►
Description
. CALL TO ORDER
II. PUBLIC COMMENTS - Pertaining only to agenda items
III. PUBLIC HEARING AND FINAL READING
1. Consideration of Amendments to the Town of Bluffton Code of Ordinances, Chapter 23 -
Unified Development Ordinance - Article 5 - Design Standards, Sec. 5.3. Natural Resources:
Tree Conservation, Planting & Landscaping, Specific to Sec. 5.3.3., Tree Conservation, Sec.
5.3.7., Specific Landscaping Standards and Sec. 5.3.8., Fee in Lieu of Tree Replacement and/or
Landscaping - Public Hearing and Final Reading - Kevin Icard, Director of Growth Management
IV. WORKSHOP AGENDA ITEMS
2. Blueprint Bluffton Comprehensive Plan Update - MKSK Consulting Team
V. ADJOURNMENT
A
A
A
A
A
B
B
What
those
trees
would
be
and
kind
of
how
that
fee
in
lou
would
work
so
I'll
kind
of
go
through
fast
forward
a
little
bit,
but
it
is
on
the
screen
there
just
some
background
of
how
we
got
here
and
what
the
actual
amendments
do
you
state
going
through
here?
What
we've
done
in
this
list
out
that
replacement
trees
and
it
is,
you
know,
math
game
of
how
much
you
take
out
what
you
need
to
replace
and
how
big
it
is
so
and
the
whole.
B
The
goal
is
always
to
retain
as
many
trees
on
site
as
you
possibly
can,
and
if
you
can't,
then
that
you
replace
them
on
site
the
bigger
trees,
the
better
they
count.
So
you
can,
for
example,
plant
two
larger
trees
instead
of
five
trees
and
I'll
go
through
the
example
here
and
again.
This
is
that
example,
where
I
told
you
that
larger
caliper
inch
trees.
So
that's
they're,
measured
at
I
think,
six
to
twelve
inches
from
the
ground
and
that's
the
standard
landscape
measurements.
That's
used.
B
A
B
B
But
again
the
goal
is
always
to
replace
on-site
and
again.
This
is
not
something
that
is
an
automatic,
so
you
can't
as
an
applicant
simply
to
say
instead
of
planting
the
trees,
I'd
like
to
paint
to
the
tree
fund,
it's
still
approved
by
town
staff.
Ultimately,
by
me,
as
the
udo
administrator
and
again,
that's
once
you've
exhausted
all
other
options
and
then
two
it
could
be
partial.
It
could
be.
You
need
to
plant
five
trees,
you
can't
plant
five,
but
can
you
plant
four?
B
B
This
you
had
asked
about.
Council
had
asked
about
what
types
of
trees
and
what
allowed
for
that
mitigation
and
its
native
hardwoods,
and
really
that
is
your
oaks,
cypress,
elms
and
magnolias.
So
you,
for
instance,
you
can't
use
palm
trees
as
your
mitigation
trees.
You
can
use
them
in
your
landscape
plan
and
that's
certainly
something
that
we
would
not
say
no
to.
However,
it
would
not
meet
your
replacement
tree
requirements
again.
That
is
at
that
two
and
a
half
inch
minimum
caliber
and
that's
also
12
feet
tall.
So
you
can't
plant
exactly.
B
No
just
a
hardwood
tree,
the
preference
would
be
a
live
oak,
but
it's
it
depends
what
the
site
conditions
are
as
far
as
what
else
is
on
the
site.
What
can
I
accommodate?
We
would
always
encourage
live
oak.
That's
that's
kind
of
the
hierarchy
of
the
protected
native
trees,
but
it
could
be
a
hardwood
any
one
of
the
hardwood
native
hardwood
trees.
B
Because
that's
not
considered
a
native
hardwood
to
meet
that
same
tree
replacement
because
the
goal
is
to
if
you're,
removing
a
live
oak
or
a
hardwood
that
you
replace
it
with
a
hardwood
palm
trees
are
different
as
far
as
protected
trees.
That's
not
considered
a
required
tree,
but
it's
something
that's
used
in
your
buffer
and
your
landscape
plan.
It's
just
not
counted
that
same
way.
B
B
This
here
just
wanted
to
give
some
clarification
over
since
we've
been
going
through
these
udo
amendments,
we've
been
talking
about
dbh
caliber
inch
circumference,
this
just
kind
of
gives
a
visual
of
how
we
measure
that
and
what's
used
as
far
as
what
that
caliper
like
a
caliper
tree
dbh,
and
what
that's
used
and
again
that
caliper
size,
like
I'm
talking
about
that
two
and
a
half
inches
12
feet
in
height.
That
is
the
measurement
that's
taken.
You
know
about
a
foot
off
the
ground
in
the
base
of
the
ground.
There.
B
So
this
is
that
example
that
I
was
telling
you
about
so
during
the
development
plan
review
process.
This
is
what
we
would
see.
This
is
actually
an
application
that
is
currently
under
review.
So
if
you
went
to
our
permit
finder
map,
you
could
click
on
this
and
dive
deeper
and
actually
see
some
of
these
plans,
not
necessarily
these
examples,
because
we've
come
up
with
some
different
scenarios,
but
this
is
where
you'll
see
all
the
trees
that
are
being
removed
with
that
x.
B
So
here's
an
example
of
what
would
be
required
if
this
layout
were
approved
again.
This
is
just
in
the
review
stage
conceptual
there
may
be
some
things
that
they
can
do
to
that
parking
to
rework
that
and
get
all
the
trees
planted,
but
their
total
trees
that
would
be
required
is
24
on
site.
This
plan
shows
19
trees
planted,
so
they
would
have
to
mitigate
for
five,
so
that
could
be
paying
in
the
tree
tree
mitigation
bank
or
it
could
be
a
combination.
That'll
go
through.
