A. General Statement: The welfare of the town is based to a great extent on the natural beauty of the valley and the scenic backdrop created by forested hillsides and other natural features. Because of the importance of aesthetics to the economic viability of the town, views are crucial and must be preserved. The town council hereby finds that protecting the scenic backdrop of the valley by reducing the visibility of development on hills or ridgelines: 1) adds value to the community; 2) helps to protect property values; 3) enhances the visitor and resident experience; 4) improves recreation experiences; 5) expands the economic viability of the local economy; 6) increases the desirability of the town as a destination resort; and 7) adds to the overall health, safety and general welfare of the community. This policy addresses concerns of preserving view corridors for the community's overall benefit.

Ridgelines that are of the highest concern to the town include those which are defined as areas of concern.

Development on a ridgeline or a hillside is prohibited, except when all of the following findings are made by the Planning Commission:

B. Site Plan: New development shall be placed in a location which minimizes the visibility of the development. Structures shall not be located near visually prominent ridgelines or hillsides when alternative locations are feasible. Development location shall be placed to minimize the need for long driveways and utility cuts. Driveways shall be designed to minimize grading activities and visibility of cut banks and fill slopes from off site, particularly visibility from below the development and across the valley. Roadways and driveways shall be aligned to conform to the natural contours of the site, where feasible. The use of switchback driveways to achieve a change in elevation is discouraged in order to reduce site impacts, including tree removal, unnecessary cut and fill, and the need for retaining walls. Where switchback roads or driveways are necessary, sufficient space between road sections shall be provided to maintain existing or provide area for new vegetation. Reasonable snow stack area shall be considered when designing on a sloped site.

In special cases where there has been a significant change in the appearance of the slope from past activity, such as foresting or mining, the applicant may request a plat modification through the subdivision process to relocate the envelope to a more favorable location.

C. Site Grading/Cut And Fill/Retaining Walls: New developments shall be designed to reduce the need for excessive regrading, earthmoving, vegetation removal and other site disturbance. Grading or earthmoving to create a flat building pad on a sloped site is prohibited; instead, buildings shall be stepped to fit with the natural terrain. The use of retaining structures may be required when they will significantly reduce the grading and other site disturbance, such as tree removal. In cases where retaining structures are used, they must be constructed from sturdy, dark natural materials, such as boulders or engineered structures faced with natural rock or other material, which will blend with the surrounding area. Where retaining structures will be visible from an area of concern, the façade of the structure shall be finished in a dark earth tone color to effectively blend the structure into its surroundings. It is further encouraged that landscaping be placed on the downhill side of retaining structures to screen the visibility of such structures when viewed from off site. Where cut and fill slopes are used, they shall be revegetated with native plant materials to reestablish ground cover and reduce the potential for soil erosion.

An applicant shall not be awarded positive points under section 9-1-19-7R, "Policy 7 (Relative) Site And Environmental Design", of this chapter for meeting the requirements of this absolute policy.

D. Design Of Structures: The design of structures on ridgelines or hillsides shall be such that the building will blend into the surrounding topography and existing vegetation. If a building is located on a steeply sloping site, it is encouraged that a portion of the floor area be incorporated below grade and built into the topography to the greatest extent possible. (Ord. 40, Series 2006)

The rooflines of structures shall mimic the contours of the topography, whether gently sloping or steep. Long, unbroken rooflines shall be no greater than fifty feet (50') in length. An applicant shall not be awarded positive points under section 9-1-19-6R of this chapter for avoiding long, unbroken rooflines when done so to comply with this absolute policy.

Large expanses of glass shall be avoided on the downhill elevation of structures. Windows on the downhill side of a structure shall use glass with the lowest reflectivity rating. (Ord. 1, Series 2019)

E. Exterior Materials: Exterior building materials shall mimic, rather than contrast, with the site's background. The use of natural materials, such as logs, timbers, wood siding and stone, is strongly encouraged. Roof materials shall be nonreflective and shall blend into the site's backdrop as much as possible. Inappropriate materials include, but are not limited to: stucco, untextured exposed concrete, untextured or unfinished concrete unit masonry, reflective glass, reflective metal siding, reflective metal roofs and associated reflective rooftop equipment and piping, and unpainted aluminum window frames.

F. Existing And Proposed Vegetation: Trees on the downhill side of a proposed development which help to screen the development when viewed from an area of concern are of the utmost importance for preservation. Where insufficient natural screening exists on a site, an applicant may be required to plant additional trees to effectively screen the visibility of the proposed development. When adding trees for screening, coniferous trees (such as spruce and fir), which maintain their foliage throughout the year are preferred. (Note: Diversification of evergreen trees is encouraged.)

G. Tree Canopy: Where a healthy tree canopy is present, new developments should avoid the visible intrusion of the building ridge penetrating above the elevation of the canopy. Ongoing and preventative maintenance of a healthy forest is encouraged. Dead and/or diseased trees shall be removed and properly disposed of in order to prevent disease spread and/or fire hazards.

H. Exterior Lighting: The visibility of exterior lighting on sloped lots and structures on ridges shall be limited to lighting for safety and security. All exterior lighting shall be designed to minimize off site visibility and glare. Exterior lighting shall incorporate the lowest wattage possible to achieve the purpose of safety and security. Only full cutoff light fixtures are permitted. Exterior light fixtures attached to a building for the purpose of site lighting shall not exceed fifteen feet (15') from finished grade or seven feet (7') from the finished floor of an upper story deck. Freestanding lamps shall not exceed seven feet (7') in height from finished grade. The use of motion detectors or timers on exterior lighting is strongly encouraged. No floodlights are permitted. All exterior lighting shall be oriented so that the light projection falls within the platted building envelope (where one exists), unless for the purpose of entry and/or driveway lighting. A single full cutoff light fixture may be used on an address monument. Low pressure sodium lighting is preferred. Should alternative lighting sources be utilized, bulbs shall be limited to forty watts (40 W). Light fixtures in or attached to trees are prohibited. (Ord. 40, Series 2006)