Irmo Adopts New Traffic Study Ordinance Amid Local Development Controversy

Irmo Adopts New Traffic Study Ordinance Amid Local Development Controversy

IRMO — The town of Irmo has introduced a new ordinance that will require more thorough traffic studies for future development projects. This decision comes after a local uproar over a proposed housing project led to heightened concerns about increased traffic.

On August 20, the Town Council unanimously passed the new rules, which will apply to both residential and commercial developments. Under this ordinance, any development project expected to generate more than 50 car trips per hour on town-owned roads will now have to fund a traffic study conducted by the town. The results of these studies will be presented to the town’s Planning Commission before any voting on the proposed developments takes place.

The change follows protests centered around traffic and other issues, which, on August 12, resulted in the Planning Commission rejecting a $65 million, 550-unit mixed-use development known as Water Walk. Before this ordinance, the town of Irmo was often excluded from traffic discussions that were primarily managed by developers and the state Department of Transportation.

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

Assistant Town Administrator Doug Polen also shared his thoughts, indicating that the town will employ a traffic consultant to determine if a proposed development needs a full traffic study. Polen added, “I like the fact that the town is taking a more proactive engagement in trying to address concerns of our citizens over traffic and other issues that might come up as we develop Irmo more.” Councilwoman Phyllis Coleman echoed this sentiment, describing the move as a positive step towards ensuring the town’s involvement in managing its growth.

Traffic was the most prominently voiced concern during discussions about the Water Walk project at the August 12 meeting. Charleston-based Material Capital Partners, the developers behind Water Walk, plan to bring an amended proposal for the project to the Planning Commission on September 9. According to town documents, even without the rezoning, the land intended for Water Walk is currently zoned for over 700 residential units and approximately half the retail space initially proposed.

The developers had agreed to a traffic study before the new ordinance was introduced, Polen noted. This new requirement for traffic studies aligns with Irmo’s strategic 2035 plan, which considers the annexation of over 6,000 acres of land around the town’s current limits. At present, Irmo covers just under 5,000 acres.

Irmo’s population has remained relatively steady compared to other regions, growing at an average rate of 0.2 percent per year since 2000. Recently, this growth has increased to 1.6 percent annually since 2020. Despite the ongoing construction of new apartments and housing in surrounding areas, Irmo has seen only one new housing development in the past two years—the Bickley Station subdivision, which includes 60 homes.

Local governments in Lexington County, where part of Irmo is located, have established rules to control unrestricted growth, driven by similar concerns about traffic, and the capacity of local school districts and emergency services.

With the new ordinance in place, Irmo aims to more effectively manage its growth and address concerns from residents, ensuring a more cohesive approach between the town and developers.