B
So
here's
one
scenario
again
that
they
figure
out
with
staff
and
planning
commission
a
way
to
plant
those
trees,
those
green
dots.
There
are
some
suggestions
that
staff
has
initially
like:
here's
where
you
could
plant
those
trees,
you'll
notice
that
it's
not
within
the
required
buffer.
That
was
one
thing
that
was
discussed
through
the
process
is
that
the
buffers
are
the
buffers,
the
mitigation
trees
throughout
the
site.
So
those
green
dots
are
just
just
some
initial
suggestions.
B
Once
we
walk
the
site
and
go
through
it,
it
may
not
be
conducive
for
that,
but
this
is
something
that
we
would
at
least
start
with.
Can
you
plant
those
five
extra
trees
that
you're
showing
missing
here's?
Here's
a
suggestion
if
they
do
that
they
meet
the
tree
mitigation
requirements,
no
fees
required.
B
Another
scenario
like
I
said
you
can
swap
out
and
plant
some
bigger
trees
instead
of
the
five.
So
then
you
could
do
a
combination.
You
plant
one
four
inch
caliper
that
would
equal
two
trees,
one
six
inch
caliper
that
would
equal
three
trees
and
there
you
go
again:
no
fees
required.
So
there's
a
lot
of
there's.
Never
a
one
size
fits
all
each
site's
different
and
there's
certainly
up
to
the
developer.
B
B
Whatever
the
grade
changes,
whatever
the
case
may
be,
and
we've
worked
through
all
of
the
options
and
said:
okay,
it
truly
is
not
possible
to
plant
these
trees
on
site,
so
we're
going
to
pay
tree
mitigation
again.
This
is
something
staff
would
review.
What
they're
required
to
do
is
the
ordinance
says
that
it
is
at
market
rate
plus
installation
and
maintenance
of
the
tree.
So
what
we
would
do
procedurally
is
go
through
and
get
three
quotes
similar
to
our
procurement
policy,
a
live
oak.
What
does
it
cost?
B
What's
the
average
from
a
nursery
and
then
it
would
be
125
percent
so
that
25
additional
then
the
standard
cost
of
the
tree
would
be
to
administer
the
account
to
you
know
the
logistics
of
ordering
the
tree
obtaining
the
tree,
finding
a
place
to
plant
it,
maintaining
it
and
moving
forward.
So
this
is
an
example.
Just
on
market
rate,
you
know
live
oak.
B
That
would
meet
that
two
and
a
half
inch
12
foot
high
requirement,
900
1600
again,
we
would
look
at
what's
the
average
three
different
quotes
and
also
look
to
our
public
services.
Who
who
do
this
and
what?
What
would
it
cost
us
to
make
sure
that
it's
reasonable
and
again
it's
something
that
would
have
to
be
approved
by
the
town
before
we
move
forward
and
then
that
bank
would
be
used
again
to
plant
trees
in
our
new
parks
rights
of
way
or
wherever.
The
plan
is.
B
And
that's
it
for
the
examples.
Again,
we
do
have
the
criteria
that
we
go
through.
When
we
go
through
the
amendments
it
did.
We
did
find
that
at
metadawl
planning
commission
did
recommend
approval.
The
one
vote
against
was
just
to
clarify
the
make
some
clarifications
which
were
done
and
with
that,
if
there's
no
other
questions,
I
do
have
the
motion,
and
if
this
is
approved
this
evening,
then
it
would
go
into
effect
for
all
new
applications
submitted
as
of
tomorrow.
A
A
Oh,
you
want
me
to
read
it.
Would
you
move
to
recommend
amendments
to
the
bluff
town
of
bluffton
code
of
ordinance,
chapter
23,
unified
development,
ordinance,
article
5
design,
standards,
section,
5.3,
natural
resources,
tree
conservation
planning
and
landscaping
specific
to
section
5.3.1
tree
conservation,
section,
5.3.7,
specific
landscaping,
standards
in
section
5.3.8
fee
and
lieu
of
tree
replacement
and
or
specific
landscaping?
D
B
I
will
just
go
ahead
and
introduce
yes,
we
have
andrew
with
mksk
to
introduce
it
as
well
as
his
colleague
kyle
yeah.
I
was
like
okay,
so
I
got
that
right
to
go
through
their
presentation
and
I'm
sure
they
would
tell
you
stop
them
if
you
have
any
questions
as
productive
as
possible.
Thank
you.
Thank.
F
F
I
won't
mess
with
it.
I
won't
mess
with
it.
How
about
I
just
don't
mess
with
it
again,
andrew
overback,
with
mksk
with
mksk
with
me
tonight,
kyle
may
so
we're
looking
forward
to
sort
of
giving
you
an
update
on
where
we
are
in
the
in
the
process.
Here
we
know
you
all
been
working
on
your
strategic
plan.
I
think
a
lot
of
things
that
you
all
have
just
finished
in
that
process
are
really
in
lockstep
with
what
we've
heard
from
the
community
in
terms
of
the
comprehensive
plan.
F
So
that's
it's
great
to
be
able
to
sit
here.
At
the
same
time,
you
all
wrapping
that
up
to
be
able
to
you
know
after
tonight
we'll
be
sort
of
drafting
the
plan
and
moving
ahead
with
documentation
and
there's
a
lot
of
things
you
already
thinking
about
that
are
sort
of
dovetailing
perfectly
with
what
we've
heard
from
the
community
in
this
comprehensive
planning
effort,
so
we'll
be
we'll
be
sort
of
referencing
back
and
forth
between
those
two
documents
really
really
fantastic,
that
that
works
been
completed.
F
F
You
know
we'll
have
some
chance
to
conversate
and
talk
about
next
steps.
