April 1, 2026

PBNA Newsletter

Palmetto Bluff Neighborhood Association, Inc.

 

Dear Neighbors,

We look forward to seeing you at the next PBNA Annual Meeting on Wednesday April 22nd, 5:00 pm at the River Road Lodge Lawn, Waterfowl Road. 

It is important that you vote!  A link to the proxy is here. You will need to login to vote.

PB Community Update

Following our January 8, 2026 Financial Perspective Update, PBNA was invited to meet with Rob Duckett and Gray Ferguson.  The purpose was for the developer to better understand PBNA’s role and mission.  We also had candid conversations about the level of distrust that many members have with South Street Partners’ (SSP) approach to managing and operating Palmetto Bluff.  Specific examples were presented.  Rob Duckett appeared to be receptive to our discussions and improving the developer’s relationship with PB members.

To promote collaboration, PBNA and Rob Duckett agreed to meet regularly moving forward. 

While long, we thought the SSP Annual Meeting improved on prior years’ presentations by providing some detail on future plans, especially regarding the CrossRoads development. 

We also appreciated the follow-up focus group meetings, to which those attending the Annual Meeting were invited. The developer acknowledged member feedback regarding the desire for more specifics around the development master plan, food and beverage offerings, and maintenance of the property.  We suggested more roundtables in the future around specific topics, such as food and beverage, in part because members like to hear what other members are thinking.  There has already been reach out by the developer on F&B, and Rob Duckett in a later conversation relayed that he would have an update on the community master plan very soon.  We amplified the request that an additional dog park be part of the community expansion.  As we all know, the proof will be the action items taken from these meetings.

A number of PB members, as well as the PBNA Board, have provided a list of follow-up questions on key areas of concern that were not addressed in sufficient detail or at all during the Town Hall, and we await responses from the developer. 

Stay tuned as this pursuit progresses.

Staying in the Know

Rob Duckett, as representative of the ownership group (Henderson Park- SSP joint venture), the local developer (SSP), and Club and POA management teams, all three of which we shall collectively refer to as “the developer,” has stated a preference for one-on-one verbal communications with PB members.  The PBNA Board, on the other hand, has expressed its preference for communicating with members broadly, openly, and in writing, not only to improve transparency and ensure consistency, but also for efficiency and cost-effectiveness.  Many in the community like to hear the feedback provided by other members.  Details or topics may be discussed in one meeting and omitted in another, yet more broad-based communications allow those details to be disseminated widely and accurately, ensuring a “level playing field” of knowledge.  Communicating in silos is suboptimal.  Moreover, to the extent that PB clubs are allocated costs for the developer’s many executives and managers, one-off communications contribute to our rising dues. 

Many members include the PBNA on their emails to the developer or management as the PBNA is a resource of information and can share insights obtained from other members.

Mobile Bluffton Town Hall Hosted by PBNA

On Monday February 23^rd, PBNA hosted a Bluffton Town Hall meeting at the River Road Lodge.  Mayor Larry Toomer, Town Manager Stephen Steese, Chief of Police Joseph Babkiewicz, and others presented the current and future plans for Bluffton.  PB is within the Town of Bluffton and subject to a development agreement with the town.

A common question is what PB gets from the town, and whether the interests of the developer and residents are treated even handedly.  We know what we pay in property taxes – that tax revenue goes to Beaufort County.  It appears that approximately 22% of property taxes collected by Beaufort County are directed to the Town of Bluffton full-time residents, and for non-residents, that amount is approximately 13%. The town provides the POA with a trash pickup reimbursement (which, when combined with Montage site fees, amounted to $332,822, or 2.95%, of the total POA receipts (assessments, passes, etc.) of $11,270,066 through the third quarter of 2025.  It is unclear if and under what conditions the town police would ever be allowed to come into Palmetto Bluff if called by a member.  The county provides many services such as 911 call management and emergency medical response.

