Bluffton meeting summaries, agendas, and minutes

Bluffton Town Council to consider stormwater, historic district changes

Over the past two weeks, Bluffton's boards and committees held few substantive meetings, with several canceled for lack of agenda items or quorum. No final decisions were made. The most consequential action comes Tuesday, when Town Council holds a public hearing and final reading on stormwater standards and considers changes to historic district review.

Recent meetings

Several meetings were canceled during the period. The Historic Preservation Review Committee canceled its July 27 meeting for lack of agenda items. The Public Arts Committee canceled its July 28 meeting due to lack of quorum; an agenda had listed poetry walk locations and submissions for Buckwalter Place Park. The Construction Board of Adjustments and Appeals canceled its July 28 meeting for lack of agenda items. The Board of Zoning Appeals canceled its August 4 meeting because no agenda items were submitted. The Development Review Committee canceled its August 5 meeting for lack of agenda items.

Meetings that did occur were agenda-only, with no votes or decisions. The Southern Lowcountry Regional Board on July 28 heard presentations on Jasper County road projects and a shared services initiative between Jasper County and Hardeeville. The Development Review Committee on July 29 reviewed a final development plan for Joiner Crossing at 9 Bruin Road, which includes site infrastructure for one existing home and four future mixed-use units. The Historic Preservation Review Committee on August 3 considered a request for an amended Certificate of Appropriateness for an exterior elevator shaft at 36 Bruin Road. The Historic Preservation Commission on August 5 discussed renaming contributing resources based on a 2025 survey and potential window regulations in the Old Town Historic District. The Affordable Housing Committee on August 6 reviewed the fiscal year 2027 Neighborhood Assistance budget update.

Upcoming meetings

Town Council meets August 11 at its regular session. The agenda includes a public hearing and final reading on amendments to the Unified Development Ordinance regarding stormwater design standards and definitions. A first reading will consider changes to the historic district certificate of appropriateness process for relocation and demolition of non-contributing resources in Old Town. Consent items include renewal of a stormwater intergovernmental agreement with Beaufort County and reappointment of William Ricketts to the Beaufort County Bluffton Township Fire District Board through June 30, 2030. An executive session is scheduled to discuss property negotiations related to Ghost Road right-of-way and land acquisition in Buckwalter PUD.

The Development Review Committee meets August 12 to review a final development plan for Cornerstone Church's new Riverside Campus, including site improvements for an assembly hall, offices, stormwater, and parking on 41.3 acres zoned Agricultural and Rural Mixed Use south of May River Road.

The Don Ryan Center for Innovation Board of Directors meets August 13 to elect new officers, introduce a new board member, and receive reports from the CEO, marketing, and program staff, along with a treasurer's report on financials.

Coming up

• **Town Council** – August 11, public hearing and final reading on stormwater ordinance, historic district changes.
• **Development Review Committee** – August 12, Cornerstone Church Riverside Campus final plan.
• **Don Ryan Center for Innovation Board** – August 13, officer elections and reports.

Note: The Historic Preservation Review Committee meeting scheduled for August 10 has been canceled; the next regular meeting is August 17.

Bluffton committees weigh development plans, stormwater rules, and historic district changes

Bluffton's advisory and review bodies turned to land use, stormwater standards, and historic district rules over the past two weeks, though official minutes have not yet been published for any of the meetings. Several committee meetings were canceled for lack of agenda items or quorum.

Town Council workshop takes up historic district ordinance, stormwater agreement

The Town Council held a quarterly workshop July 21 that included the first reading of an ordinance amending Unified Development Ordinance sections 3.18 and 3.19, which govern historic district permits for relocation and demolition of non-contributing resources in the Old Town Bluffton Historic District. The workshop agenda also listed a resolution to renew the Stormwater Management and Utility Intergovernmental Agreement with Beaufort County and the reappointment of William Ricketts to the Beaufort County Bluffton Township Fire District Board, with a term running through June 30, 2030.

Presentations included a Wayfinding Master Planning Study by CJ Wilson of Sky Design and an update on proposed uses at Buck Island Road Park presented by Pat Rooney. The council scheduled an executive session to discuss property negotiations involving the Ghost Road right-of-way and the Buckwalter PUD.

Development Review Committee reviews medical office, biergarten, and subdivision plans

The Development Review Committee met July 22 to review three land use applications: a 5,000-square-foot medical office building for Beaufort Memorial Primary Care at May River Crossing on 1.37 acres; an interior renovation and construction of a 13,650-square-foot biergarten at The Press, 10 Buck Island Road; and a subdivision of one lot into 12 lots for The May residential development at 1095 May River Road.

