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Bluff planning commissioners split on WUI overlay, agree to present two map options to Town Council
Summary
After extended debate about whether to add a local overlay to the state's wildfire interface map, the Bluff Planning & Zoning Commission voted unanimously to deliver both the state-derived map and an alternative overlay, with a written presentation of pros and cons, to the Town Council.
The Bluff Planning & Zoning Commission debated for more than an hour whether to expand the town’s wildfire-urban-interface (WUI) overlay before deciding to forward two versions of the map to the Town Council.
Malia Collins, chair, opened the item by describing the process: the commission would adopt a map recommendation for council review but the state would make the final determination. Commissioners split over whether to include a blue “blob” that would extend Level 5 protections into built areas near Calf Canyon Road and Twin Rocks. One commissioner argued, “if you’re a 5, you’re a,” saying she would prefer to include only areas already at Level 5; another pushed to include the nearby fours because proximity to existing homes creates a buffer effect and could reduce risk to neighboring properties.
Debate focused on what inclusion would mean in practice. Commissioners repeatedly emphasized that any stricter requirements tied to the WUI would apply only to new construction: “It’s not a retrofit,” Collins said; “It’s just for new builds moving forward.” Several commissioners questioned the map’s technical basis, noting the state’s smoothed scores combine layers such as damage potential and structure-exposure. One commissioner noted that when clicking through state layers, some metrics show Bluff as low risk for certain measures and higher on others, which complicated a consistent local stance.
After an initial motion to recommend adopting only the state’s Level‑5 areas failed for lack of support, the commission approved a motion to present both the DNR/state map and an alternative that adds the blue overlay, accompanied by a two‑paragraph written presentation explaining pros and cons and the commission’s inability to reach consensus. The motion passed unanimously. Commissioners agreed two paragraphs from each side should be drafted quickly so the presentation can be included in the Town Council packet; the commission set a target to complete edits by Monday so council staff can include the material before Tuesday’s council discussion.
Next steps: the commission will compile a short written presentation outlining both maps and the arguments for and against the overlay; the Town Council will review the materials and the state will make the final determination about whether areas become Level 5 for code purposes.
