Bluff planners propose tiered scheme for regulating solar and wind projects

The Bluff Planning and Zoning Commission discussed a proposed renewable‑energy ordinance that would categorize projects by size and apply different permitting rules and documentation requirements to each tier.

Commissioners said the proposal sets four size categories — level 0 through level 3 — to distinguish small residential installations from utility‑scale projects and to guide where projects would be permitted, allowed by conditional use, or prohibited. The commission also flagged state and federal technical requirements, utility interconnection rules and local density limits for further research.

The level system is designed to measure the project footprint rather than the whole parcel. "We created a level 0, which as you see is less than 2 acres, and then level 1 is 2 to 4 acres," said Malia Collins, who led the presentation and shared the draft tables. "Level 2, 4 acres to 20 acres, and then level 3, anything larger than 20 acres." Collins said level 3 would cover large‑scale solar and wind and would require a formal application and approval by the town.

Commissioners discussed how the tiers would interact with zoning. Planning staff proposed that larger projects in residential zones be prohibited and that many agricultural and commercial locations would require conditional use approval. "Anything larger than 4 acres in residential is prohibited because we want to keep our residential areas residential," Collins said. Commissioners raised the idea of using a density cap in agricultural zones — for example, limiting the percentage of a parcel that can be converted to energy production — so farmland retains some of its intended use.

Lou Anne Huck, representing the Town Council in attendance, noted current utility interconnection practice: rooftop or yard systems often are sized to a household's use. "When you put in solar, it goes against what you use. So you can't put in more than what you use," Huck said, referencing limits set by the local utility she cited as Rocky Mountain Power.

Commissioners flagged documentation and technical studies that applicants should provide. The draft table calls for building permits for all installations because of the electrical work, possible land‑use control (LUC) review for site impacts, and a scaled approach to applications and site plans. Collins said glare studies for solar (to address reflected light) and view‑shed studies for visual impacts would apply in tighter settings; for large projects, federal and state requirements — such as bird impact studies and noise or flicker studies for wind — will drive many specific studies. "I think what I would suggest is: you must meet all federal and state regulations," Marcia Havenfeld, acting chair, said, adding that many of those technical studies are driven by federal review for large projects.

Commissioners asked staff to research how other jurisdictions handle density caps and to return with examples and recommended language. Brian (surname not specified) said he would continue researching size comparisons and examples from other local projects, citing projects he found in his searches as large as several hundred acres. Collins and Amanda (absent) said they will meet again to refine definitions and documentation lists and to incorporate commission feedback.

Next steps: staff will research density and examples from other counties, confirm current Rocky Mountain Power interconnection and net‑metering practice, and draft ordinance language that ties permit requirements and documentation to the proposed level system.

The renewable‑energy discussion closed without a formal vote; commissioners moved to the committee's next agenda item.