9-12-7 BUILDINGS

A. Purpose: All buildings and structures are to blend into and be in harmony with surrounding natural vegetation patterns and landforms of the mountain setting. Buildings are to be located to minimize tree removal and site disturbance, while being oriented to the outdoor lifestyle, weather, and climate conditions. Existing structures are encouraged to remodel or modify their appearance following the requirements of this chapter. (amd. ord. 17-004, 7-112017, amd. ord. 24-014, 10-8-24) B. Architectural Design And Style: Buildings shall implement a rustic composition such as the craftsman, historic mountain lodge, log cabin, national park, or mountain modern style architecture that will blend with the mountain setting, as well as topography, landscape and natural environment found in and around that site. These styles include gabled roofs, exposed rafters and beams, and multi-paned windows, varied exterior materials, stone and brick wainscots, dormers, large picture windows, decks and railings, and other features intended to break up the mas and scale of the buildings and help them blend in better to the natural surroundings. Building materials shall include large wooden beams and timbers, stone covered columns, chimneys, and foundation and exterior wall materials reflecting simple, rustic design. Other materials may be considered and approved at the Land Use Authority’s discretion. (ord. 17-004, 7-11-2017 amd. ord. 22-004, 5-10-2022, amd. ord. 24-014, 10-824) Mountain Modern (ord. 17-004, 7-11-2017, amd ord. 19-014, 11-12-2019) C. Height: 1. Building heights are specified in each zone district. 2. Public and quasi-public utility buildings, when authorized in a zone district, may be erected to a height greater than the zone district height limit by obtaining a conditional use permit. 3. No dwellings shall be erected to a height less than one (1) story above grade, unless specifically designed and approved as an earth sheltered structure. 4. Buildings that are two or more stories in height and more than 10,000 square feet in gross floor area shall be designed to include a variation in height of at least 30 percent. (ord. 24-011, 8-27-24) D. Mass, Scale And Composition: 1. Building mass and scale should be sensitive to the site and surrounding structures in the neighborhood so as not to stand out or draw attention away from the natural environment. 2. Rooflines, foundations, and walls shall have steps, offsets, and architectural features to follow existing slopes and reduce mass. Multi-unit structures should appear to be a cluster or collection of individual masses so as not to create the appearance of stacks or rows of identical "products". 3. Multifamily and townhome buildings shall be articulated as follows (for the purposes of this section, a "townhome building" includes all connected units): a. Horizontal articulation is the use of differentiating horizontal features to add interest and mark (or suggest) transitions between floors (or other vertical divisions) of buildings. b. Buildings that are three or more stories in height shall include elements that provide meaningful horizontal articulation, including any or any combination of the following: i. Belt courses, score lines, or other relief combined with a change in color; ii. Changes in materials (e.g., from stone to siding, or from horizontal siding to board and batten); iii. Gables that are aligned on a horizontal plane; iv. Balconies; or v. Stepbacks or cantilevered projections from the building wall. (ord. 24-011, 8/27-2024) E. Roofs: 1. Single and double gabled roofs are permitted with hips and sheds used on smaller sections, secondary roofs, or dormers. Monoslope roofs are allowable consistent with the mountain modern architectural style. Flat roofs are discouraged. (amd. ord. 19-014, 11-12-2019) 2. Wood shake shingles are prohibited. 3. Roof pitches should range between four to twelve (4:12) and twelve to twelve (12:12). 4. Valleys, dormers, rain gutter, and associated roof features should be designed with consideration to retention of snow on the roof. Care should be taken to avoid ice dams and snow sliding that may damage roofing materials or landscaping and building elements below. Special consideration should be given to protecting public entries, patios, and balconies, where the weight of falling snow may damage such structures and endanger human life. F. Exterior Walls: 1. Exposed foundations under four feet (4') in height may be rubbed or finished in natural earth tone color. Walls over four feet (4') must be covered in stone, wood, or similar materials to blend with the rest of the structure and must be resistant to snow piling and water damage. (amd. ord. 17-004, 7-11-2017) 2. Building wall finishes shall include full log or log faced siding, stone (cultured or natural), wood shingles, horizontal wood board and batten siding, or other synthetic material textured to simulate natural materials that are consistent with the rustic composition architectural style as identified in subsection B of this title. Stucco, milled wallboard, brick, non-reflective metal similar material may be used in limited quantities (25% or less of any face or plane of the building) provided they are broken up with contrasting materials, colors, and textures consistent with the architectural styles identified in subsection B of this title. Reflective metal is not permitted. (amd. ord. 16-007, 12-8-2016. amd ord. 17-004, 7-11, 2017, amd. Ord. 24-011, 8-27-24). 