Irmo, January 6, 2026
The Irmo Town Council has taken a significant step by approving the first reading for the annexation of 21.8 acres of land along Dreher Shoals Road, known as ‘Water Walk East.’ This expansion is part of an ongoing development project, aiming to enhance the Water Walk community with additional residential and commercial space without increasing the overall density. The proposal includes 536 residential units and 110,000 square feet of commercial development, a move expected to bolster local services and community amenities.
Irmo Town Council Approves First Reading for Water Walk Expansion
Irmo, South Carolina – The Irmo Town Council recently granted a first reading approval for a plan that could lead to the annexation of 21.8 acres of land along Dreher Shoals Road. This strategic move aims to expand the ongoing Water Walk development, with the newly proposed area referred to as “Water Walk East” by staff.
Details of the Proposed Annexation and Development
The proposed annexation involves rezoning the 21.8 acres on Dreher Shoals Road to a mixed-use designation. This would allow for both residential and commercial developments on the parcels, identified as TMS R03206-01-11 and -12, located north of Leamington Way. The application seeks to integrate these parcels into the existing Water Walk Development’s zoning and development agreement. Deputy Town Administrator Doug Polen clarified that the developers are not seeking to increase the overall size of the Water Walk project. Instead, the proposal involves redistributing the residential units and commercial square footage that have already been approved for the larger development.
Under the latest concept map, the original Water Walk land shows 456 residential units and 90,000 square feet of commercial space. The annexation application proposes to include an additional 80 residential units and 20,000 square feet of commercial space within the newly added 21.8 acres. This would bring the total development across the entire Water Walk project to 536 residential units and 110,000 square feet of commercial use. The town staff recommended approval of the first reading, emphasizing that the project would extend the Water Walk development without increasing the previously approved total number of residential units or commercial square footage.
If the plan receives final approval, developers will be required to adhere to various town ordinances. These regulations include limits of no more than 80 residential units per section, an average building height of 24 feet, and a minimum side distance of 20 feet between residential structures. Additionally, a minimum of 2.1 parking spaces per unit is mandated. Buffer and design conditions will also apply. The residential units must be sold at market rate to individual homebuyers, not to businesses engaged in real estate, and both renters and homebuyers are limited to one unit at the initial sale.
The Evolving Vision for Water Walk
The Water Walk project, which received initial approval in October 2024, is envisioned as a mixed-use, multi-generational community located adjacent to Lake Murray in Irmo. Its design incorporates a network of interconnected green spaces, pocket parks, and various amenities, aiming to create a vibrant live-play destination. The conceptual plan outlines residential neighborhoods, retail options, and senior living facilities. The original project encompassed approximately 65 acres off Dreher Shoals Road. Initial approvals in 2024 included up to 550 residential units and 150,000 square feet of commercial use. Developers have previously indicated that the original Water Walk project aimed to reduce density from an allowed 711 residential units to a maximum of 550, to allow for more open space and preservation of tree line buffers.
The development is being spearheaded by Material Capital Partners, a Charleston-based real estate development firm. Their approach focuses on creating mixed-use communities that offer a blend of housing, retail, and amenities, fostering interaction and walkability while preserving Irmo’s natural and cultural heritage. Material Capital Partners specializes in build-for-rent communities, combining high-quality single-family homes with professional management. The project has been a significant topic of discussion in Irmo, with construction potentially beginning as early as 2026 for the broader development.
Community Reactions and Historical Context
The Water Walk development has been a subject of ongoing discussion and, at times, controversy within the Irmo community. Residents have voiced concerns regarding potential impacts on traffic congestion, particularly on the already busy Highway 6 and connecting residential streets. Environmental impacts and the adequacy of buffers between the new development and existing neighborhoods have also been points of contention. There have been mixed views on the project, with some residents appreciating the potential economic boost and amenities, while others fear a loss of the town’s small-town charm due to increased population density.
Past council meetings and public hearings have seen significant resident feedback. Developers have worked with town leadership and stakeholders to align the development plan with Irmo’s goals and enhance residents’ quality of life. Amendments and changes have included provisions for buffer zones and statements supporting the eventual widening of Highway 6, with developers agreeing to cover the costs of necessary road improvements. The project has been planned to fit within Irmo’s Comprehensive Plan, which focuses on elements such as land use, infrastructure, environmental protection, and economic growth.