If
there's
anything
along
the
way
interrupt,
we
can
make
this
very
interactive
and
conversational
tonight
with
you
all,
so
we're
really
at
the
end
of
this
task
of
divisioning
and
policy
direction.
You
know
what
we're
here
to
talk
about
tonight
are
sort
of
those
high-level
goals,
objectives
and
action,
statements
and
we'd
love
to
get
your
your
feedback
and
input
on
that
direction.
F
We're
going
to
move
after
tonight
into
that
planned
documentation
phase
and,
as
you
all
sort
of
laid
out
in
your
strategic
plan,
we
have
planned
commission
and
then
coming
back
to
you
for
first
and
second
reading
here
this
this
summer.
So
that's
what
we'll
be
up
to
next.
You
know
backing
up
to
the
purpose
of
the
plan.
F
You
know
we're
we're
looking
to
look
out
the
next
10-year
period
of
time
again
supporting
the
town's
vision,
both
what's
been
articulated
to
us
by
the
community,
but
also,
what's
in
your
strategic
plan
document,
looking
for
ways
to
have
that
balanced
approach
to
evolving
as
a
community,
but
also
honoring
the
history
and
culture.
That's
here,
we've
had
you
know
good
engagement,
both
in
person
and
online.
Although
last
two
weeks
ago,
we
were
here
to
do
a
community
workshop.
We
were
forced
by
the
tornadoes
to
do
that
online.
At
the
last
minute.
F
C
F
I've
talked
to
some
of
you
out
in
the
hallway.
Resiliency
is
a
resilience,
is
a
new
category.
I
think
that's
something.
That's
always
been
embedded
in
in
different
sections
in
your
in
your
comprehensive
planning.
Now
it's
a
standalone
section.
You
see
out
there
in
the
hallway
it
took
up
two
or
two
of
the
boards.
It's
a
it's
a
it's
a
pretty
weighty
section:
we've
had
a
lot
of
great
input
on
that
and
then
again,
looking
at
your
strategic
plan
lining
that
up
with
with
this
effort
as
well.
F
So
those
are
things
that
we're
you
know
we're
putting
into
this
work
together.
I
think,
as
we
look
ahead,
these
are
population
forecasts
using
sort
of
best
available
information
from
the
county
and
elsewhere.
You
know
it's
not
a
a
foregone
conclusion
that
this
growth
trajectory
you
know
continues,
but
we
know
the
community
has
evolved.
You
know
from
where
we
were
in
2000
to
where
we
are
today
there
will
be
continued
growth.
What
does
that?
Look
like
again?
It's
a
reason
to
continue
to
look
forward
as
a
community,
and
then
you
can
see
here.
F
You
know
from
one
square
mile
to
54
square
miles,
but
we're
also
looking
at
the
areas
sort
of
around
bluffton
as
well.
So
you
see
the
study
area
here
is
a
little
bit
larger
than
the
town
boundaries
and
again
those
areas
of
influence
and
making
sure
we
take
those
into
account
are
extremely
important,
as
we
realize
there's
things
happening
to
us
regionally
that
we
need
to
have
influence
on.
F
So
you'll
you'll
see
that
sort
of
those
are
two
two
major
places
of
influence
and
impact
community
engagement
we're
well
over
700
voices.
Now,
with
the
engagement
we've
had
we'll
continue
again
to
work
on
that,
we've
done
that,
both
in
person
and
online,
we
did
community
roundtables.
We
have
a
great
steering
committee,
almost
20
folks,
that
have
guided
us
throughout
the
process.
F
We
did
a
last
workshop
with
them
back
in
february
and
then
followed
up
with
them
in
early
march,
with
some
some
ongoing
conversations.
We've
probably
the
last
couple
weeks
met
with
them
for
about
four
or
five
hours
to
go
through
all
this
material
and
get
their
feedback,
and
input
and
they've
been
a
fantastic
sounding
board
for
this.
For
this
work
and
represent
a
broad
cross-section
of
community
a
couple
things
I
wanted
to
just
sort
of
pull
your
attention
to.
You
know
the
things
that
make
bluffton
special.
F
How
do
we
then
continue
to
have
that
feeling
throughout
the
54
square?
Miles
is
kind
of
a
something
that's
been
asked
of
us,
and
I
think
when
you
look
at
the
concerns,
people
have
it's
about
those
those
other
things
that
people
talk
about
in
planning
processes,
growth,
development,
traffic.
You
know
what
does
bluffton
look
like
going
forward.
How
do
people
that
that
move
here
understand
sort
of
what
came
before
them?
Affordable
housing
obviously
been
on
your
list
of
concerns
as
well.
How
do
we
keep
up?
F
How
do
we
sort
of
keep
pace
with
the
growth?
That's
happened
and
make
sure
that
we're
addressing
community
needs
going
forward
so
that
those
are
some
of
the
things
that
sort
of
are
emblematic
of
the
direction
we
need
to
go
in,
and
I
think
I'll
end
here
with
these
this
section
of
our
conversation
tonight
with
these
engagement
themes,
I
think,
as
you
all
have
noted
in
your
strategic
planning
process,
the
need
for
affordable
housing
options,
a
key
concern.
F
I
would
attach
that
to
needing
to
be
a
place
where
there's
a
life
cycle
community.
We'll
talk
a
little
about
a
little
bit
about
this
in
the
housing
piece
where
you
know
we,
we
need
to
have
a
broad
section
of
cross-section
of
housing.
So
that's
something
people
were
concerned
about
the
natural
areas
may
river,
the
natural
beauty,
preserving
and
expanding
that
understanding
that
there
are
regional
issues
that
we
need
to
be
partnering
on,
and
how
do
we
then
connect
things
together?
F
I
think
that's
another
key
piece
of
this
work
is
some
of
those
inter-jurisdictional
connections,
but
then
how
do
we
get
from
one
place
to
another?
