Bluff P&Z seeks to clarify tiny-home rules, lays out four-part zoning code cleanup and plans August open house

Bluff Planning & Zoning commissioners on June 18 reviewed historical zoning decisions and began a coordinated effort to update the town’s zoning code, emphasizing a need to clarify language around tiny homes and to avoid development patterns that would alter the town’s character.

Chair Malia Collins explained the original rationale for commercial zoning: parcels west of Cottonwood Wash were zoned by highway adjacency; C-2 zoning on the north side of the highway anticipated a "Main Street" along Black Locust Avenue; C-3 parcels on the south side were intended to limit residential impacts. Collins noted only one parcel is zoned C-1 and suggested the commission could consider simplifying categories by combining C-1 and C-2.

The meeting returned to a public comment from June 4 by Stephen Reale concerning tiny-home placement. Collins contrasted Zoning Code 6.40.10 Sections A and B, saying Section A treats Tiny Houses more like primary dwellings and permits them "use by right as a primary dwelling," while Section B mixes provisions for tiny houses on wheels and for tiny houses, producing ambiguity. Collins recommended interpreting the code to allow the use described by Reale under Section A; commissioners agreed the text needs cleanup.

Commissioner Anne Brown emphasized using the town's historical intent to guide revisions and cautioned against overdevelopment, citing Springdale, Utah, as an example of dense commercial growth that contrasts with Bluff's character. Brown said she would favor making tiny homes permanent if they were formerly on wheels.

The commission outlined a four-part action plan: (1) review existing zones (locations, permitted uses, setbacks, density and boundaries); (2) identify errors and required legislative updates such as accessory dwelling unit (ADU) changes and Wildland Urban Interface (WUI) requirements; (3) evaluate application processes, site-plan requirements and enforcement criteria; and (4) update or clarify definitions after the prior steps. Collins proposed hosting a public open house around August to gather community feedback prior to major ordinance edits.

Items noted for the next agenda included a sign permit for Sweetwater Market, P&Z applicant recommendation to Town Council, and commencing formal edits to the zoning code. The commission adjourned at 6:47 p.m.