PB members might be surprised to know that big chunks of what you think of as Bluffton are not actually in the town of Bluffton (Colleton River, Moss Creek, The Crescent, Belfair, Rose Hill, Berkely Hall, Island West, Bartons Run, Gascoigne Bluff, Alljoy, and Myrtle Island among other parcels).  This unannexed land is governed only by the county.  A separate myriad is law enforcement jurisdiction among the town police, the county sheriff, and private community security registered with the state law enforcement division (SLED).  Similar jurisdictional complexity exists with regard to maintenance of local roads.  (More on this below.)

For those of you who are civic minded, PBNA is organizing a Government Liaisons Committee to cover town, county and state relations.  Feel free to raise your hand and join.  Secession has thus far not been on the table.

While not from this meeting, there was an interesting presentation made by Town Manager Stephen Streese regarding the Bluffton future that our members might find interesting.  If interested click here and start around 48 minutes.

SC 46/Old Palmetto Bluff Road Traffic Light

It was wonderful to read in SSP’s March Club Update that a traffic light has been approved for our intersection.  PBNA wants to recognize the efforts of both the developer and residents in achieving goal.  Pressure was applied by many groups and individuals at many levels and we now look forward to the traffic light installation.

It is yet to be seen who pays for the light, but May River Road is a state road.

PB members may be surprised to know that the POA (Trust) owns Old Palmetto Bluff Road, which is the road from the gate house to the May River Road.  (The older road, inexplicably called Palmetto Bluff Road, which is to the right as you exit PB, is owned and maintained by the SC Department of Transportation.  It is also known as State Road S-7-35.)   As you know, public, commercial and New Riverside traffic have use of Old Palmetto Bluff Road.  May River Road (SC Highway 46) is a state road.  Part of the challenge is that Bluffton is a hodgepodge – there a very few town roads, many private roads, and an assortment of county and state roads.   For those with time to kill, the Bluffton road maintenance map is available here and extra points if you can find the ghost streets in Bluffton.

Litigation Update

Litigation No. 1

On the morning of Wednesday April 22^nd, just before our Annual Meeting, your South Carolina State Court will hear the ownership group/developer final appeal challenging the two rulings of the lower court and the appeals court.  Both of those prior rulings determined the arbitration clause in some Club documents is unconscionable and unenforceable.  This issue has ramifications beyond PB and will be an interesting statement by the court regarding the role of the courts in South Carolina.   The ownership group/developer prefers arbitration – among other reasons because arbitration proceedings are not public.  The case has been going on for years, thus far focusing on where the dispute will be resolved and not on resolving the dispute itself. 

PB members who are career litigators have commented that cases often settle on the eve of discovery and trial.  A decision that this case belongs in the courts and not arbitration could be viewed as accelerating that process.  As a reminder, prior settlement discussions have included consideration of whether the ownership group/developer requires that any settlement bind the entire community—that means you, even if you are not a party to the litigation. 

PB members need to get smart on what they would agree to, less a small fraction of the community find themselves in the awkward position of having to come up with a “take it or leave it” proposal that has not been previewed with others.

We plan to attend the Supreme Court hearing and will report that evening.

For those of you who are governance minded, the PBNA Governance Committee covers adherence to PB documents and laws, litigation and settlement developments.  Feel free to raise your hand.  PBNA itself is not and does not intend to be a litigant.  

Litigation No. 3

Litigation against the POA and its board of stewards is ongoing and focuses on the fiduciary duties owed to PB residents.  

Litigation No. 4

A new suit was filed on February 12, 2026 against Palmetto Bluff Development, LLC, Palmetto Bluff Club, LLC, and South Street Partners, LLC  which goes to the issues of joining fees, adherence to agreements, and fairness.  It can be found here.

Noise

An attorney for several members sent a letter to the Town of Bluffton and its outside attorney stating that the exception to the town noise ordinance—which the Montage relies on to avoid noise level and time-of-day limitations—does not apply to Montage events and in any event violates other South Carolina statutes restricting noise and general nuisance.  To date, the Town of Bluffton has not responded to this letter.  

