Bluff planning commission asks San Juan County to review Turquoise building permit, engineering and enforcement concerns

The Town of Bluff Planning and Zoning Commission on Feb. 6 asked San Juan County to clarify technical requirements and enforcement steps related to ongoing renovations at the Turquoise building, a former gas station on Main Street.

The commission voted 4‑0 to send a five‑point request to the county that (1) defers fee and penalty determinations to county policy, (2) reconfirms that a land‑use clearance is not required for this remodel because the scope is under 2,000 square feet, (3) asks the county to confirm that a county building permit is required and that certain electrical work must be overseen by a licensed master electrician, (4) requests guidance on whether cosmetic work may continue while the county requires an engineer’s letter or whether a formal cease‑and‑desist is necessary, and (5) asks whether the exterior awning beam and certain roof or wall repairs must be addressed before a Certificate of Occupancy.

“San Juan County has asked for an engineer’s letter about the roof, concrete walls and the large front beam,” said Amanda Podmore, chair of the Planning and Zoning Commission. “We are deferring to the county’s building officials on technical standards and on any fee or penalty determinations.”

County building staff had told the commission that a building permit submission was on file but not approved because the county inspector requested an engineer’s review and additional documentation. The county also raised the question of whether permit fees should be increased because significant work occurred before a permit was submitted. Commissioners agreed that fee policy is a county matter while the commission’s primary role is to confirm whether a land‑use clearance was required; they reaffirmed the prior planning determination that the renovation did not trigger a land‑use clearance.

Contractor Sam Weldon told the commission that licensed tradespeople are lined up for the project: electrical work with Clarence Stache/Red Red Mechanical and HVAC design by Mike McDonald. Weldon said cosmetic tile work continued but that contractors had paused other work while the county reviewed the permit application.

Commissioners and staff noted the county uses the 2018 International Code family for building and mechanical standards and urged the county to apply its established engineering and inspection rules. The planning commission’s motion instructed staff to send the county the five‑point list by email and to copy the property owner and contractor. The motion was made, seconded and approved by voice vote.

Clarifying details from the meeting included the county’s three specific engineering concerns: (1) recent roof work, (2) concrete walls where inspectors reportedly could see light through cracks or voids, and (3) the large wooden awning beam that shows water damage. Commission members said these items should be resolved through the county’s engineer review before final sign‑off.

The commission emphasized that its goal is compliance and public safety and that technical determinations, inspections and any penalties belong with San Juan County as the current building department for Bluff.

The commission will copy the county and the owner when it transmits its request and will await the county’s direction on fees, engineering letters and whether additional enforcement action is necessary.