Bluff draft RV ordinance aims to limit de facto RV parks and align mobile/modular housing with dwelling standards

Town attorney Chris Fagnon told Bluff planners and council members that the town’s draft RV ordinance should be folded into the land‑use code and aligned with existing nonconforming‑use rules. He said mobile homes and modular homes should generally follow the same density and setback standards as stick‑built dwellings, while recreational vehicles (RVs) should be treated differently when they function as short‑term lodging or are merely stored.

"I tend to view a tiny house on wheels as much more like an RV because they tend to be short term," Fagnon said, while also noting tiny homes and RVs could be allowed within RV parks and mobile‑home parks with explicit rules distinguishing short‑term from permanent use.

Commissioners raised questions about density: why a residential parcel might allow one RV or tiny home per acre while allowing more mobile homes under the town’s dimensional standards. Staff clarified the intent is to avoid creating de facto RV parks inside residential neighborhoods; two or more occupied RVs on a lot could trigger an RV‑park classification under the draft rules.

Fagnon recommended site‑plan review for new RV parks to ensure health and safety standards (septic, spacing, infrastructure) and suggested the ordinance explicitly align nonconforming‑RV‑park rules with the town’s general nonconforming‑use provisions so existing parks are treated consistently.

Planning staff asked the attorney to refine definitions and a zoning‑matrix of allowed districts; commissioners asked for a draft ready for a Dec. 4 Planning & Zoning vote to recommend to council.

Next steps: staff to revise definitions, zoning-allowance matrix and nonconforming‑use language and provide a draft for the Dec. 4 meeting.