And
what's
that
impact
on
on
boston
and
then
a
couple
other
pieces,
I
think,
are
worth
pointing
out
the
more
diverse
economy
you
all
sort
of
talked
about
that
a
little
bit
in
in
the
most
recent
strategic
plan.
What
does
that
look
like
going
forward?
How
do
we
attract
knowledge,
workers
and
and
those
types
of
firms
are
going
to
diversify
the
sort
of
employment
base
here
in
bluffton?
E
Good
evening,
everyone
thanks
for
this
opportunity,
my
name
is
kyle.
May
I
work
along
with
andrew
and
our
team
just
been
very
excited
to
get
to
know
you
all
and
focus
on
you
all
and
and
study
you
at
length
where
we
are
in
the
process.
Right
now,
as
andrew
you
alluded
to
is
trying
to
pull
a
lot
of
pieces
together.
The
the
boards
out
front,
the
the
work
that
we've
done
online
and
with
the
community.
E
So
far,
we've
heard
a
lot
I
think
in
this
and
where
we
are
in
the
process
at
this
point,
is
you
know
trying
to
define
this
this
this
product?
And
what
I
want
to
present
to
you
here
with
the
balance
of
our
time
together
this
evening
is
our
kind
of
an
initial
approach
to
to
organizing
some
of
the
how
right
we've
learned
a
lot
about
the.
Why
we're
acting
in
some
of
these
areas,
but
but
how
are
we
going
to
act?
What
are
the
actions,
the
objectives?
E
What
are
we
saying
as
a
community
in
each
of
these,
in
each
of
these
sections
andrew
made
the
point
that
we've
got?
We've
got
nine,
we
haven't
come
up
with
the
right
term
for
this,
and
maybe
it's
the
wheel
or
the
compass,
I'm
not
sure,
but
we've
got
nine
of
these
topics
that
that
we've
put
a
lot
of
thought
and
time
and
analysis
into
and
asked
the
community
their
perspective
on
as
well,
ranging
from
economic
prosperity,
housing,
cultural
resources
and,
as
andrew
mentioned,
to
these
new
ones,
resiliency
and
people.
E
But
I
think
what
you'll
notice
with
those
two
additions
is
that,
if
you
think
about
this,
like
a
venn
diagram,
you
know
the
resiliency
piece
is
mirrored
in
a
lot
of
these
topics.
It
carries
over
into
land
use
in
housing
economics
as
well.
We
like
to
approach
this
work,
not
we.
I
think
we
as
a
profession
as
a
philosophy
with
planning
we
begin
with
trying
to
build
consensus.
You
know
every
one
of
your
communities
is
unique.
E
There's
a
lot
of
different
backgrounds
from
folks
that
find
themselves
in
this
community,
but
we're
trying
to
find
through
this
work.
Some
some
base
reason
why
folks
are
here
and
what
they
see
for
the
future
in
terms
of
quality
of
life
quality
of
place.
We
organize
that
around
a
set
of
goals,
so
for
each
of
our
nine
topics,
we've
got
a
desired
outcome,
expressed
simply
that
we've
identified.
E
And
then
third,
but
perhaps
most
importantly,
and
some
of
the
work
that
you
all
have
done
quite
recently,
we've
got
to
we've
got
to
identify
things
to
do
right.
It's
not
enough
to
just
have
this
kind
of
platitudes
or
high
level
statements.
We
really
need
projects,
policies,
programs
that
you
all
can
fund
implement
track
over
time
to
say:
hey
we're
headed
in
the
right
direction.
We
can
evaluate
that
and
that's
really
critical.
E
I
want
to
start
with
with
people
in
in
the
fact
that
this
is
a
was
a
really
critical
topic
for
us.
You
know
so
much
of
what
we
do.
Sometimes
it
gets
lost
as
to
why
you're
doing
this
work
right,
we're
doing
it
for
the
communities
that
are
here.
We
heard
a
lot.
You
know
about
that
community
as
we
engaged
throughout
the
work.
E
The
fact
that
folks
love
being
here
duh,
it's
bluffton-
I
mean
we
get
that,
but
also
that
they're
very
connected
to
their
neighbors
to
their
network,
their
congregation,
whatever
it
might
be,
and
as
we
can
think
about
serving
that
community,
it
was
important
for
us
to
understand
who
that
is,
who
that
community
is
how
it's
changing.
You
may
know
you
may
not
you're
a
relatively
young
community.
We
think
about
overall
age,
lots
of
kids
here,
lots
of
kids
here
compared
to
the
region.
E
Also,
you
know
very
well
educated,
but
we
also
know
it's
it's
not
it's
not
wholly
homogenous
right.
There
is
diversity,
plenty
of
diversity
in
this
community
and
actually
that
changes
every
year,
whether
we
think
about
just
with
the
confines
of
bluffton
or
the
larger
planning
area,
or
indeed
the
region,
there's
a
lot
of
dynamic
elements
that
are
feeding
into
change
around
around
the
low
country.
E
We
think
about
the
goal
here
serving
the
needs
of
a
diverse
population,
and
I
won't
labor
you
with
with
every
single
one
of
these
objectives,
I'm
just
going
to
pick
on
one
in
each
chapter.
I
think
we're
particularly
interesting
to
us
and
with
within
this
one
we
talk
a
lot
about
the
idea
of
provision
of
human
social
services
and
community.
I
think
what
we
heard
a
lot
within
our
work.
E
I
hope
you
see
reflected
in
some
of
the
early
actions
it's
about
collecting,
enhancing
lifting
up
whether
those
programs
are
within
government
or
without
folks
that
are
doing
great
work.
This
is
a
hard
chapter
I
think,
for
community
to
get
right,
because
there
are
so
many
actors
in
the
play.
You
know
what
I
mean
and
not
all
of
them
are
within
this
room.