Some members have also asked the developer for more information regarding the additional event venue being considered for Montage.   We await the developer’s response as it works through its planning, although on a positive note we have been told that the developer has spoken with some of the residents along the affected section of Mt. Pelia Rd.

The ongoing event, construction and set-up noise and activities continues to be a vexing issue for many of those who live in the Village, and we would like to see hotel-member relations improve for everyone. 

Club and Trust Financial Review

PBNA is continuing its review, audit and benchmarking of Club and Trust financials.  Among other items, we are looking at the scope and process of the first Club audit, confirmation of the assets and properties owned by the Club (as opposed to developer-affiliates), allocations of cost among the Club, Trust and developer-affiliates, and Trust assessments and revenues. 

Citadel, the River House and the Village Chapel do not pay a POA assessment and are free riders.  That apparently is based on the agreements with the prior developer, and we don’t know if and when this might change.  A review of POA revenues, expenses, assets and reserves is part of a deeper dive to come.  Pertinent to recent avowals of building trust, transparency, reasonableness and fairness are all we ask.

For those of you who are business model, community roadmap, and financially minded, PBNA’s Financial Committee monitors and benchmarks our community.  Feel free to email PBNA if you would like to participate. 

South Wilson Bluff Stone Revetment Project

This very important POA project has started and PBNA was excited to read the POA’s March 24, 2026 update.  We were on the water recently and snapped the following photos of the progress thus far (photos are located at the end of this newsletter).  We have heard from the affected S. Wilson residents that they are happy with the project and progress.  We are following up with management to update the actual cost of the project to the POA.

Save the Date!  Annual PBNA Meeting on April 22^nd, 5:00PM at River Road Lodge Lawn

It is important that members show that they care by voting, attending the meeting if possible, and most importantly letting us know where they want to see focused efforts over the next year. 

Please vote today!  A link to the proxy is here. You will need to login to vote.

The purpose of the meeting is to elect two candidates for our Board of Directors, following which we will report on the PBNA’s recent activities and hear from PBNA members regarding their priorities for the coming year.   Likely topics include: 

• “Building Trust” with the ownership group and developer

• The in-progress first-ever PB Club audit (and who owns what)

• A real-time report on the SC Supreme Court hearing earlier that morning and our view of prospects for settlement

• Upcoming member survey

• Invitation to join community committees (more on this below)

• What is important to you!

Committee Volunteers Needed!

Committees are a great way to participate and contribute to the community, while limiting your overall time commitment.   Please consider if you would like to play a role and, if so, send an email to pbna2020@gmail.com indicating your area of interest. 

• Social – the fun committee

• Membership – increase our numbers to strengthen our united voices

• PB Governance – monitoring governance, litigation and settlement developments affecting all PB members

• PB Financial – review club and POA financials and audits and benchmark PB with similar communities

• PB Special Interests – drill down into areas like dog parks, boat club programming, golf tier privileges, and the art loft access in a deeper manner than the PBNA board is able

• Communications – newsletters and maintaining PBNA’s website

• PB Government Liaison – monitor developments on town, county and state issues such as roads, traffic lights, law enforcement, emergency response, and safety 

Over the past year, the PBNA Board has advocated for members’ interests with the developer, pursued special projects, such as the May River traffic solution and the Trust capital reserve, and analyzed the Club and Trust assets, budgets, costs and revenues. 

The PBNA’s mission is to promote transparency, communication, and education to ensure Palmetto Bluff remains a special place.  We provide an avenue for transparency as well as an organized voice.  PBNA is independent of the ownership group and developer. 

Invite fellow members to join the PBNA!     https://pbnabluffton.com/Join

Get involved!  Let us know if you would like to participate on a committee or project. Please email us at pbna2020@gmail.com.

Thank you,

Your PBNA Volunteers