Bluff planners continue revisions to RV ordinance; no final vote

Bluff, UT — Commissioners of the Bluff Planning & Zoning Commission spent the Dec. 18 meeting working through detailed edits to a draft ordinance that would govern recreational vehicles (RVs), mobile homes and RV parks in town. Chair Amanda Podmore led line‑by‑line review of definitions, the use table, nonconforming‑lot rules and standards for parks, but the body did not vote on the ordinance.

Why it matters: The draft touches on how people may use RVs for long‑term housing, what standards parks must meet, and how existing (nonconforming) lots or parks are treated when ownership changes — matters that affect housing options, public health rules for wastewater, and property owners’ rights.

Key outcomes and outstanding issues

- Definitions and table labeling: Commissioners added a definition of “long‑term residence” (occupancy of more than 30 consecutive days) and agreed to label the permissions chart as “Table A: Allowed RV, mobile home and RV park uses by zone.”

- Lot sizes and parity with residential rules: The commission identified and corrected a discrepancy in the draft chart that had suggested different lot‑size standards for RVs than for single dwellings. Commissioners agreed to change the table so that long‑term RV or mobile‑home use in residential zones aligns with the town’s residential standard of one dwelling per half acre.

- Use on nonconforming lots: The draft states, without attribution, “RVs may be used as long‑term housing on nonconforming lots as long as they meet all requirements of the zoning code and Table A.” Commissioners debated whether that language is a nonconforming use or a conforming use on a nonconforming lot and asked staff to ensure the draft references the correct code sections (for example, existing nonconforming‑use language in section 6.01.0.03).

- Nonconforming parks and transfers: Commissioners disagreed on whether existing nonconforming RV/mobile‑home parks should “run with the land” (transfer with ownership) or require upgrades when ownership changes. Several members said the question needs legal review because it could require existing owners to make changes on a sale and could affect long‑established parks.

- Utilities, wastewater and health standards: The commission emphasized that any development on small or nonconforming lots must meet septic and wastewater rules; members noted that tiny lots may lack space for a conventional leach field and that health and safety requirements must be preserved.

- Public open space and site standards: Commissioners debated whether to require RV parks to provide public open space. Some favored a minimal open‑space expectation consistent with the town’s general plan; others worried about vagueness and enforcement. The draft’s requirement for access to utility connections was retained, while the word “foundations” was removed as overly prescriptive.

What was decided next: No ordinance vote was taken. Commissioners flagged several drafting items for follow‑up: cross‑checks with the town’s existing code, legal review of nonconforming‑park transfer language, and circulation of a red‑lined draft (staff will email the revised text and the commission will review it before the next meeting).

Supporting quotes and on‑the‑record notes

Chair Amanda Podmore (for the record) opened the public‑comment item and led the ordinance review; commissioners repeatedly returned the draft language to ‘‘Table A’’ and to the town code reference. The draft language under discussion states, “RVs may be used as long‑term housing on nonconforming lots as long as they meet all requirements of the zoning code and Table A.”

Next steps: Staff will circulate the red‑lined ordinance and commissioners asked legal counsel and the town’s planner to verify references to existing code sections before placing the ordinance for another discussion or vote.

The commission’s next business includes continued RV ordinance edits and routine items scheduled for early 2025.