So,
as
we
think
about
this
is
a
great
example
of
what
andrew
mentioned
here.
We
think
about
influencing
supporting
even
incentivizing
folks.
E
That
may
not
be
you
all,
but
are
doing
great
work
on
your
behalf
in
this
in
this
in
this
area.
The
idea
here
also
too,
is
finding
ways
to
come
together,
bringing
this
community
together.
That
was
really
important
to
commenters
throughout
the
hall.
We
can't
do
any
of
this
work.
Please
interrupt
me.
If
you
have
any
questions,
we
can't
do
any
of
this
work
without
a
strong
and
cycling,
a
local
economy.
E
We
talk
about
cultivating
a
strong
local
economy,
but
you
could
also
use
the
word.
I
think
diversity
here
as
we
grow.
A
key
thing
that
was
underlined
from
our
leadership,
especially
from
staff
and
from
stakeholders.
Quite
frankly
is
the
need
to
every
year
add
just
a
little
bit
more
to
what's
going
on
within
our
community,
adding
things,
though
that
makes
sense
within
our
community
one
number
to
point
out
there.
We
see
that
321
million
dollars.
We
call
that
retail
leakage,
meaning
money
that
could
be
spent
in
bluffton,
but
it's
being
spent
elsewhere.
E
We
don't
point
that
out
to
say
that
you
need
to
have
every
one
of
those
dollars
spent
in
this
community
right,
because
some
of
that
money
might
be
spent
at
a
car
dealership
or
at
costco
or
things
you
might
not
want
here
right,
but
the
idea
is
that's
an
opportunity
for
you
all
right,
there's
a
segment
of
that
you
could
be
tapping
into
and
using
to
to
your
advantage.
The
other
thing
I'll
point
out
here
when
we
think
about
your
community
and
not
dissimilar
to
any
of
the
places
here
around
the
region.
E
Is
this
inflow
outflow
a
lot
of
folks
that
work
here
actually
most
the
folks
that
work
here?
Don't
live
here
most
of
folks
that
live
here?
Don't
work
here
right
and
that
creates
a
churn,
a
dynamic
that
plays
into
our
our
mobility
chapter
plays
into
housing
also
plays
into
workforce
and
labor
needs
in
and
around
this
region.
We've
got
five
objectives.
We
identified
for
this
chapter
and
I'll
I'll
really
underline
this
one.
E
This
idea
of
e3
diversifying
the
town's
tax
base,
and
this
is
in
pursuit
of
fiscal
resiliency
fiscal
sustainability
every
year
becoming
more
secure.
That's
not
just
about
sales
tax
receipts,
it's
also
about
opportunities
for
locals
right.
This
is
about
skill
development
workforce,
not
just
retail,
but
all
pursuits
within
within
this
orange
chapter.
E
We
did
hear
a
lot,
of
course,
about
housing
and
we're
really
happy
to
see
a
lot
of
alignment
between
the
work
you
all
have
done
within
the
strategic
plan
in
our
own
work
around
this
need
to
diversify
housing
options.
Any
I
should
say
and
start
here
by
just
saying:
you're,
not
you're,
not
alone.
I
think
in
the
fact
that
you
have
a
a
a
housing
product
mix,
that's
very
lean
toward
single
family
detached
housing.
It's
pretty
common!
You
know
around
the
country
quite
frankly,
and
around
the
region
as
well.
E
We
see
it
here
is
the
idea
of.
Is
there
opportunity
to
create
a
life
cycle
of
housing
product,
meaning
for
your
children?
Where
could
they
enter?
You
know
this
mix
for
you
as
you
may
retire.
You
know.
Can
you
stay
in
bluffton?
This
idea
of
diversity
is
not
just
for
new
residents,
but
it's
also
for
folks
that
are
here
and
would
love
to
stay
here
and
their
children
as
well.
Within
these
three,
we
have
a
number
that
taken
you'll
see
on
the
boards.
E
E
As
we've
worked,
you
know
on
this
challenge
in
many
different
types
of
communities
around
the
country.
Sometimes
the
thing
that
gets
ignored
is
the
the
product
you've
already
got
in
place.
We
think
about
affordability,
you
know
how
do
we
actually
maintain
and
and
bring
our
are
naturally
occurring,
affordable,
housing,
that's
already
in
bluffton
today
into
the
next
generation.
E
It's
a
critical
thing
that
a
lot
of
communities
ignore,
but
it's
it's
a
lot
easier
to
protect
that
house
or
maintain
it
to
the
next
generation
than
it
is
to
go,
build
one
brand
new
at
an
affordable
level,
so
something
that
we've
brought
into
this
conversation
and
identified
some
actions
for
you
all
as
well
resiliency.
As
I
mentioned,
it's
brand
new,
it's
really
heavy.
It's
got
two
ports
out
front.
There
was
a
lot
of
of
things
folks
mentioned
here.
E
Remember:
resiliency
could
define
a
number
of
ways
we
really
from
from
from
our
leadership,
took
the
direction
of
thinking
about
environmental
resiliency.
Economic
resiliency
is
well
covered
within
that
economic
orange
chapter,
five
things
that
we
lifted
up
within
this
section
that
we
we
found
were
quite
important
to
the
community
and
one
of
those
rep.
I
apologize
r2
r3
I'll,
correct
that,
but
with
r5
an
interesting
thing
that's
begun
to
emerge.
E
E
You
know,
as
that's
occurred,
so
we've
looked
a
lot
into
that
within
r5
and
understand
how
that
it
could,
you
know,
could
proliferate
here
in
your
community
as
well
and
last
second
I'll
present
I'll
turn
it
back
over
to
andrew
here
has
to
do
with
celebrating
people
in
history
acknowledging
how
we
got
to
this
moment
in
time.
