Bluff leaders narrow 2026 priorities around zoning-code rewrite, housing and enforcement

Bluff's town council and Planning & Zoning commission used a Feb. 19 joint work session to align on a set of 2026 priorities centered on a comprehensive zoning-code review, measures to expand in-town housing options and clearer enforcement procedures. The session, convened by Chair Malia Collins, produced no formal votes but set work-plan expectations and follow-up steps.

Josh Ewing of the town council outlined council priorities that intersect with land use, placing housing first as a shared concern. “One of our top goals was housing, like, the housing mix and availability in our town,” Ewing said, urging a working group that could include commissioners and residents to identify barriers and develop a housing plan. Commissioners and staff discussed options such as encouraging infill development, rethinking lot-size rules and whether to create multiple residential zone categories rather than keeping a single residential classification.

Commissioners flagged the code update prepared by a town building-department staffer, identified in the discussion as Kristen, for a focused review. Commissioners and staff agreed to separate building-department technical items from matters requiring a policy-level P&Z recommendation and to plan a public-comment process should the code be opened more widely. A planning staff member cautioned that any revision to definitions—such as the accessory-dwelling-unit (ADU) definition—should be reconciled with state rules.

The group also prioritized enforcement: commissioners and council members described recurring problems—unpermitted construction, neighbor disputes and animal complaints—and the need for consistent, proportional consequences and clearer reporting channels. Council members emphasized that enforcement must be workable given current staff capacity and municipal-code constraints; commissioners said they would identify where ordinances are vague and propose edits the town could realistically implement.

As immediate next steps, council asked Planning & Zoning to refine a short list of three to five priorities for 2026, provide budget estimates for professional development related to housing and zoning, and review the building-department code edits in a dedicated meeting before broader public engagement. The joint session set a follow-up timeline with a meeting on March 5 to finalize goals for presentation to council.