On July 29, the committee considered a Final Development Plan for Joiner Crossing at 9 Bruin Road. The 0.79-acre site, zoned Neighborhood Commercial – Historic District, would include site infrastructure supporting one existing residential unit and four future mixed-use units for office, retail, and restaurant use.

Planning Commission discusses Village at Verdier expiration

The Planning Commission held a planning workshop July 22 to review the Village at Verdier development agreement, which is set to expire, and consider amendments to PUD standards in UDO Article 4, Article 5, and a new Appendix B. No action was required. The commission also planned to adopt amended May 27, 2026 minutes and approve June 24, 2026 minutes.

Watershed committee weighs stormwater ordinance

The May River Watershed Action Plan Advisory Committee met July 23 to discuss a proposed ordinance amending Chapter 23 of the Unified Development Ordinance concerning stormwater design standards. The agenda also included adoption of April 23, 2026 minutes, a presentation of FY27–FY28 strategic plan priorities, election of officers, and a Beautification Committee storm drain marking program update.

Regional board hears Jasper County road projects

The Southern Lowcountry Regional Board met July 28 for presentations on Jasper County road construction projects by Jeff Buckalew and Project Phoenix, a shared services initiative between Jasper County and Hardeeville presented by Chief Steve Camp. No votes were scheduled. The board's next meeting is set for August 25, 2026, at Hardeeville Council Chambers.

Canceled meetings

The Historic Preservation Review Committee meetings on July 20 and July 27 were canceled for lack of agenda items. The Public Arts Committee meeting on July 28 was canceled for lack of a quorum, though a separate Public Arts Committee meeting the same day was scheduled to determine poetry walk locations in Buckwalter Place Park and select poetry submissions. The Construction Board of Adjustments and Appeals meeting on July 28 was also canceled for lack of agenda items.

Coming up

• **Aug. 3 – Historic Preservation Review Committee:** Will consider a request by Court Atkins Group for an exterior elevator shaft at 36 Bruin Road.
• **Aug. 5 – Historic Preservation Commission:** Staff-led discussions on renaming contributing resources based on a 2025 Historic Resource Survey and potential window regulations in the Old Town Historic District.
• **Aug. 6 – Affordable Housing Committee:** Will review the FY27 Neighborhood Assistance budget update.
• **Aug. 11 – Regular Town Council Meeting:** Public hearing and final reading on UDO amendments to stormwater standards (Sec. 5.10) and definitions (Sec. 9.2), plus first reading on historic district certificate of appropriateness process changes. Consent items include the Beaufort County stormwater agreement renewal and William Ricketts' fire district board reappointment.

All recent meetings listed above are agenda-only; minutes have not yet been published, so outcomes and vote tallies are not available.

Bluffton council meeting canceled for lack of quorum; stormwater ordinance, development plans on hold

Bluffton's July 14 Town Council meeting was canceled because no quorum was present, leaving several scheduled items — including a public hearing and final reading on stormwater design standards — unresolved. The council is set to reconvene on July 21.

Town Council

The July 14 regular meeting agenda included a public hearing and final reading on amendments to the Unified Development Ordinance (UDO) regarding stormwater design standards (Sec. 5.10) and definitions (Sec. 9.2). A first reading was also scheduled on an ordinance amending the historic district certificate of appropriateness process for relocation and demolition of non-contributing resources in Old Town.

Consent items listed were renewal of a stormwater management intergovernmental agreement with Beaufort County and the reappointment of William Ricketts to the Beaufort County Bluffton Township Fire District Board through June 30, 2030. An executive session was scheduled to discuss property negotiations related to the Ghost Road right-of-way and land acquisition in Buckwalter PUD. None of these items were decided because the meeting was canceled.

Board of Zoning Appeals

The Board of Zoning Appeals was scheduled to hold a public hearing on a variance request from Jennifer Tosky of Pinellas Park LLC to reduce minimum off-street parking for a proposed restaurant at Pinellas Park Building C (tax map R610 022 000 1143 0000) under Buckwalter PUD standards (ZONE-06-26-020315). The board was also set to elect a chair and vice-chair and adopt minutes from the June 2, 2026 meeting. Minutes have not yet been published.