There
was
a
a
lot
of
stories
we
collected
throughout
this
both
about
your
deep
history,
but
also
about
your
more
recent
history.
E
You
know,
I
think,
sometimes,
when
we
have
this
conversation,
what
gets
lost
is
you
know
how
much
change,
how
fast
that's
occurred
in
this
region?
Right
andrew
showed
the
sign
going
from
one
square
mile
to
54
in
40
years
right.
That's
that's
a
significant
transition,
as
we
think
about
bringing
folks
along,
you
know,
continuing
to
promote
your
arts
and
your
base
culture
and
in
an
authentic
way
that
takes
maintenance
and,
as
we
think
about
this
chapter,
a
lot
of
what
you'll
see
is
opportunities
to
bring
community
together
to
acknowledge.
E
You
know
some
of
the
unique
things
that
are
in
around
this
community,
starting
with
old
town,
but
not
just
exclusively
there,
your
neighborhoods,
your
communities
that
predate
even
some
of
the
annexation
that's
occurred
so
telling
the
story
here
is
really
all
part
of
the
thrust
within
this
chapter,
and
I
think
this
is
my
I'm
sorry.
This
is
my
last
section
here
I'll
go
quickly
balanced
bluffton,
we
think
about
doing
you
know
comprehensive
planning,
really
the
core
of
why
we
do
this
is
to
address
land
use
development,
redevelopment
conservation
concerns.
E
E
This
is
this
is
a
section
in
a
space
where
we
want
to
spend
a
lot
of
time
because
you
inherit
these
decisions
and
your
community
does
as
well.
We
look
at
land
use.
We
look
at
the
character
of
development.
We
interview,
folks
that
are
in
this
this
game
every
day.
Try
to
understand
what
they're
seeing
we
look
at
the
market
overall.
Are
there
segments?
Are
there
products
that
are
missing
here?
We
talked
about
housing,
but
also
within
retail
commercial
office
amenities
as
well.
F
E
E
Yeah
at
the
heart
of
this
I
mean
this
is
really
the
crux
of
our
our
exercise.
Here
I
think
it's
it's
the
future
vision
for
for
some
of
these
crossroads
and
in
a
lot
of
ways,
you
know
you
you've
got
a
great
example
right
here,
which
is
pretty
unique
in
this
country,
of
what
a
vibrant
core
looks
like
what
what
a,
what
a
contributing
neighborhood
looks
like
what
we're
doing
in
this
process
we've
been
asked
to
do
is
think
about
that
at
multiple
scales.
E
So,
if
we
know
what
a
great
place
looks
like
in
bluffton,
how
do
we
mimic
mir
expand
that
to
all
lengths
of
the
community
today
and
in
the
future,
and
remember
that
this
is
this
is
an
evolutionary
process
right.
None
of
this
is
overnight
it's
about
setting
a
direction
and
trying
to
travel
in
that
that
way,
this
future
growth
areas.
We
look
at
this
in
terms
of
land
use.
E
We've
we've
identified
one
of
the
the
next
steps
that
andrew
and
I
have
on
our
our
checklist-
is
to
really
go
down
in
depth
and
examine
these.
These
particular
focus
areas
in
in
a
lot
in
a
lot
greater
depth.
Quite
frankly,
looking
at
ownership
patterns
trying
to
understand
where
some
of
the
the
movable
pieces
and
immovable
pieces
are
and
provide
some
initial
framework
for
where
there
may
be
leverage
for
the
town
or,
quite
frankly,
where
may
there
may
be
opportunity
for
the
private
sector
as
well.
E
We've
only
got
three
objectives
here,
but
because
this
is
so
meaty
this,
this
really
is
sticky.
It
tracks
a
lot
and
when
I
say
improve
here,
it's
not
to
say
that
you
aren't
doing
a
great
job
within
this
regulatory
framework.
It's
only
to
say
that
this
is
an
ongoing
activity
for
all
communities.
Things
change
quite
rapidly,
and
the
folks
that
do
a
great
job
are
the
ones
that
are
proactive
along
the
way.
So
I'll
turn
over
to
andrew
here
to
talk
a
little
bit
about
natural
resources
and
the
balance
of
our
topics.
F
Yeah,
I
think
you
know
this
is
another
place
where
we
we
heard
a
lot
from
the
community
and
then
sort
of
dug
in
and
looked
at.
Some
you
know,
did
some
research
on
on
on
bluffton.
So
one
of
the
measures
that
we
look
at
for
a
high
quality
community
is
the
amount
of
park
space.
That's
within
a
ten
minute,
walk
of
a
person's
house.
So
when
you
look
at
that
from
the
standpoint
of
publicly
available
open
space,
it's
35
percent,
which
honestly
is,
is
sort
of
toward
the
the
middle
bottom.
F
So
I
think
the
drive
that
you
all
have
and
the
things
we
heard
from
the
community
and
again
looking
forward
to
fiscal
year,
23
24
in
your
strategic
plan,
some
improvements
to
park
space,
I
think,
is
well
well
placed
as
a
priority,
because
that
was
really
voiced
voiced
by
the
community.
So
you'll
see
that
that's
really
the
first
and
first
sort
of
action
step
there
and
then
continue
to
improve
the
spaces
that
you
have.
F
One
of
the
other
things
we
heard
a
lot
about
was
access
to
access
to
the
water,
so,
whether
that's
personal,
watercraft
or
actual,
you
know
power
boats
of
some
kind,
but
again
that's
the
that's
sort
of
the
namesake
or
the
thing
that
drives
people
to
this.
To
this
place,
improving
that
access
is
is
really
important
and
then,
as
we
look
at
that
sort
of
land
use
map,
how
much
of
that
is
ecologically
sensitive
natural
areas
that
we
really
ought
to
be
setting
aside
and
again,
you
all
have
taken
a
start
at
that.
