, and 50-year or lifetime).

CertainTeed shingles have consistently ranked highly with consumers and contractors.
A recent phone survey (a random sample of 200 subscribers to Professional
Remodeler) awarded CertainTeed the "Overall Best of Class" title for exterior
products.

CertainTeed's History

Landmark is one of the product Unes made by manufacturer Certain Teed. Certain Teed began
making shingles in 1904 under the name General Roofing Manufacturing Company. In 1988, the
industrial holdings company Saint-Gobain acquired Certain Teed. The company is headquartered in
Valley Forge, Pennsylvania.

Warranty

Landmark shing'les are warranted under Certain Teed. There are several warranties~ depending on
which shingle you choose. Landmark shingles carry a minimum warranty to the original property
owner of 30 years. Some of the other Landmark shingles carry 40- and 50-year warranties, while
the TL series is warranted for the original owner's lifetime. The warranty extends to any
manufacture defects for the warranted period of time. Certain Teed will repair replace the shingles
during the warranty period, but will not cover the labor costs.

Included with the Landmark shingle is Certain Teed's SureStart protection warranty which covers
replacement or repair of Landmark shingles (including labor costs) for 5 years (10 years for the
TL series) in the event that the shingles prove to have a manufacturer's defect.

Landmark shingles' warranty covers damage as a result of winds from 70 to 110 mph, depending
on the shingle. The wind warranty is available for five years on most Landmark shingles, and 10
years on the TL series. Landmark TL shingles are guaranteed against algae growth (though not
mold or mildew growth) for 15 years.

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