Development Review Committee

The July 15 Development Review Committee meeting was scheduled to review two preliminary development plan applications: a 104-lot single-family residential subdivision on 54.0 acres at New Riverside Parcel 8A, and a 10,000-square-foot building on 27.1 acres east of Old Moreland Road for the Palmetto Bluff Conservancy Campus. The July 8 DRC meeting was canceled due to no agenda items.

Historic Preservation Review Committee

The committee's July 6 meeting was canceled for lack of agenda items. On July 13, the committee was scheduled to review a Certificate of Appropriateness (Concept Plan) for a new 2-story Medium House of approximately 2,300 square feet and a detached 2-story Carriage House of approximately 814 square feet at 33 Guerrard Avenue in the Old Town Bluffton Historic District. The application was submitted by Patrick Mason of Patrick Mason Custom Homes on behalf of owner Webbdean Dev, LLC. The property is zoned Neighborhood General - HD. This was a concept plan review only; no final approval was scheduled.

Other Committees

The Law Enforcement Citizens Advisory Committee met July 9 with items including a Flock Safety Camera Audit approval requested by Chief Babkiewicz, discussion of a strategic planning committee for a new 2026-2029 plan, a Safe Teams statistics update, and an update on an e-bike plan and proposed town ordinance.

The Entertainment Venue Exploratory Workgroup Committee held its first meeting July 13 to define tasks and discuss feasibility studies, a survey, and funding for a potential entertainment venue. Town Manager Stephen Steese provided comments. No votes were scheduled.

The Beautification Committee met July 16 to review the FY 2027 budget and discuss the Storm Drain Art Project, the Oscar Frazier Pavilion Mural, window replacements at Wright Family Park, charging stations at park pavilions, and a butterfly plant sale in Old Town.

All recent meetings are listed as agenda-only; minutes have not yet been published, so outcomes are not available.

Coming up

• **July 21 — Town Council Quarterly Workshop:** First reading of an ordinance amending UDO sections on historic district permits for relocation and demolition of non-contributing resources; presentation of a Wayfinding Master Planning Study by CJ Wilson of Sky Design; update on proposed uses at Buck Island Road Park by Pat Rooney; resolution to renew the stormwater intergovernmental agreement with Beaufort County; reappointment of William Ricketts to the fire district board.
• **July 22 — Planning Commission:** Workshop on the Village at Verdier development agreement expiration and PUD standards amendments; no action required.
• **July 22 — Development Review Committee:** Review of a 5,000-square-foot Beaufort Memorial Primary Care medical office at May River Crossing; interior renovation and 13,650-square-foot biergarten at The Press, 10 Buck Island Road; and subdivision of one lot into 12 lots at 1095 May River Road for The May residential development.
• **July 23 — May River Watershed Action Plan Advisory Committee:** Election of officers, presentation of FY27-FY28 strategic plan priorities, and discussion of a proposed ordinance amending Chapter 23 of the UDO on stormwater design standards.
• **July 20 — Historic Preservation Review Committee:** Canceled due to lack of agenda items.

Bluffton committees weighed 76-home subdivision, restaurant parking variance; minutes not yet published

Several Bluffton advisory bodies met over the past two weeks, but minutes have not yet been published for any of the sessions, so outcomes of scheduled votes and discussions are not yet available. The most consequential items on the agendas included a 76-home subdivision final plan and a restaurant parking variance request.

Development Review Committee

The Development Review Committee met July 1 with two applications scheduled for review. The first was a final development plan for Alston Park Phase 3, proposing 76 single-family homes on 63.4 acres east of New Riverside Road in the New Riverside PUD, on tax maps R610 035 000 0019 0000 and R610 035 000 0864 0000. The second was a development plan amendment for Campbell Church AME at 23 Boundary Street in the Old Town Bluffton Historic District, adding two ADA-compliant parking spaces and a pedestrian sidewalk. A follow-up meeting set for July 8 was canceled due to no agenda items.

Board of Zoning Appeals

The Board of Zoning Appeals met July 7 to hold a public hearing on a variance request by Jennifer Tosky of Pinellas Park LLC to reduce minimum off-street parking for a restaurant at Pinellas Park Building C, tax map R610 022 000 1143 0000, under Buckwalter PUD standards (ZONE-06-26-020315). The board was also scheduled to elect a chair and vice-chair and adopt minutes from its June 2, 2026 meeting.

Historic Preservation Commission

The Historic Preservation Commission met July 1 to consider an amended Certificate of Appropriateness requested by Jamie Guscio for alternate exterior doors at 36 Wharf Street in Old Town, zoned NG-HD. The application was filed on behalf of owners Kathy Barbina and Tim Harris. The commission was also scheduled to receive a historic district monthly update and adopt June 3, 2026 minutes.

