Controversial Water Walk development raises concerns about Irmo overdevelopment

As Irmo continues to grow, residents have mixed views about whether its small-town charm is at risk.

At the heart of the debate in the town of 12,000 people is the Water Walk, a proposed 65-acre mixed-use community near Lake Murray that would have shops, restaurants, a hotel and up to 550 homes. And on Tuesday, Town Council could give the plan a final go-ahead. 

Some residents fear the redevelopment plan could cause a lot more traffic congestion – though the town’s mayor says that’s something local officials are trying to work out. Others point to the $175 million the developers plan to spend, saying it can only be good for the area.

Resident Vanessa DeVore lives near the proposed site and said there has been poor planning around similar developments because of the town’s infrastructure.

“You can’t really walk down our street safely,” DeVore said. “I see people try to jog. But it’s dangerous because cars speed, and we don’t have enforcement of Irmo police for that. It’s already really congested.”

Irmo Mayor Bill Danielson lives near the site as well. He said he understands residents’ complaints.

“I get it,” he said. “I have to go out on this road every day, five to seven times a day, and I worry about my wife going out there in the traffic.”

Despite concerns, Danielson said he knew that someone would build in that area eventually.

Construction will bring short-term challenges. But it will lead to long-term benefits once it’s done, Danielson said.

Danielson said the town council viewed the project positively and voted to approve it on the first reading vote.

Multiple issues need to be addressed and several ideas negotiated before council’s second reading on Tuesday, he said. The second reading will be final approval for Water Walk to move forward, he said.

The readings give the public and council time to review concerns and make adjustments, he said.

What Water Walk would offer

Water Walk would offer a mix of single-family homes, townhomes and senior living.

Material Capital Partners, the Charleston developers of Water Walk, declined an interview but said the project is still in the early planning stages.

Water Walk aims to attract tourists and boost the town’s economy, according to Irmo Planning Commission documents.

The developers want to maintain the natural and cultural heritage of the town by preserving trees along with creating green spaces and trails connecting residential and commercial activity.

It’s anticipated that Water Walk will be developed over five to 10 years and that construction would begin in late-2025.

Approving developments such as Water Walk involves several steps, said Assistant Town Administrator Doug Polen, secretary of the Planning Commission and a land planner for 25 years.

Developers submit a project proposal, including details such as the number of homes and commercial spaces they plan to build, Polen said.

The proposal goes through a negotiation phase in which developers and town officials address feedback. Then, it is reviewed by the Planning Commission, an advisory board that makes recommendations to the Irmo Town Council.

Initially, it was rejected by the Planning Commission due to lack of clarity, Polen said.

State law requires the Planning Commission’s recommendation to be sent to the council within 60 days, he said.

After the developers made the requested changes, the revised proposal passed 7-0, Polen said.

Danielson said he was not “thrilled” about the development, including the proposed rental properties. But he said no one has proposed a better option for that site.

Residents who feel the town’s growth is incompatible with its infrastructure say Water Walk is adding to their concerns.

Resident Rosemarie Averhoff posted her concern on the Nextdoor app.

“This is the craziest development yet,” Averhoff told the Carolina News & Reporter later. “All these people and cars are going to clog up Dreher Shoals Road. Try it around 4 to 5 p.m., and it’s bumper-to-bumper.”

Averhoff said Water Walk is a “lovely” idea, but it’s at the wrong location.

Town administrator Courtney Dennis said Town Council is aware of residents’ traffic concerns.

The town doesn’t control the roads, but the council can use its position to push for improvements, Dennis said. That means “adding traffic lights, widening roads, or putting in medians, giving us ways to work with the (South Carolina Department of Transportation).”

Town council has negotiated specific conditions with the developers, including restrictions on the number of houses, Danielson said.

Erik Sickinger, the mayor pro-tem who steps in when Danielson is unavailable, said the council will closely monitor the development process to make sure developers follow through with agreed conditions and avoid mistakes.

“I’ve been pretty pleased with some of the concessions they’ve been willing to make, like giving land to the Irmo Fire Department to put a station out there and widening the road,” Sickinger said. “They were already willing to widen the road before they knew that it was a statutory requirement.”

More developments, more traffic

DeVore grew up in downtown Columbia and long thought of Irmo as countryside.

Even though she didn’t move to Irmo until 2016, she has seen the rapid evolution of the town, as it has shifted from rural to suburban.

“There’s always been rapid development,” DeVore said. “But even since 2016, development has really increased, and there’s a lot more traffic and congestion.”

Still, she said there’s much to like about Irmo.

“I understand why people want to move to Irmo,” she said. “We have good schools. It’s a pretty area. And we’re near the lake.”

Resident Claude Spurlock is a fan of the new developments. He said new homes attract more services, businesses, and restaurants.

According to a survey of the town’s long-term vision for Irmo, residents’ highest concerns were public safety and traffic maintenance.

Traffic is what has her worried for Irmo.

“I’ve noticed with the increased number of people, it’s almost losing its small town vibe, and it’s becoming more suburban,” DeVore said.

Polen acknowledges that not everyone agrees with the Town Council’s decisions on major development projects.

“We want people to like Irmo, and they may not be happy about individual decisions that are made, but they need to understand that I represent 12,000 people,” Polen said.

Irmo Vision 2035

As Irmo continues to grow, leaders say they’re working within the bounds of a 10-year comprehensive plan implemented in fall 2023.

The plan focuses on 10 elements affecting the community, such as infrastructure, environmental protection and economic growth.

A major focus is land use because that’s what most people are interested in, Dennis said. That’s all about what goes where.

Water Walk has been carefully planned to fit with Irmo’s Comprehensive Plan, according to the Planning Commission.

The project is expected to boost the town’s tax revenue and create more jobs. Water Walk could also serve as a model for future developments in the region, the developers say.

Danielson said Irmo is in growth mode.

“People say, ‘Oh, this is all about money.’ Well, yeah, it’s all about money,” Danielson said. “If you want the town to strive and succeed, we have to treat our businesses accordingly, and we need to have the people living here to support them.”

Despite the town’s efforts to address concerns, many feel the balance between expansion and maintaining the small town charm is not sustainable.

“I really wish it was more community focused,” DeVore said. “It’s a shame that we have a lake right there, but I don’t see great access to it.”

Town officials are working to manage growth through long-term planning.

“The 2035 Vision Plan is not something done in a vacuum,” Dennis said. “It’s not something done overnight. It’s comprehensive, hence the name as a comprehensive plan.”

Shaping growth is a shared responsibility, Polen said.

“The town council lives here, too,” he said. “We drive the same roads, and we want something to be proud of.”