Irmo Implements New Ordinance on Traffic Studies for Developments Amid Controversy

Irmo Implements New Ordinance on Traffic Studies for Developments Amid Controversy

Irmo — The town has recently approved a new ordinance requiring more traffic studies for potential developments. This change follows a heated controversy surrounding a proposed housing project in the area.

In a unanimous vote by Town Council on August 20, the new rule was accepted, which mandates any project that could attract more than 50 car trips per hour on town-owned roads to commit to a traffic impact study. Notably, the costs of these studies will be borne by the developers, and the findings will be submitted to the town’s Planning Commission before any voting on proposed developments.

Concerns Voiced by Residents

The decision comes in the wake of public protests focusing on concerns about traffic and other potential issues. The tipping point was the Planning Commission’s decision to reject the much-talked-about $65 million, 550-unit Water Walk development on August 12 due to these worries.

Before this recent change, traffic discussions were often limited to developers and the state Department of Transportation, excluding the town, which created loopholes in addressing local concerns.

“I don’t think it’s a good idea to continue to yield this space to DOT and just the developer,” said Councilman Erik Sickinger during the meeting. “Traffic obviously is a big deal right now. For us to be able to lay a foundation for this study is important.”

Implications of the New Ordinance

The new requirement applies to both residential and commercial developments. The town plans to hire a traffic consultant to evaluate whether a proposed development meets the threshold for a full study, according to Assistant Town Administrator Doug Polen.

Expressing her approval, Councilwoman Phyllis Coleman said, “I like the fact that the town is taking a more proactive engagement in trying to address concerns of our citizens over traffic. For us to participate hand-in-hand with the developer so that we have some modicum of control, I think is a very good thing.”

Developer Response and Future Plans

The developers of the Water Walk project, Material Capital Partners, have indicated they will bring an amended proposal for the site to the next Planning Commission meeting scheduled for September 9. Though the rezoning proposal was rejected, the land in question can still legally hold over 700 residential units and half the proposed retail space.

David Craig, Director of Development at Material Capital Partners, mentioned that the plot of land is one of the few areas in town zoned for such density.

Interestingly, the developers had already agreed to a traffic study even before the new rules were enacted. This is indicative of a broader move toward assurance and transparency in future town developments.

Looking Ahead: Irmo’s Strategic Growth Plan

The adoption of this ordinance aligns with the town’s strategic 2035 plan, under which over 6,000 acres surrounding the town limits have been identified for potential annexation, aiming at a regulated and structured growth. As of now, the town spans just under 5,000 acres.

Local governments in Lexington County, where a part of Irmo is located, have already enacted similar measures to control unrestricted growth, citing concerns over traffic and the capacity of local school districts and emergency services.

Steady Population Growth

Compared to surrounding areas, Irmo’s population growth has been relatively steady. The town’s population has been around 11,000, growing by about 0.2 percent per year since 2000. However, since 2020, this rate has increased to 1.6 percent, as per town documents.

Despite the construction boom in other parts of the Columbia metro area, Irmo has only seen one new housing development in the past two years, which is the 60-home Bickley Station subdivision on Palmetto Wood Parkway.

The new ordinance represents a significant step toward balancing development with sustainability and community concerns, aiming to shepherd the town of Irmo into a future of controlled, thoughtful growth.