Public Arts Committee

The Public Arts Committee met June 30 to determine locations for a poetry walk in Buckwalter Place Park and select poetry submissions for that park. The agenda also included adoption of May 26, 2026 minutes and a public comment period of three minutes per speaker.

Affordable Housing Committee

The Affordable Housing Committee met July 2 for discussion only, with no votes scheduled. Items included an FY27 Neighborhood Assistance Budget update and a historical overview of the program's budget from 2020 to 2026.

Law Enforcement Citizens Advisory Committee

The committee met July 9 with several items on the agenda, including a Flock Safety Camera Audit approval presented by Chief Babkiewicz, discussion of a strategic planning committee for a new 2026-2029 plan, a Safe Teams statistics update, and an update on an e-bike plan and proposed town ordinance.

Canceled meetings

The Historic Preservation Review Committee canceled both its June 29 and July 6 meetings due to lack of agenda items. No business was conducted.

Coming up

• **July 13, 6 p.m. — Entertainment Venue Exploratory Workgroup Committee:** First meeting to define tasks, discuss feasibility studies, a survey, and funding for a potential entertainment venue. Town Manager Stephen Steese will provide comments. No votes scheduled.
• **July 13 — Historic Preservation Review Committee:** Concept plan review for a new 2-story Medium House (approx. 2,300 SF) and detached 2-story Carriage House (approx. 814 SF) at 33 Guerrard Avenue, submitted by Patrick Mason on behalf of owner Webbdean Dev, LLC.
• **July 14 — Regular Town Council Meeting:** Public hearing and final reading on UDO amendments to stormwater standards (Sec. 5.10) and definitions (Sec. 9.2). First reading on amendments to the historic district review process for relocation and demolition of non-contributing resources in Old Town. Consent items include renewal of a stormwater intergovernmental agreement with Beaufort County and reappointment of William Ricketts to the Beaufort County Bluffton Township Fire District Board through June 30, 2030. An executive session is scheduled for property negotiations related to Ghost Road right-of-way and land acquisition in Buckwalter PUD.
• **July 15 — Development Review Committee:** Preliminary development plan review for New Riverside Parcel 8A, proposing 104 single-family residential lots on 54.0 acres, and the Palmetto Bluff Conservancy Campus, a 10,000 SF building on 27.1 acres east of Old Moreland Road.

Bluffton committees weighed 76-home subdivision, poetry walk, and historic door request

Bluffton's advisory bodies convened across five meetings in the week leading up to July 4, but minutes have not yet been published for any of them. What follows is based on the published agendas — what each body was scheduled to consider, not confirmed outcomes.

Development Review Committee: 76-home Alston Park Phase 3 and Campbell Church ADA upgrades

The Development Review Committee met July 1 with two applications on its agenda. The larger item was a final development plan for Alston Park Phase 3: 76 single-family homes, open space, right-of-way, and infrastructure on 63.4 acres east of New Riverside Road, within the New Riverside PUD (tax maps R610 035 000 0019 0000 and R610 035 000 0864 0000). The committee was also scheduled to review a development plan amendment for Campbell Church AME at 23 Boundary Street in the Old Town Bluffton Historic District (tax map R610 039 00A 0080 0000), proposing two ADA-compliant parking spaces and a pedestrian sidewalk. A public comment period was listed, along with unspecified old business. The next DRC meeting was set for July 8, though that meeting has since been canceled for lack of agenda items.

Historic Preservation Commission: Amended door certificate at 36 Wharf Street

On July 1, the Historic Preservation Commission was scheduled to act on an amended Certificate of Appropriateness (COFA-HD) for alternate exterior doors at 36 Wharf Street, in the Old Town Bluffton Historic District (zoned NG-HD). The applicant, Jamie Guscio, filed on behalf of owners Kathy Barbina and Tim Harris. The agenda also included a Historic District Monthly Update discussion and adoption of June 3, 2026 minutes.

Public Arts Committee: Poetry walk for Buckwalter Place Park

The Public Arts Committee met June 30 to determine locations for a poetry walk in Buckwalter Place Park and select poetry submissions for that park. The agenda also included adoption of May 26, 2026 minutes and a public comment period limited to three minutes per speaker.

Affordable Housing Committee: FY27 budget review

On July 2, the Affordable Housing Committee was scheduled to receive an update on the FY27 Neighborhood Assistance Budget and discuss a historical overview of the program's budget from 2020 to 2026. No votes or decisions were listed on the agenda.

