Bluff council adopts building code ordinance and master fee schedule; new permit forms to be issued

The Bluff Town Council unanimously adopted amendments to Bluff's master fee schedule and approved an ordinance establishing Bluff Building Regulations (Title 9) at its April 1, 2025 regular meeting. Council also reviewed new building-permit, land-use and site-review application drafts and directed staff to publish final, fillable versions.

The measures, introduced during a combined discussion of fees and the ordinance, codify how the town will apply the Utah building code, set permit time limits and describe when demolition and other permits are required. Erin Nelson, town manager, and staff members Kristen Bushnell and Corey Coleman led the presentation and answered council questions.

Why it matters: The ordinance and fee schedule set the administrative rules for building in Bluff, define permit timelines and clarify exemptions that mirror the Utah Code. They will affect remodeling, demolition, new construction and land-use review and establish how Bluff's new building department will operate.

Key council actions and provisions

- Permit timelines and abandonment: Approved permits will be vested for one year to begin work. Once work has commenced, a period of six months without "substantial work," as determined by the building official, will render a permit null and void for project abandonment. The council discussed but did not attempt to codify an exhaustive definition of "substantial work," leaving the determination to the building official's discretion.

- Enforcement and penalties: The ordinance clarifies that the building official will identify code violations and advise on compliance. Council accepted staff's recommendation that a separate enforcement body (for example legal counsel or an enforcement partner) should assess civil penalties or fines rather than the building official acting unilaterally.

- Right of entry and stop-work authority: The code strengthens limits on right of entry (only during construction or upon permit application) and confirms standard stop-work/red-tag authority for the building official.

- Fees and refunds: Building permit fees will be nonrefundable and nontransferable except for administrative error or overpayment. The master fee schedule separates residential and commercial valuation approaches; commercial valuation follows a tiered project-valuation system while staff recommended retaining a simplified system for most residential projects to avoid excessive fees on smaller jobs.

- Residential solar and inspections: Council discussed incentives for residential solar and agreed to keep the residential solar permit intentionally low (a $100 flat fee was discussed) with additional charges for extra inspections (noted as $65 per inspection in staff examples). Commercial solar projects will be assessed under the project valuation system.

- Certificates of occupancy and exemptions: Staff will phase issuance of certificates of occupancy, prioritizing new construction and issuing certificates to others as repairs are completed. Exemptions to permitting will mirror Utah code; staff will publish a one-page reference for the public.

- Land-use clearances and conditional uses: Council kept a land-use clearance fee (staff suggested $200) and discussed exempting certain small residential projects; it was agreed staff would prepare public-facing guidance on when clearances are required.

Administrative next steps

Staff said it will (1) finalize the ordinance and master fee schedule with the council's agreed edits, (2) publish fillable building permit, land-use and site-review application forms on the town website, and (3) produce a printable public posting and a one-page exemptions reference tied to Utah code. Erin Nelson said the cleaned, post-adoption materials should be posted promptly and that staff will prepare a final printed layout that meets legal-notice posting requirements.

Council vote

The council voted unanimously to adopt the amendments to the master fee schedule and to adopt Title 9, Bluff Building Regulations, as discussed. The votes were recorded on April 1, 2025.

What remained open

Council members requested that staff: add language clarifying the process when applicants communicate delays or extenuating circumstances (so the building official can track ongoing activity); keep residential exceptions clear and simple; and ensure public notices meet state posting rules (12-point minimum font for legal notices). Staff also flagged that plan-review hourly work will be billed separately where required and that the town currently accepts checks and money orders; electronic payments will be evaluated.

Ending note: Staff emphasized the documents are designed to align with state code and to create an accessible administrative permitting path for Bluff residents while allowing the town discretion to prevent blight.