EXECUTIVE SUMMARY
The applicant is proposing the replacement of the wood shake roof of a two-story single-family residence with a vertical standing seam metal roof at a single-family residence (DS 24321, Jensen) on a 7,409 square foot lot. The project was referred to the Planning Commission for review due to the Residential Design Guidelines 9.8 stating that “Metal, plastic, and glass roofs are inappropriate in all neighborhoods”. The Planning Commission approved the permit with special Condition of Approval No. 20, requiring the applicant work with staff to identify an alternate roofing material that complies with the City’s code and guidelines. The applicant filed a timely appeal of the Planning Commission’s action for consideration by the City Council in accordance with Carmel-by-the-Sea Municipal Code (CMC) Section 17.54.040.C.
On March 4, 2025, the City Council received staff’s presentation, took public testimony and deliberated on the item. Council found the Planning Commission’s approval of the Design Study consistent with applicable City policies, regulations and guidelines. Council also found the proposed color and material acceptable. Therefore, staff was directed to return with a revised
Resolution (Attachment 1) approving the appeal and deleting Condition No. 20.
BACKGROUND/SUMMARY
The project site is 7,409 square feet and developed with a two-story residence. The applicant is requesting approval for the replacement of the wood shake roof of a two-story single-family residence with a vertical standing seam metal roof.
This Design Study, DS 24321 (Jensen), was submitted to the Planning Department October 22, 2024. Staff informed the applicant that a Historic Evaluation was required for the property in order to proceed with the Design Study. The residence was designed by the Architect Mark Mills, who is listed in Carmel’s Historic Context Statement. On November 26, 2024, the property was reviewed for historic significance. It was determined to be ineligible for the Carmel Historic Inventory on December 23, 2024, due to a lack of association with important events, people, or architecture in the Historic Context Statement and the loss of integrity due to alterations.
Once the property was determined not to be eligible for the Historic Inventory, the application was referred to the next available Planning Commission meeting. Previous Track 1 Design Studies involving metal roofs with a matte finish and a Solar Reflectance Index (SRI) below 25 have been approved within the City limits at the staff level. However, due to recent, repeated concerns from residents regarding the proliferation of metal roofs, staff was directed to refer projects involving metal roofs to the Planning Commission for consideration.
After consideration, public testimony and deliberation, the Planning Commission approved the design study and adopted Resolution 2025-003-PC incorporating Special Condition of Approval No. 20, requiring the applicant work with staff to identify an alternate roofing material that complies with the City’s code and guidelines.
On January 27, 2025, Mary & John Jensen submitted a timely appeal (refer to Attachment 3). As the project site is located within the Beach and Riparian Overlay (Coastal Commission Appeal Jurisdiction), no fee was charged to the appellant in accordance with Carmel-by-the-Sea Municipal Code (CMC) Section 17.54.050.A.4.
On March 4, 2025, the project was heard by the City Council on appeal. Subsequent to staff’s presentation, public testimony and deliberation, Council found the project consistent with applicable policies contained in the Land Use and Community Character Element and the Purpose and Design Objectives contained in CMC Section 17.58.010 allowing for the deviation from the Residential Design Guidelines. As directed by the City Council, staff is returning with a revised resolution upholding the Planning Commission’s approval of the Track 1 Design Study and Coastal Development Permit and deletion of Condition of Approval No. 20.