Irmo’s Strategic Growth and Annexation Benefits
The Town of Irmo, strategically located in both Lexington County and Richland County, South Carolina, northwest of Columbia, is actively managing its growth. Annexation is a key tool for municipalities to incorporate adjacent unincorporated areas, ensuring orderly outward expansion and allowing the town to control development by regulating what is built around properties. This process provides residents with more comprehensive services, including enhanced fire and law enforcement, local zoning, and planning protection.
For residents, annexing into Irmo means not incurring additional property taxes, as the town eliminated them in 2005. Furthermore, Irmo’s business license fees have remained stable, often lower compared to neighboring areas, contributing to a more favorable environment for commercial growth. This commercial growth is vital for the town’s tax base, as revenue from business license fees and franchise fees supports municipal services. Lexington County as a whole has experienced rapid population growth, transforming into a bustling suburban community, which has brought both opportunities and challenges, including traffic congestion and strain on infrastructure. Efforts are underway to address these challenges through proposed zoning changes and concurrency requirements for new developments.
Looking Ahead: Next Steps
The recent first reading approval marks a significant step, but the annexation and development expansion will require a second reading for final approval by the Irmo Town Council. This multi-step approval process allows for continued review and public input. Once final approval is secured, developers will proceed with marketing the site and obtaining necessary permits, with the overall Water Walk project expected to span five to ten years for completion.
Frequently Asked Questions (FAQ)
- What is the latest news regarding Irmo’s Water Walk development?
- Irmo Town Council members recently approved a first reading that could potentially annex 21.8 acres of land on Dreher Shoals Road, creating what staff are calling Water Walk East.
- What is the purpose of annexing the additional 21.8 acres for Water Walk?
- The purpose is to extend the Water Walk development, integrating the newly annexed parcels into the existing zoning and development agreement. This involves redistributing previously approved residential units and commercial square footage across the larger project area without increasing the total density.
- How many residential units and commercial square feet are planned for the expanded Water Walk?
- The latest concept map shows 456 residential units and 90,000 square feet on the original Water Walk land. The applicant proposes adding 80 residential units and 20,000 square feet to the newly annexed 21.8 acres, bringing the total development to 536 residential units and 110,000 square feet of commercial use across the entire project.
- What is the overall vision for the Water Walk development?
- The Water Walk is envisioned as a mixed-use, multi-generational community adjacent to Lake Murray, featuring interconnected green spaces, pocket parks, amenities, residential neighborhoods, retail, and senior living.
- What are some community concerns about the Water Walk development?
- Concerns include potential increases in traffic congestion on Dreher Shoals Road and connecting streets, as well as environmental impacts and the preservation of Irmo’s small-town charm.
- What are the benefits of annexation for residents in Irmo?
- Annexation provides residents with comprehensive services such as enhanced fire and law enforcement, local zoning, and planning protection. It also means no additional property taxes from the town and potentially lower business license fees compared to neighboring areas.
Key Features of the Water Walk Development (Expanded)
| Feature | Description |
|---|---|
| Location | Dreher Shoals Road, Irmo, South Carolina, adjacent to Lake Murray. |
| Total Project Area | Approximately 65 acres initially, with a recent proposal to annex an additional 21.8 acres. |
| Type of Development | Mixed-use, multi-generational community. |
| Residential Units (Total Proposed) | Up to 536 residential units across the entire project (456 on original land + 80 on annexed land). |
| Commercial Space (Total Proposed) | Up to 110,000 square feet across the entire project (90,000 on original land + 20,000 on annexed land). |
| Key Amenities | Interconnected green spaces, pocket parks, walking trails, dining, retail, senior living, boutique hotel, resort-style swimming pool, fitness center, clubhouse, playgrounds, grilling areas, sport courts, community fire pits, dog park. |
| Developer | Material Capital Partners. |
| Approval Status of 21.8 Acres Annexation | First reading approved by Irmo Town Council. Requires a second reading for final approval. |
| Project Timeline | Overall development expected to take five to ten years to complete, with construction potentially beginning as early as 2026 for the broader project. |
| Community Concerns | Traffic congestion, environmental impacts, population density, impact on small-town charm. |
| Irmo Annexation Benefits | Comprehensive services (fire, police, sanitation), local zoning and planning protection, no additional property taxes from the town, potentially lower business license fees, and a stronger voice in local government. |
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