Spinal Decompression Therapy in John's Island, SC

JOHNS ISLAND, S.C. (WCSC) — Charleston city leaders are racing against the clock to find a way to pay for long-needed road and intersection improvements on Johns Island, as traffic congestion continues to worsen and state funding falls short.

City council has until February to decide whether to move forward with a Municipal Improvement District (MID), a tool that would allow the city to collect fees from new development to help fund infrastructure upgrades.

Charleston City Councilman Jim McBride says the issue isn’t the condition of the roads, but their capacity.

“Our population growth has exceeded our infrastructure to support it,” McBride said. “The main reason for that is all the traffic bottlenecks on Johns Island are on state roads — and the state does not have enough money to improve roads and intersections to keep up with the growth.”

Statewide transportation needs total about $70 billion, while projected revenue sits at just $27 billion, leaving a $42 billion funding gap, according to the South Carolina Department of Transportation’s revenue forecast through 2040.

That shortfall has pushed city leaders to consider alternatives like a Municipal Improvement District, which would focus on funding projects the state cannot.

McBride says the idea is to reinvest money from new development back into the community.

“It generates income based on new development on Johns Island that goes back to Johns Island,” he said. “That could be intersection improvements, traffic lights, sidewalks, or pathways connecting neighborhoods to business centers.”

Municipal Improvement Districts allow cities to assess fees on developers whose properties meet specific criteria, helping pay for infrastructure or stormwater drainage improvements tied to growth.

McBride says traffic congestion is already taking a toll on the local economy.

“People aren’t driving to businesses on Johns Island as often because of the traffic,” he said. “That hurts small businesses.”

This is not the first time Charleston has explored the idea. A similar proposal was paused in 2021 while the federal government reviewed its legality. The plan resurfaced at a city council meeting last November, and leaders are now gathering public input before any decision is made.

However, Mayor William Cogswell says timing could limit how effective the district would be.

“It would have been great if this was done 10 years ago,” Cogswell said. “You would’ve had a lot more revenue coming in because it would only be taxing new businesses — and much of Johns Island’s commercial development has already happened.”

The mayor says the city is also considering a Tax Increment District, which would use future growth in property values to pay for infrastructure improvements.

For now, city leaders say no final decision has been made — and traffic on Johns Island remains a growing challenge.

CHARLESTON — Charleston County has started construction of an interchange south of U.S. Highway 17 and east of Main Road as part of a larger effort to alleviate traffic for West Ashley and Johns Island residents.

The interchange is part of a $354 million road project — the largest infrastructure project in Charleston County history. It includes the construction of flyover ramps at the intersection of Main Road and Highway 17; a bridge over CSX Railroad; a roundabout at the intersection of Main, Chisholm and River roads; and a widening of Main Road from River and Chisholm roads to the interchange ramps. It’s funded by the 2016 transportation sales tax.

The improvements were originally part of a bigger project for Main Road, from Bees Ferry Road to Betsy Kerrison Parkway. The project was then split into three segments, with this particular segment first estimated to cost $130 million in 2020.

Construction workers first built a temporary trestle bridge across the marsh to access where they are building the interchanges. Those were designed to allow drivers to avoid the intersection of Main Road and Highway 17 and go directly to Johns Island or West Ashley. Herb Nimz, county manager for the project, previously told The Post and Courier the focus is to build a way on and off Johns Island first before constructing the flyover ramps at the intersection.

The county also plans to build a roundabout at the intersection of Main, River and Chisolm roads. Eric Adams, county director of public works, wrote in an email to The Post and Courier that construction of the roundabout is expected to begin in the first quarter of 2026.

This project has been in the works for years, to many West Ashley and Johns Island residents’ dismay. Main Road is one of the two ways on and off Johns Island and beyond, including Kiawah, Seabrook and Wadmalaw islands.

Census data shows the population of Johns Island increased rapidly from 2010 to 2024, from around 15,100 people to almost 23,000. More than 25,000 people are estimated to live on the island today.

The project is one of the many road projects in progress from the 2016 transportation sales tax. Adams said at a County Council finance committee meeting last March that road projects usually take several years due to permitting required ahead of construction. Construction is often the shortest component, he said.

The project remains on track to be completed in late 2028.

JOHNS ISLAND, S.C. (WCIV) — Funding is now complete for a major affordable housing development on Johns Island that will bring homeownership opportunities to 50 Lowcountry families struggling with rising housing costs.

Sea Island Habitat for Humanity has secured all the funding needed to begin building infrastructure for Sweetgrass Preserve, a new neighborhood planned on a 30-acre parcel of land. The milestone clears the way for construction to begin on what officials say is the nonprofit’s largest project to date.

Once completed, Sweetgrass Preserve will include 50 affordable, owner-occupied homes for families who already live and work on Johns Island but have found it increasingly difficult to buy a home through traditional means.

