MOUNTAIN SITE DESIGN CRITERIAMOUNTAIN SITE DESIGN CRITERIATo achieve excellent project design, the criterion which apply to a site will be evaluated on two levels.
Criterion shown in bold and blue print are essential to the achievement of excellent project design in the mountains. Criterion in regular type can be applied with a greater degree of flexibility when tradeoffs among conflicting design values are necessary.
The purpose of this criteria is to assist and encourage landowners and their designers in creating high quality development which respects the environment and to encourage creative and flexible approaches to site design. By using the criteria listed below, it is anticipated that more sensitive development will occur. Developers who comply with these criteria should be awarded increased density. The density gained under excellent design can range from the number of units allowed for standard design up to the maximum number of units under excellent design, depending upon the degree of excellence achieved.
The dramatic beauty of the surrounding natural landscape is a major asset in the mountains. Scenic or high quality elements of the natural landscape need to be maintained or enhanced, while unattractive areas should be rehabilitated or enhanced. All development should be integrated, through location and design, with the existing natural character.
Visual quality of an area is the impression created by the landforms, vegetation, color, adjacent scenery, scarcity or uniqueness, and cultural modifications within the view of a site. Generally, the more visual variety in a landscape, the more aesthetically pleasing. Variety without harmony, however, is unattractive, particularly in terms of alterations (cultural modifications) made without care.
The views seen from major transportation corridors can have a great impact in the mountain areas. The large numbers of viewers make these corridors very important in establishing a positive image to visitors and residents alike.
Wildlife and unique vegetation are aesthetic, economic and environmental assets to Jefferson County. They contribute to the physical and psychological well-being of the residents and are a major part of the quality of life in the County. They contribute to the County's economy by providing and enhancing recreational activities, such as hunting, fishing, camping, hiking, etc. They are valuable indicators of environmental quality because they are sensitive to change, especially environmental deterioration.
The relationship between vegetation, animals, and human activities needs to be respected and consciously protected. During the initial development, site preparation and construction stages of projects, the potential for adverse impact on plants and changes in unique plant-life and wildlife patterns are most likely to occur. The adverse impacts are often far-reaching and complex.
The varying characteristics of individual sites will determine which of the following criteria may be applicable. In some cases, all of the criteria may be applicable, while in others, only some may apply.
1. Maximize views of significant features on and off site as amenities of site design.
2. Structures should be placed to avoid obscuring significant public views.
1. Naturally occurring wet meadows are scarce and should not be disturbed.
2. In areas where very little natural buffering occurs, e.g., treeless clearings, place site development into the vegetation along the edge of the open area. Encroachment into open areas or clearings at the edges may occur only if additional features are provided, i.e., vegetation which enhances the existing buffering.
Buildings or other structures should be located to avoid a dominant silhouette on the top of the ridge. The ridgeline silhouette should be composed predominantly of trees and landforms. (Inside mapped Visual Resource areas (see maps), this criterion should be applied as an essential element in the achievement of excellent project design.)
1. Maintain site features in their natural state or enhance all significant features on a site:
a. Maintain and/or enhance streams and wetlands.
b. Maintain and/or enhance other significant features, e.g., ponds, major rock outcroppings and unique vegetation.
II. Site ImprovementsMan-made features should not be the dominant features in the landscape, but should blend with the surrounding environment. Cultural modifications should be integrated into the landscape to minimize visual scars and erosion and to create an impression that the new use "belongs" on the site.
1. Soften or interrupt views from off-site to developed areas onsite, e.g., buildings, parking areas, roads, by the use of landforms, rocks, or vegetation.
1. Between two adjacent areas of different uses, provide a clear transition from one use to the other, and provide a buffer between incompatible uses if appropriate.
2. Where two projects of the same use abut, use similar density or intensity at the common edges or other mitigating techniques.
1. Landscape projects sufficiently to enhance the aesthetics and functional qualities of the site and project.
2. Maximize the use of existing vegetation and natural landforms wherever possible.
3. Introduced landscaping should consist primarily of native or naturalized materials, placed in groups that emulate the natural environment. Select and group plants to minimize consumption of irrigation water.
1. Design site development to minimize disturbances (cut, fill, tree clearing) caused by the introduction of roads, buildings, and other structures.
2. Revegetate or enhance all earth disturbances regardless of magnitude (e.g., road cuts, building cuts, graded areas) with staining and/or planting with native or naturalized materials within one growing season.
3. Roll regraded slopes back into the surrounding topography to a grade that, when revegetated, will be stable and look natural.
4. Retain drainageways and storm water detention areas in their natural state, or emulate the natural environment, whenever possible.
The relationship between structures and the surrounding landscape is extremely important. This relationship can be defined in terms of scale, form, massing, orientation, and materials.
