In this series, the Icon presents the Bluffton Beyond Tomorrow comprehensive plan in eight segments, which can be found in full on the Village of Bluffton website HERE. The Bluffton Public Library has two print copies.
Understanding the community’s foundational layer is imperative to foster responsible development. An area’s historic, geologic, geographic, climate and drainage patterns are staples of any comprehensive plan. Familiarity with these topics encourages development in the most suitable locations and aids policymakers in ensuring residents utilize community resources optimally.
History, Government & Attributes
In the northeast corner of Allen County and the southwest quadrant of Hancock County, the Village of Bluffton houses roughly 4,000 permanent residents and university students according to the 2020 decennial census. The village is nearly equidistant from Lima and Findlay, the seats to their respective counties. Bluffton is a regional destination featuring a downtown area with amenities valued by residents and visitors.
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Bluffton has the advantage of being located on Interstate I-75 and near U.S. 30. One Norfolk Southern freight train makes a round trip through Bluffton each day.
Bluffton operates as a statutory Village by the Ohio Revised Code. The council is composed of six council members elected by the citizens at large. Village Council terms are four years. Counselors serve as the legislative committee for the Village. As the Chief Elected Officer for Bluffton, the Mayor presides over the legislative body during a four-year term.
The Village Council appoints an administrator to serve at the pleasure of the Council and Mayor. The Village Administrator manages daily business in the Village and executes procedures and policies established by the Village Council. The police, fire, and emergency medical services chiefs are approved by Council after the Mayor’s appointment.
Climate & Natural Features
The glacial pass that produced the Great Lakes shaped northwest Ohio with distinct geologic and topographic characteristics. A flat landscape is a result of that movement which can lead to drainage challenges under various circumstances. Bluffton has little change in topography outside of the quarries on the southwest side.
The lack of altitudinal change nurtured the conception of the Great Black Swamp for centuries. The 7,000 square mile swampland adjoining Lake Erie was the defining feature of northwestern Ohio which deposited fertile soil that helped establish the area as an agricultural center. The completion of the Miami-Erie Canal and other drainage efforts by European settlers drained the swamp over time. Some flooding in the area is not uncommon and Bluffton is no exception. The village drains to stormwater facilities which are operated and maintained by the Village, and subsequently to Riley Creek, which is part of the Blanchard River watershed.
The region experiences hot summers and cold winters. This climate contributes to the area’s role as an agricultural producer with a long growing season of five to six months. The National Weather Service lists that the average annual precipitation is 37.2 inches. Roughly 20 inches fall between May and October. That encapsulates the growing season. On average, 40 days per annum have at least one inch of snow on the ground, but there are wide ranges from year to year.
Floodplains & Wetlands
Both the Big and Little Riley Creeks run within the corporation limits. The village is a member of the Blanchard River Watershed Partnership. The headwaters of the Riley send water to the Blanchard River and then to the Maumee which eventually flows into Lake Erie. It is likely that the Bluffton area will see more stormwater regulations from the EPA as continued nutrient loading from the Lake Erie watershed have caused increases of algal blooms that adversely affect the water quality of this resource.
Flooding in the village can be problematic, but that does not mean floodplains are rendered useless. Low-impact structures like walking paths or playground equipment can be a popular amenity for residents and an efficient way to utilize ground prone to standing water after heavy rainfall. (See Appendix, p. 44-45 for floodplain and hazard information.)
Frequent flooding can pose a significant safety risk to citizens. Village officials and steering committee members feel the Village flood hazard reduction strategy needs to be upgraded.
A general plan follows:
1) Update and strengthen the Village’s Flood Plain Regulations. FEMA (Federal Emergency Management Agency) requires any community wishing to utilize the NFIP (National Flood Insurance Program) to adopt the federal minimum flood management regulations. In order to help protect the community, Bluffton can implement more stringent requirements for development within special flood hazard areas. Elements such as compensatory storage, mandatory cut-fill balances, and increased engineering study requirements can all be effective while promoting responsible development.
2) Promote development outside of the special flood hazard area (SFHA). The best way to control the flooding of structures is to place them outside of the limits of the special flood hazard area. The Village should put into place a policy of development inside the SFHA as a last resort. Any development that can reasonably be located elsewhere should be.
3) Locate and evaluate potential sites for hard infrastructure improvements. The Village should work with other local agencies as well as state and federal entities to locate and develop sites for the express purpose of flood mitigation. Optimal areas will overlap jurisdictions (corridor along I-75 for instance) and will be areas that traditionally experience repetitive flooding.
SITE & SITUATION STRATEGIES
- Review and update subdivision and floodplain regulations.
- Promote development outside of special flood hazard areas.
- Implement detention or retention in flood prone areas in conjunction with development.
- Locate & evaluate potent sites for hard infrastructure improvement.
- Maintain Blanchard River Watershed Partnership membership.
- Monitor state and federal funding for mitigation of flood areas (e.g. H2Ohio funds for flood prone areas) and explore submission of relevant proposals.
- Consider investment in electric infrastructure to support transportation.
- Review steps necessary to create a charter form of government and other steps to ensure Bluffton is prepared for the future census count when a population of 5,000 is reached.