Canceled meetings

The Historic Preservation Review Committee meeting scheduled for June 29 was canceled due to lack of agenda items. Its July 6 meeting has also been canceled for the same reason; the next regular meeting is set for July 13. Questions can be directed to Growth Management at 843-706-4500.

Coming up

• **July 7 — Board of Zoning Appeals:** Public hearing on a variance request from Jennifer Tosky of Pinellas Park LLC to reduce minimum off-street parking for a restaurant at Pinellas Park Building C (tax map R610 022 000 1143 0000), under Buckwalter PUD standards (ZONE-06-26-020315). The board will also elect a chair and vice-chair and adopt June 2, 2026 minutes.
• **July 9 — Law Enforcement Citizens Advisory Committee:** Agenda includes a Flock Safety Camera Audit approval request from Chief Babkiewicz, discussion of a strategic planning committee for a new 2026–2029 plan, a Safe Teams stats update, and an update on an e-bike plan and proposed town ordinance.
• **July 13 — Historic Preservation Review Committee:** Next regular meeting (subject to agenda items).
• **July 15 — Development Review Committee:** Next regular meeting.

Development panel reviews 76-home Alston Park expansion; safety camera audit and e-bike rules ahead

Bluffton’s Development Review Committee on July 1 reviewed a final plan for a 76-home expansion of Alston Park, the most consequential item in a week that also saw the Historic Preservation Commission take up an amended certificate for exterior doors at 36 Wharf Street. Because meeting minutes are not yet published, outcomes of those reviews remain unconfirmed, but the agendas give residents a preview of decisions that will shape neighborhoods, historic streetscapes, and public art in the coming weeks.

Development review

The Development Review Committee considered two applications at its July 1 meeting:

• **Alston Park – Phase 3 final development plan**: 76 single-family homes, open space, right-of-way, and infrastructure on 63.4 acres east of New Riverside Road within the New Riverside Planned Unit Development. The property is identified as tax maps R610 035 000 0019 0000 and R610 035 000 0864 0000.
• **Campbell Church AME development plan amendment**: addition of two ADA-compliant parking spaces and a pedestrian sidewalk at 23 Boundary Street, within the Old Town Bluffton Historic District (tax map R610 039 00A 0080 0000).

The committee also set its next regular meeting for July 8, 2026, which was later canceled due to lack of agenda items.

Historic preservation

The Bluffton Historic Preservation Commission on July 1 heard a request from Jamie Guscio, on behalf of owners Kathy Barbina and Tim Harris, for an amended Certificate of Appropriateness for alternate exterior doors at 36 Wharf Street in the Old Town Historic District (zoned Neighborhood General – Historic District). The commission also received the monthly historic district update and adopted minutes from its June 3 meeting. Public comment was permitted.

Public art

The Public Arts Committee met June 30 and had two main action items: determining locations for a poetry walk in Buckwalter Place Park and selecting the poetry submissions that will be installed at the park. The committee also adopted minutes from its May 26 meeting and heard public comment.

Affordable housing

The Affordable Housing Committee met July 2 for discussion and committee input only. The panel received a fiscal year 2027 update on the Neighborhood Assistance Budget and a historical overview of the program’s budget from 2020 to 2026. No votes were taken.

Canceled meetings

The Historic Preservation Review Committee meeting scheduled for June 29 was canceled because there were no agenda items. Its July 6 meeting was also canceled for the same reason. The next planned meeting is July 13.

The July 8 Development Review Committee meeting was canceled due to lack of agenda items; the next meeting is July 15.

Coming up

Several public meetings are on the town calendar. Key items residents may want to watch:

• **Board of Zoning Appeals – July 7, 2026**: A public hearing on a variance request from Pinellas Park LLC to reduce minimum off-street parking for a restaurant proposed for Pinellas Park Building C (tax map R610 022 000 1143 0000, case ZONE-06-26-020315). The board will also elect a chair and vice-chair.
• **Law Enforcement Citizens Advisory Committee – July 9, 2026**: The committee will consider approval of a Flock Safety Camera Audit, discuss formation of a strategic planning committee for a new 2026–2029 plan, review Safe Teams statistics, and receive an update on the town’s e-bike plan and proposed ordinance. Public comment is allowed.

Agendas for upcoming meetings are posted on the town website and available from Growth Management at 843-706-4500. Residents can attend in person or watch live streams where provided.