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Bluffton staff push amendments to wetland rules after public questions about buffers and waivers
Summary
Town staff proposed revisions to the unified development ordinance’s wetland sections to add clearer procedures, a town wetland map and standards for jurisdictional determinations; public commenters asked for objective waiver criteria and limits on administrative discretion.
Town planning staff presented proposed amendments to Bluffton’s unified development ordinance (UDO) aimed at clarifying wetland protections, waiver procedures and who can certify delineations.
Mandrea, the staff presenter, explained that the town’s interim wetland ordinance was always intended to be superseded by a comprehensive update informed by consultant work and public comment. The proposed revisions add references to a new town wetland-mapping tool, tighten language on allowed activities in wetlands, require documentation for exemptions and add clarifying definitions including a revised wetland-delineation standard.
Mandrea emphasized that the 50-foot wetland buffer is imposed townwide and said staff oppose a buffer that stops at the property line because that could encourage subdivision to avoid buffers. "The wetlands don't know jurisdictional boundaries just like they don't know property lines," Mandrea said, explaining the rationale for townwide buffers. The staff recommendation also asks that UDO administrators record waiver decisions in writing and use a draft waiver-policy document to guide discretion.
Speakers during public comment and at the planning-commission review pressed for objective, quantitative criteria for variances and waivers so property owners know when relief will be available. Staff responded that the town will require approved jurisdictional determinations from the Corps (USACE) when applicants assert Corps coverage and will publish the town wetland map on its public mapping site following second reading.
Council approved first reading of text amendments and set the matter for a second and final reading at a future meeting. Staff said the map will go live after the ordinance revision is adopted.
