BLUFFTON — For most of its lifespan, this was a one-square-mile town tucked along the banks of the May River. And it remained that way for nearly a century and a half.
Then came 1998, the year the town started to expand by gobbling up surrounding property. Now, Bluffton spans 54 square miles — a far cry from the early days of this area incorporated in 1852.
In the past quarter century, its population has exploded from a quaint 750 residents to 35,000 strong, making it S.C.'s 15th largest city. Such rapid growth has caused discomfort for some residents. New development means less green space and more traffic, along with the slow disappearance of the Lowcountry town they grew to love.
Despite these worries, Bluffton is set to annex another 65 acres of unincorporated county land into town limits — filling in part of a donut left behind during its rampant growth. Opponents say the land grab will usher in commercial development and force Beaufort County to pursue a long-controversial road project. They also accuse Bluffton officials of not making the approval process more accessible.
Boom & Balance
Town staff say the move will allow Bluffton to benefit from taxes generated by the land, while also requiring builders to operate under municipal code. Local longtime developer John Reed says he can better execute his vision for the area through one local government, rather than two.
Town Council on Nov. 12 is set to approve a slate of ordinances that will annex land owned by Reed, whose office is a short walk from council chambers. Reed estimates that he has built 4,000 homes in Bluffton, including the developments of Hampton Lake, Belfair and Berkeley Hall.
Plans of what could come
Off the corner of Buckwalter and Bluffton parkways, Reed plans a medical campus and town center. S.C. Department of Health records show Novant Healthcare wants to open a hospital that would become the anchor tenant. Further along the road, Reed envisions mixed-use businesses where people can dine, work and shop.
The process of enveloping Reed's land moved along in public meetings where locals could comment, but Bluffton officials did not explicitly call for such input. Town officials did not anticipate the annexation to cause much uproar. Their approach was in stark contrast to Beaufort County, which spent months barnstorming the Lowcountry to educate voters about its unpopular transportation sales tax. Residents sank the ballot initiative during the recent election.
Reed has twice asked Bluffton to annex land in the area. He was rebuffed each time, most recently in February 2023 when he tried to add residential development rights to the deal. His current request will bring in 28 acres of commercially zoned land — keeping his development rights effectively unchanged from county control. The remaining 33 acres are wetlands. As part of the agreement, Reed will build roads from Bluffton Parkway onto the property.
Even though the zoning remains the same, the annexation would simplify Reed's pursuit of his commercial project. He would only need to navigate Bluffton’s development process and requirements, rather than bringing some plans to Beaufort County. Reed also would not need to keep a 50-foot buffer between properties in the town and county.
If council approves the annexation, Bluffton would still need to greenlight Reed’s development plan — a process that would include a traffic analysis.
From woodlands to what's next
The area in question is near a stretch of road identified for construction almost two decades, and a source of controversy around Bluffton for just as long. A petition fighting the road has more than 2,200 signers.
Bluffton Parkway Phase 5B, first introduced in 2006 as a new roadway, would run around 2-1/2 miles from Buck Island Road to Innovation Drive. The parkway now runs from Mackay Creek, near the bridges to Hilton Head Island, to Buckwalter Parkway, although along a crooked route exacerbated by two separate sections. Critics have long argued that 5B, which would create a more direct connection, would benefit developers while adversely affecting nearby neighborhoods.
The intersection near the land under consideration is at the nexus of a major commerce center and multiple residential communities. The area is built out by its enormous Kroger grocery store, small restaurants, health, retail, and fast food businesses. On one of the parcels now stands a cell tower.
Satellite images show that none of that development, commercial or residential, was there 30 years ago. Old-growth, dense forests stood where the parkways now intersect and carry thousands of drivers daily.
The most recent public outcry came after town staff included documents referencing the road project in a report for the annexation. The report referenced a stipulation from 2008 that Reed would donate property for 5B should the county allow the road project to move forward. That requirement is irrelevant to the annexation, Town Manager Stephen Steese said.
"As soon as 5B showed up on anything, it raised concern for the people that are opposed to 5B," Steese said. "Again, 5B doesn't have anything to do with this property whatsoever."
Despite those reassurances, several community members voiced their concerns during a Sept. 10 council meeting. Worries over more traffic and uncontrolled development topped the list.
Beaufort County News
"We're actually not in opposition to the annexation request or corresponding documents," said Jordan Holloway, a board member of the Retreat at Grande Oaks Homeowners Association. "However, we are in opposition to the connection of South Innovation Drive to (Bluffton) Parkway."
Some residents are concerned that the commercial development would bring more traffic to the area, forcing the county to pursue the controversial road project.
"The bottom line is that there is clearly an underlying agenda here to force the building of 5B," Rose Hill resident Joy Coe posted to social media. "Will we really benefit from the building of segment 1 of 5B if we are inundated with more traffic in that area? Do we really need more commercial development in the Buckwalter area?"
Reed argues that the development would ease traffic by providing a commercial and healthcare space within Bluffton’s most-populated area. Rather than driving across town, residents will have a closer option for medical care, retail and restaurants, Reed said.
As part of the annexation agreement, Reed would build connector roads that he believes would lessen traffic on the town’s main arteries. The longtime developer said the annexation will not affect 5B, but he supports the road project.
Reed plans to bring the issue of 5B again to County Council in 2025. He said the county's indecision has stagnated other projects. Whether for or against, he would like to see a final decision made.
"Do I believe 5B is important? Yeah, I do," Reed said. "The growth is here, and it's continuing. In an emergency, in a hurricane, you're going to need it"
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