Commission forwards positive recommendation to allow white metal siding on Wildaway dressage facility, asks staff to limit reflectivity

The Snyderville Basin Planning Commission on Tuesday voted to forward a positive recommendation to the Summit County community development director to permit white vertical metal siding on a previously approved dressage facility at 7664 North Wildaway Road, with a condition that staff determine acceptable reflectivity limits.

Patrick Putt, community development director, told commissioners the request is a low‑impact permit to amend an exhibit attached to the conditional use permit (CUP) approved on appeal by the county council in April 2021. "The only change that's being requested is the siding material," Putt said, noting the building remains the same size, design and location and that the proposed metal siding falls within the county's range of permitted materials.

Applicant Val Geis described a multi‑year process and urged the commission to allow the change so construction can be completed this summer. "I've literally been homeless waiting to build this," Geis said, and she cited maintenance and fire‑safety concerns with stucco and an estimated stucco cost of more than $200,000 for the barn. Geis said the proposed Nucor steel panels in "polar white" are a muted, non‑fluorescent white and that from public vantage points the siding will appear consistent with nearby white‑and‑black houses.

A nearby neighbor, Janelle Twicinski, objected and reminded the commission that the package of site plan, building design and materials is set out in the council's findings of fact (dated 04/21/2021) and Exhibit A. Twicinski cited Summit County architectural regulations (10‑4‑19(b) and 10‑4‑19(e)) that discourage single‑treatment walls and require predominant tones drawn from warm, earthy or muted natural colors. "To issue a variance now is a step backwards," she said, urging the commission to "vote with the code."

Commissioners debated reflectivity, precedent and the legal history. Several members said color alone was not a condition of the council decision and noted that the CUP remains valid; others asked staff to confirm reflectivity properties and to treat reflectivity as a limiting condition if materials are approved. Commissioner (speaker 4) moved to forward a positive recommendation to the community development director "subject to reflectivity to be determined by staff." The motion was seconded and passed with one abstention recorded by Commissioner Thomas (speaker 2), who said he had reservations and cited process concerns.

Putt, as the final land‑use authority for a low‑impact permit, will make the ultimate decision, taking into account the commission's recommendation and any conditions established by staff regarding reflectivity and material treatment.