F
We're
going
to
continue
to
look
at
that
as
well,
so
the
natural
resource
piece,
extraordinarily
important,
gives
us
some
good
direction
and
we've
heard
a
lot
from
the
community
around
that
connecting
residents
with
destinations.
This
is
another
place
where
it's
it's
a
little
bit
about
partnerships
with
others
enter
jurisdictional
partnerships,
certainly,
but
there's
a
few
things
that
the
community
really
really
was
was
strong
about.
F
I
think
when
we
look
at
the
future
roadway
network
and
things
that
are
in
the
county's
plan
there
in
terms
of
their
transportation
planning,
that's
going
on
right
now,
maybe
a
little
bit
hard
to
see
here,
but
you
all
can
probably
see
it
pretty.
Well,
those
green
dash
lines,
those
connections
of
the
parkway
and
then
up
to
278,
really
think
it's
important
to
continue
to
advocate.
For
those
I
know
those
are
in
the
plan,
but
I
think
currently
unfunded
again
that's
about
seat
at
the
table
and
advocating
for
those
improvements.
F
We
look
at
the
communities
comments
around
may
river,
road
and
46
continuing
to
have
that
two-way.
I'm
sorry
two-lane,
sort
of
rural
character,
some
of
that
comes
down
to
land
use
along
there,
but
also
about
having
this
multiplicity
of
connections.
So,
if
there's
a
way
to
sort
of
take
pressure
off
of
may
river
road
by
making
these
connections
that
have
long
been
studied,
these
aren't
things
that
were
in
the
the
last
transportation
plan.
They've
been
in
a
couple
I
think,
to
this
point.
A
F
Correct
those
are
the
average
daily
traffic
correct.
So
those
are
the
numbers
that
you
use
that
we
sort
of
picked
up
off
of
existing
data
collection.
So
you
can
sort
of
see,
as
you
come
on
say,
over
off
of
278.
You
can
see
where
people
continue
on
278
or
maybe
take
a
split
down
to
46
or
bluffton
parkway.
So
you
see
those
numbers
start
to
distribute
as
you
as
you.
F
Intersects
with
yeah,
so
you
can
see
how
it
starts
to
distribute.
The
importance
of,
I
think
you
know
continuing
to
connect.
Bluffton
parkway
is,
I
think,
something
we're
really.
You
know
really
you
know
strenuous
about.
You
know
you
look
at
what's
on
on
may
river
road
and
again
this
isn't
taking
into
account
peak
traffic,
as
I'm
sure
you
experienced
this
weekend
of
people
coming
on
and
off
a
helmet
or
not
that's
peak
traffic
of
a
in
an
epic
way,
but
a
you
know,
a
two-lane
road
and
especially
two-lane
road.
F
The
center-turn
lane
can
take
20
to
25
000
cars
a
day
you
know
so
where
you
are
now.
If
that
continues
to
sort
of
stay
its
character
it
can,
it
can
handle,
handle
that
that
traffic
load,
but
again
that
multiplicity
of
connection
is
really
important
and
that's
something
that
we've
we've
got
down
as
an
action
item
for
sure,
and
I
think
the
other
thing
that
you
know
these
roadway
connections
do
is
start
to
define
that
character
of
place.
F
You
know
making
that
that
decision
easy
for
someone
that
lives
in
bluffton
to
not
be
one
of
those
numbers
you
just
saw
on
the
screen
to
be
able
to
sort
of
say.
Oh
I
can
you
know.
Instead
of
you
know,
driving
a
mile
or
two,
I
can
hop
on
a
bike
and
safely
get
to
get
to
a
destination.
The
community
so
again
helping
people
make
that
easy
decision
to
take
a
car
off
the
road
and
enjoy
you
know
getting
a
little
exercise
as
well.
F
When
we
talked
to
high
school
students,
we
had
a
little
session
with
them.
It
was
amazing
how
they
described
bluffton
as
being
a
a
series
of
destinations
that
aren't
connected
so
they'll
sort
of
describe
why
I've
got
a
school
zone
and
a
place
where
I
go
for
fun
and
a
place
that
might
do
stuff
after
school.
You
know
they.
F
They
definitely
don't
connect
the
dots
by
sort
of
walking
or
biking
around
it's
it's
it's
driving,
so
degree
to
which
we
can
start
to
to
connect
those
dots,
and
you
can
see
you
know
if
we
put
a
map
of
the
schools
on
here.
Some
of
those
are
sort
of
isolated
in
in
a
way
as
well
so
again
making
it
an
easy
decision
to
to
make
a
different
transportation
decision
is
something
that
we're
focused
on.
F
So
again,
multiplicity
of
connections-
we've
talked
about
you
know.
A
lot
of
people
are
driving
alone
to
work.
How
do
we
get
people,
maybe
out
of
their
cars
a
little
bit
like
we've
talked
about,
and
then
you
know
making
sure
that
we
advocate
and
have
a
seat
at
the
table,
because
the
last
point
here
is
is
really
important,
that
only
one
percent
of
your
total
roadway
miles
are
ones
that
you
control.
F
F
Looking
at
the
regional
transportation
system,
as
we've
talked
about
the
multiplicity
of
connections
and
making
sort
of
priority
statements
there
in
terms
of
where,
where
do
we
feel
like
the
town
needs
to
it,
needs
to
advocate
going
forward.
So
this
one's
this
one's
really
important
as
we
as
we
look
about
look
at
that
growth,
trajectory
for
the
future
has
how's
the
community
continue
to
evolve.
F
The
last
piece
is
about
community
facilities.
Again,
this
is
a
fairly
limited
piece,
because
there's
there's
certain
things
you
all
have
control
over
again.
