Bluffton staff outlines UDO wetland amendments; 50-foot buffer, mapping tool and waiver limits debated

Planning staff presented proposed amendments to the Town of Blufftons Unified Development Ordinance on April 22, asking the planning commission for feedback on revisions that would formalize a 50-foot buffer around wetlands (where not covered by a PUD), add a town wetland mapping tool, and tighten definitions for delineations and exemptions.

The staff presenter said the interim ordinance adopted in March 2025 established the 50-foot buffer and that the proposed text would make its application clearer and add a mapping tool developed with the towns consultant team. "The town's 50 foot buffer does not apply to developments within a PUD," the presenter said, and emphasized that the town mapping tool is intended to supplement, not replace, field delineations. The staff presentation noted the National Wetland Inventory aerial imagery has not been updated for this area since 06/2011, which reduces its reliability for small, isolated wetlands.

Why it matters: The amendments would change when delineations are required and what activities are allowed in wetlands and wetland buffers. Staff said applicants showing medium or high wetland potential on the town map would be required to submit a field delineation with their development application; staff also said delineations would generally take precedence over the mapping tool unless there are major discrepancies that prompt rechecking.

Commissioners pressed staff on the buffer's practical effects. "It seems like you're taking away an additional 50 feet of what's already been the property after your impacts," Commissioner Will Howard said, expressing concern about impacts to small property owners when buffers abut private lots. Staff replied that the buffer measurement follows the new wetland boundary after any Corps of Engineers core permit impacts and that the rule applies only outside PUDs. Staff also explained that the town already has an internal waiver policy and that the proposed amendments will reference that policy to reduce perceived subjectivity.

The draft also proposes to define "heavy machinery" (for example, skid steer, excavator, dump truck) and to list activities that can be allowed inside wetlands with conditions, including boardwalks, multiuse pathways and wetland restoration projects. Staff said the intent is to permit responsible public access and restoration while prohibiting heavy mechanized disturbance without review.

On delineation qualifications, staff proposed clarifying which professionals should provide wetland delineations and extending the delineation update window from three to five years to align with Corps guidance. Commissioners urged more specific qualification language and a clearer process for challenging delineations during the five-year term.

Next steps: Staff said the formal UDO amendment application will be filed in May, with a planned first reading before town council in June and a second reading in July. The amendments were presented as a workshop item only; the commission provided feedback and asked staff to tighten language around waiver authority, delineator qualifications and materials/perviousness standards for boardwalks and multiuse pathways.

Sources: Planning staff presentation and commissioner discussion at the April 22 planning commission meeting.