There shall be no clear-cut openings, and a well-distributed stand of trees and other vegetation, including existing ground cover, shall be maintained. Existing vegetation less than three feet in height and other ground cover shall not be removed except to provide for a footpath or other permitted uses. Pruning of tree branches on the bottom third of trees is permitted. Fields which have reverted primarily to shrubs, trees or other woody vegetation shall be regulated under the provisions of this section. Cleared openings legally in existence on the effective date of these regulations may be maintained but shall not be enlarged.

There shall be no timber harvesting within the buffer area except to remove safety hazards. When removal of storm-damaged, diseased, unsafe or dead trees results in the creation of cleared openings, these openings shall be replanted with native tree species unless existing new tree growth is present. Prior to cutting of diseased or damaged trees, a determination about the conditions of such trees shall be made by the Zoning Enforcement Officer upon review of a letter stating the necessity of such action submitted to the Zoning Enforcement Officer by a public or consulting forester.

In no event shall an opening be cleared for development, including but not limited to surface regrading, stormwater drainage structures, construction of retention walls, construction of principal or accessory structures, driveway construction, sewage disposal areas, and lawns and gardens.

A footpath not to exceed five feet in width is permitted provided that a cleared line of sight to the water through the buffer strip is not created.

Stairs or similar structures may be allowed with a permit from the Zoning Enforcement Officer to provide shoreline access in areas of steep slopes or unstable soils, provided that the structure is limited to a maximum of five feet in width and does not extend below or over the high tide line of the Connecticut River or its tributaries or the upland edge of a wetland and the applicant demonstrates that no reasonable access alternative exists on the property.

A vegetated buffer shall not be required for areas within the Conservation District which have been mapped and designated by the Planning and Zoning Commission as "developed areas." In such developed areas, property owners are encouraged, where feasible, to maintain a vegetated area of trees and shrubs immediately adjacent to the water to avoid erosion and enhance the scenic quality of the river scene. For purposes of this section, a developed area is an area adjacent to the Connecticut River or its tributaries and associated wetlands within the fifty-foot area immediately landward of the high tide line, as defined in Connecticut General Statutes § 22a-359(c), which has been developed in the sense of being armored through the use of bulkheads, riprap or other structural stabilization methods or materials. The fifty-foot buffer area may also be considered as "developed" if clearing or construction activities such as paving have occurred in such a manner so as to make the retention or replacement of vegetation within said fifty-foot area impractical, infeasible or undesirable. Every portion of the buffer area shall be considered on its own merits, even within the confines of a single lot or parcel. If only a part of the buffer has been developed, the vegetated buffer shall be required for the remaining undeveloped part. For purposes of this definition, an existing lawn shall be considered as a developed area.

Proposed site development shall maintain the essential natural characteristics of the site, such as major landforms, natural vegetative and wildlife communities, hydrologic features, scenic qualities and open space that contributes to a sense of place.

Structures shall be adapted to the existing terrain, rather than altering the earth form to create a platformed development site.

Structures located above the crest of hillsides facing the river shall be held back from the crest of the hill to maintain a clear sense of the hillside brow in its natural condition.

Vertical architecture elements shall not be overemphasized in a manner which disrupts the natural silhouette of the hillside. Structures shall be designed so that the slope angle of the roof pitch is generally at or below the angle of the natural hillside or manufactured slope.

Building forms shall be scaled to the particular environmental setting to avoid excessively massive forms that fail to enhance the hillside character. Massing of structural elements such as large roof areas shall be broken up to approximate natural slopes.

Rooflines shall relate to the slope and topography. Rooftop treatment shall be designed to avoid monotony of materials, forms and colors. Dark-colored roof treatments, which reduce visual impact of the structure on the landscape, are preferred.

Site design shall preserve the existing natural landscape where possible and include new landscaping which is compatible with existing natural vegetation and the scenic character of the area and increases visual buffering between the building and the river or its tributaries within the Conservation District.

Development shall be located so as to minimize disturbance of sensitive areas. The smallest practical area of land should be exposed at any one time during development and the length of exposure should be kept to the shortest practical time. Disturbed areas shall be replanted with trees, shrubs and ground cover which are compatible with existing vegetation.

Site grading shall avoid straight and unnatural slope faces. Cut and fill slopes shall have curved configurations to reflect as closely as possible the forms and shapes of surrounding topography. At intersections of manufactured and natural slopes, abrupt angular intersections should be avoided and contours should be curved to blend with the natural slope.

Proposed structures and site work have been designed to fit the hillside rather than altering the hillside to fit the structure and site design.

Disturbance to existing topographic forms is minimized and proposed grading and excavation will not result in soil erosion and silting of lower slopes.

The proposed development retains or enhances the visual character of the site and the area by utilizing proper structural scale and character, varied architectural treatments and appropriate plant material to buffer the mass of the building from the river or its tributaries in the Conservation District.

The proposed design preserves or enhances significant natural features and maintains or restores the natural and traditional character of the river scene.