Bluff planners flag inconsistency in tiny-home and RV language; schedule work session

Commissioners at the Bluff Planning and Zoning meeting agreed Thursday to take a closer look at the town’s zoning code after a resident and several commissioners flagged wording that could restrict where tiny homes and RVs may be used as dwellings.

Steven Reel, a Bluff resident who spoke during public comment, asked the commission to clarify section 6.4.0.1 after noting what he called a contradiction: subsection (a) lists mobile homes, modular homes and tiny houses among permitted primary or accessory dwellings where dwellings are allowed, while subsection (b) appears to limit recreational vehicles and tiny houses on wheels to authorized RV or mobile-home parks. “In my interpretation, the 1st section suggests they can be placed in any residential zone, and the 2nd section suggests it has to be in an RV or mobile-home park,” Reel said.

Commissioners agreed the language was confusing. Commissioner Brian Whitney said the code as written seemed to draw an unnecessary distinction. “I think this is written incorrectly,” Whitney said, arguing the town should not create a rule that could prevent suitably equipped tiny homes on wheels from serving as primary residences when utilities and permitting are provided.

Other commissioners urged caution to ensure Bluff’s code remains compliant with state law, particularly recent changes expanding accessory dwelling unit (ADU) options. Commissioners emphasized the need to balance flexibility for affordable housing with standards for permanent hookups and utility connections.

The commission concluded the topic would be better handled in a dedicated work session where staff and commissioners can reconcile definitions, review comparable towns’ ordinances, check state-code requirements, and draft clearer, simplified language. No formal changes to the code were adopted at the meeting; the matter will return for detailed review.