3. Offset/Variation of Wall Planes: Building walls that are wider than fifty feet (50’) shall include offsets according to the standards of this subsection. a. Maximum distance between offsets: fifty (50’) feet. b. Minimum offset distance (measured perpendicularly to the wall plane from which the offset is taken): five feet (5’) of the actual distance between offsets from the wall plane, or from the corner of the elevation to the offset. c. Minimum Width of Offset: twelve feet (12’). d. Minimum Offset Height: i. One story buildings: Ninety five percent (95%) of the height of the wall that establishes the plane from which the offset is taken . ii. Two or more story buildings: Seventy five percent (75%) of the height of the wall that establishes the plane from which the offset is taken. e. Requirements of this section may be reduced where the Land Use Authority determines where sufficient architectural features have been incorporated into the and included into the design to break up the massive and scale of the wall. (ord. 24-015, 10-8-24) G. Colors: 1. Exterior building colors should be subdued colors found in the natural landscaping or complementary to the natural landscaping. Browns, greys, and greens are encouraged for large mass areas. Bright colors, including bright white, are not allowed for large mass areas. Trim colors of golds, reds, blues, and greens in darker shades found in or around the site are permissible as long as they blend with the overall building design and do not create a strong contrast. Buildings or building materials that stand out against the landscape because of color or light reflection are prohibited. (amd. Ord. 17004, 7-11-2017, amd. ord. 24-011, 8-27-24) a. Structures in multi-family and commercial zones shall strictly adhere to muted colors found in or complementary to the natural environment. Large mass areas shall be subdued tones of browns, greys, and greens, expressly approved by the Land Use Authority, which do not distract from the mountain village character of the Town. (ord. 24-011, 8-276-24) 2. Roof colors should resemble natural earth tone hues that blend with the surrounding landscape. Reflective materials reflective light value (LRV) exceeding thirty (30) shall not be used. Bright red, bright blue, bright green, bright white, bright cream, or similar colors that stand out from the surrounding landscape, or draw attention to the structure, shall not be used. (2010 Code amd. ord. 18-009, 9-10-2018, amd. ord. 24-014, 10-8-24) H. Windows And Doors: 1. Large glass surfaces should have features (structural or grid) that break the window up into multi-pane units. 2. Large windows and doors should be recessed and/or shaded by eaves, overhangs, decks, or similar architectural features that reduce glare and reflection. 3. Window and door frame colors shall comply with subsection G of this section. 4. Glass shall not create a mirrored finish but may be treated or coated to control solar heat gain. 5. Windows and doors should be trimmed or framed by wood, timber, wood shutters, stone or wood lintels and sills that are of a scale, color and mass that reflect styles such as the craftsman, historic mountain lodge, log cabin, or national park style architecture. I. Accessory Structures: Non-habitable accessory structures, subordinate to and located on the same lot with a primary structure, the use of which is clearly incidental to that of the main building or to the use of the land, and which is not attached by any part of a common wall or common roof to the main structure may be permitted. In addition to meeting requirements “A” through “I” of this Section, accessory structures must meet the following requirements: 1. Must have a minimum of ten feet (10’) of clearance from other structures. 2. Structure cannot be located within the setback (notwithstanding, setback exceptions that apply to the primary structure as outlined in chapter 7 of this title, in the applicable zone, also apply to accessory structures). 3. Must meet snow load requirements. 4. Required to have footings or foundation for accessory structures over 450 square feet. 5. Structures being used as a garage for vehicle storage must meet all applicable International Building Code requirements. 6. Shipping containers, intermodal containers, or railroad boxes may not be used as accessory structures. (Ord. 21-006, 05-25-21) 7. No more than three (3) accessory structures are allowed on a single lot of up to one (1) acre. Additional accessory structures may be allowed on lots larger than one acre, not to exceed two (2) accessory structures per additional acre. 8. Except for a building accessory to an agricultural use, the footprint of an accessory structure must not exceed fifty percent (50%) of the footprint of the primary structure. In no case shall an accessory structure’s footprint exceed three thousand (3,000 sq. ft.) in size. (amd. ord. 24-014, 10-8-24) 9. Maximum height of accessory structures shall be limited as follows: a. Size Of Accessory Structure Maximum Structure Height 0 - 200 sq. ft. 15’ 201 - 400 sq. ft. 19’ 401 - 1,000 sq. ft. 24’ 1,001 - 1,500 sq. ft. 27’ >1,501 sq. ft. As determined by the Land Use Authority and not to exceed 32’. (ord. 15-018, 12-8-2015 amd. ord. 17-004, 7-11-2017, amd. ord. 24-014, 10-8-24) b. If the proposed accessory structure sits at a lower elevation than the primary structure, an addition of one foot (1’) of height may be allowed for each one foot (1’) of elevation difference up to five feet (5’) of additional height following a determination of the Land Use Authority that the height of the accessory structure does not conflict with the Town’s General Plan or detract from the intended character of the zone. (ord. 17-006, 8-8-2017, amd. ord. 24-014, 10-8-24) c. Under no circumstances shall an accessory structure exceed eighty percent (80%) of the height of the primary structure. (ord. 17-006, 8-8-2017).