The perceived mass of structures and their overall form should convey a small town/village image that provides visual variety and a welcome to the passers-by.
Building materials should reflect the character and image of the community as well, emphasizing natural looking materials.
The placement of structures should not be dictated by roads and parking, which can create a "strip" development pattern, but by landforms and vegetation, views, and implementation of the village concept.
Historic sites and structures should be protected and preserved. Development around such sites should adhere to the character of the historic element.
Roofs and other architectural components should blend with the landscape.
Service and accessory uses are often afterthoughts in a project. Because these elements are especially important to pedestrian views, they need similar architectural treatment to the primary structure.
1. Orient buildings for maximum solar exposure and to capitalize on primary views.
2. Group and design buildings to ensure privacy among units.
1. Design and site buildings to:
a. Be in proportion to the size of the lot, to the surrounding landform and vegetation, to existing buildings and to the intended user, rather than appearing monumental in scale.
b. Be placed sensitively within a site, rather than to dominate or overpower a site. Integrate buildings into the site through the use of landscaping, earthwork, or natural materials.
c. Utilize an architectural design emphasizing natural materials, light, shadow, depth, and texture in all exterior building surfaces. Vary facades and roofs to minimize large expanses of flat planes.
d. Minimize exposed building foundations. Screen all mechanical equipment including rooftop, with materials similar to or compatible with the building facade.
e. Within a project, incorporate a unified scheme for buildings, design, style, and complementary materials.
f. Work with the topography, vegetation and views.
1. New development should complement the historical and unique character of the area. Design new development to harmonize with and complement the character of the area in mass, scale, design and materials.
IV. Infrastructure ImprovementsInfrastructure improvements should not detract from the careful planning efforts taken elsewhere on the site for the primary uses.
1. Install utilities in a manner that will minimize visible structures, power poles, overhead powerlines, tree removal, and other site disturbances. Landscape materials should blend with existing natural materials.
1. Construct and locate roads in a manner that will blend with the topography and minimize visual disruption of the landscape.
2. Coordinate circulation to allow access among projects, and to limit the number of access points to collector and higher volume roads.
3. Design circulation systems to minimize non-neighborhood vehicular trips in residential areas.
1. Buffer parking lots with landforms, vegetation, or buildings.
2. Design parking lots to work with the terrain, minimizing grading, hillside excavation, and/or fill.
3. Limit large, uninterrupted expanses of parking areas by incorporating landscaping, utilizing building placement, landform, or other techniques.
1. Provide pedestrian trails to connect residential areas to adjacent commercial and open space uses. Provide connections within and between commercial and residential projects.
Accessory uses should not detract from the valuable visual attributes of the area.
1. Light sites only to provide for safety and security, and to highlight architectural and landscape features. Eliminate unnecessary lighting and the spread of light/glare off-site.
1. Design signs to be of a scale and character that is compatible with the development and surrounding environment, emphasizing natural materials.
2. Use only wall mounted, under canopy, or monument style signs. Integrate monument signs into the landscape with vegetation, or into the architecture of the buildings.
1. Avoid perimeter fences except as needed for livestock.
2. Use privacy (opaque) fences only to provide private areas immediately around buildings or for noise attenuation.
3. Use fences and walls constructed with natural materials, e.g., wood or stone.
1. Screen exterior storage, loading, and service areas from public view.
1. Screen satellite dishes from off-site view, or select design and color that will blend with the surrounding environment.
2. Screen propane tanks and trash containers from adjacent off-site views.
1. Encroach upon critical wildlife habitat only if the remaining habitat is enhanced so that the gross carrying capacity of the site is maintained or enhanced.
2. Maintain wildlife movement corridors in a size, location, and character that will encourage their continued use.
3. Preserve or enhance ecosystems adjacent to or within streams, wetlands, bodies of water, and other riparian habitats.
Development within view from public places and more heavily populated residential areas should have a higher level of compliance with these criteria except when the development is screened from view.
1. All "bold and italicized" criterion in the Mountain Site Design Criteria should be applied to nonresidential site design.
2. Nonresidential developments should emphasize clusters of smaller buildings or be designed to have that appearance.
3. Avoid developments that are strictly road-oriented, strip-style design.
4. Provide pedestrian amenities such as plazas and street furniture.
5. Provide a buffer to adjacent residential development of sufficient design to ensure sensory impacts do not exceed residential levels. The size and density of the buffer can vary depending on the quality of the site design, based on the design's ability to mitigate sensory impacts; i.e., higher quality site design can earn a reduction in the size and density of the buffer.
6. Use pitched roofs or a design solution that prevents the appearance of large areas of flat roofs.