It's
a
lot
about
supporting
and
coordinating
at
that
local
level,
but
you
know
two
pieces
when
we
know
there's
been
great
work
on
and
again
we
saw
this
in
the
strategic
plan
continue
to
invest
in
that
utility
and
infrastructure
as
it
relates
to
to
sewer
and
water
and
then
again
going
back
to
some
of
the
things
we
talked
about
sustainability.
This
is
a
place
where
there's
some
overlap.
F
F
These
really
came
from
all
of
the
conversations
that
we've
had
it's
been.
You
know
great
to
involve
a
lot
of
folks
and
have
those
words.
People
gave
us
sort
of
populate
here.
It
was
not
hard
to
take
the
take
the
the
required
sections
by
the
state
of
south
carolina
and
put
some
action
to
them
that
that
really
reflect.
You
know
the
the
analysis
that
we
did
around
around
the
existing
conditions
and
trends
that
we
see
and
matching
that
up
with
community
conversation.
It
really
was
easy
to
sort
of
connect
those
dots.
F
So
we
really,
I
feel,
like
we've,
got
some
good
community
direction
in
this
work
together,
and
our
next
step
is
really
to
put
those
put
those
pieces
together.
So
after
tonight
we'll
be
actively
starting
to
write
the
plan
again,
we're
still
collecting
input
charlotte
and
kevin
and
their
team
are
going
to
be.
F
You
know
making
sure
that
at
community
events
are
coming
up
this
week
and
next
that
the
work
sort
of
gets
out
so
taking
advantage
of
some
of
those
opportunities
as
well,
but
we
really
are
are
working
hard
now
to
take
these
words
that
are
on
a
page
and
turn
them
into
a
document.
That's
very
user
friendly
and
available
to
you.
Also,
the
next
time
we
talk,
you'll
have
had
a
chance
to
have
that,
hold
it
in
your
hands
and
and
spend
some
time
with
it.
F
So
a
lot
of
what
we're
talking
about
tonight
there'll
be
a
lot
more,
a
lot
more
detail
and
background
on
and
you'll
see
how
my
pieces
fit
together
so
happy
to
have
further
conversation.
Go
back
to
anything
that
we
missed.
I
know
we
distributed
a
sort
of
handout
or
worksheet
prior
to
tonight.
If
there
are
any
thoughts
you
want
to
share
with
us
on
that
or
places
that
you
want
to
make
sure
we
emphasize
and
prioritize.
We
are
all
yours.
F
Right
right,
yeah,
so
I
think
we
had
a
couple
members
of
our
steering
committee
that
our
volunteers
are
involved
in
some
of
those
local
social
service
agencies.
So
I
think
what
we're
referring
to
there
was
that
there's
a
lot
of
nonprofits
and
others
that
are
already
sort
of
in
this
in
this
work
and
making
sure
that
the
recommendations
we
make
sort
of
dovetail
with
work
that
they're
doing
and
is
recognizing
that
those
are
really
strong
partners
to
work
with.
F
So
when
we
come
to
the
end,
I
think
one
of
the
things
we
didn't
talk
about
tonight.
There
will
be
an
implementation
matrix
that
sort
of
lists
all
these
action
items,
but
then,
who
are
the
partners?
Because
it's
not
you
know
in
some
of
these
cases
it's
not
the
town
by
themselves,
it's
the
town
and
making
sure
that
we've
got
a
full
list
of
who
those
other
service
providers
or
folks
in
the
community
that
are
already
engaging
in
this
work,
making
sure
that
they're
recognized
and
that
partnership
you
know,
continues
to
exist.
D
Thank
you.
I
just
wanted
to
emphasize
when
you
get
to
that
portion
or
as
you're
still
meeting
with
stakeholders
in
that
plan
that
we
are
explicit
with
the
term.
Diversity
is
a
lot
of
times
that
word
gets
misused
and
the
perception
of
it
really
becomes
convoluted
and
it
doesn't
help
us
advance
or
really
get
any
further
than
where
we
need
to
be
so
if
we
could
really
hone
in
on
that.
So
everyone
understands
what
it
is.
F
D
Will
it
include,
or
has
there
been
discussions
on
like
enhancements
of
roles
like
that
in
terms
of
as
our
population
increases
it's
maybe
not
no
longer
going
to
be
feasible
to
just
kind
of
let
people
be
good
stewards
and
like
let
pedestrians
take
the
lead
in
cars.
Everyone
kind
of
has
understanding.
F
Yeah
completely
agree
on
both
counts
and
I
think
kyle-
and
I
were
talking
about
this
this
afternoon-
we
talk
about
you-
know:
there's
diversity
within
the
community,
diversity
of
options,
diversity
of
people
working
on
things
right.
We
want
to
talk
about
diverse
housing
options,
so
we
realize
that
that
word,
you
know,
depending
on
the
context,
can
go
up
you're
exactly
right
about
that.
So
we'll
work
on
that.
Thank
you
and
then,
as
it
relates
to
I
don't
know
you
want
to
add
anything
to
that.
I.
E
In
the
process
that
we've
had
the
conversation
we've
had,
is
this
idea
of
kind
of
the
maturation
of
this
community
right
like
as
we
grow
up
as
a
place,
and
you
know
these
kind
of
natural
moments
that
we
have
you
know
along
along
the
way
we
the
the
housing
products
kind
of
the
the
proactive
safety
measures.
I
think
within
that
realm,
but,
quite
frankly,
we
think
about
old
town.
I
mean
it's
it's
kind
of
a
symptom
in
a
lot
of
ways
of
your
success.
F
Yeah
and
that's
your
point
about
the
multi-use
paths:
where
are
those
cross
driveways
where
they
cross
intersections?
You
know
lighting
signage,
you
know
behavior
expectations
of
both
people
walking
riding
a
bike
and
driving
a
car.
Everyone
needs
to
know
what
they're
supposed
to
be
doing,
and
that
needs
to
be
as
clear
as
day.