“It’s folks who own their own houses. So, it’s not rentals. They’re not short-term residencies,” said John Rhoden, executive director of Sea Island Habitat for Humanity. “They’re people who already live here and now getting a house of their own for the first time. It’s people who can’t afford a house in the normal process.”

Habitat officials say the project is a direct response to rising housing costs on the island. New data shows the typical home now sells on Johns Island for about $700,000, nearly 10% higher than this time last year.

Habitat for Humanity says Sweetgrass Preserve offers what it calls a long-term housing solution. Families who qualify purchase their homes through an affordable mortgage and also help build them alongside volunteers.

“We’re probably the closest thing I can come up with to a permanent solution for housing,” Rhoden said. “They’re getting a house, it’s their house, it’s a mortgage, they own it. But they also have to work on that house. It’s not a free house — they’re buying it from us, and they help us build it.”

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The nonprofit is currently working with Charleston County to complete the permitting process. Construction is expected to take about five years, with 10 homes built each year.

Unlike some previous Habitat projects, officials say Sweetgrass Preserve is being planned and built as a single, cohesive neighborhood. The development also includes efforts to preserve natural features, such as saving trees and creating green and park spaces within the community.

“We’re spending a lot of time up front, getting it all planned beginning to end,” Rhoden said. “So, it’s one community as opposed to just throwing a house here and there like we have done in the past sometimes.”

Building homes in the same area at the same time also allows Habitat to maximize volunteer efforts.

“We’re all on the same street working, all building at the same time,” Rhoden said. “We can use volunteers on multiple buildings at the same time. It helps with the economies of scale.”

With funding now secured, Habitat officials say there are more opportunities for community members to get involved.

“We always need the help,” Rhoden said. “We need help swinging hammers, painting, caulking — all kinds of things. If you want to come work on a job site, you can give us a call.”

Groundbreaking for Sweetgrass Preserve is expected to begin in mid-2026, and officials hope to have the first nine families moved in by next December.

JOHNS ISLAND — Trees falling onto roads are not as rare of an occurrence as residents would like.

Since last November, the St. John’s Fire District has responded to 60 calls to clear downed trees that block the roads of the Sea Islands, according to data from the fire department.

Of those 60 calls, over half of them were for various roads on Johns Island.

These downed trees aren’t always just the result of storms or bad luck. Development and lack of maintenance are often the culprits, said Ary Fun, president and co-owner of The Charleston Arborist.

When developers start construction, bulldozers and excavators come in to clear trees and end up taking out six to eight inches of soil, which 90 percent of tree roots live in, Fun said. That layer of soil also contains organic material and is replaced with fill dirt once it’s taken out, which ultimately kills the root systems, he said.

“It needs these organic materials in the soil to thrive,” Fun said. “Without it, they suffer drastically.”

Once the trees suffer from the loss of the nutrients in that top layer of soil, they stop producing the hormone that repels pests, he added. Without that hormone, insects attack the weakened trees, which only stresses them out more.

But development is only one part of the problem. Trees that stand along the sides of the roads on Johns Island are the victims of irregular maintenance, Fun said.

The state Department of Transportation's vegetation management guideline says all trees should be limbless for the first 18 feet above the paved road. But Fun said he’s seen branches under 18 feet, and trucks constantly hit them.

He suggested more regular maintenance of the trees along roads to ensure they’re following DOT’s guidelines, and assessment reports that detail the health and condition of the trees.

While many trees near roads and construction sites are under strain, conservation groups have worked to ensure that not all trees on Johns Island are at risk.

Several entities, including the Coastal Conservation League and South Carolina Environmental Law Project, worked together to protect the Angel Oak, which is considered a local landmark and has recently been nationally recognized as a community forest because it was protected from development.

Samantha Siegel, Angel Oak Preserve director at the Lowcountry Land Trust, was also part of the effort to preserve the tree and its surrounding ecosystem. She told The Post and Courier that the groups and Johns Island residents were worried about proposed developments in the area and potential impacts it would have on Angel Oak.

Siegel said they were most concerned about the loss of the surrounding grand trees that would have been cleared for development. Those trees help protect the Angel Oak from harsh wind and sunlight, and are part of the tree’s ecosystem, she said.

She added that the wetlands on site help control the water quality and prevent the Angel Oak from getting too much water, or too little. Just keeping that ecosystem intact is the best they could have done for the Angel Oak, Siegel said.

“If we can prevent any kind of disturbance for these trees, that is the best way to help them survive,” she said.

JOHNS ISLAND, S.C. (WCSC) — The Sea Islands are preparing to celebrate a major milestone in the push to expand affordable housing as leaders get ready to cut the ribbon on a new community for low to moderate income seniors.

What began as a groundbreaking in 2024 has now become a reality for dozens of longtime Johns Island residents. Demand for the 72-unit complex was immediate. The building reached full occupancy in just 35 days; many of the new tenants moved from aging apartments directly across the street.

The nearly $26 million project came together through support from over 10 funding partners, including the City of Charleston, the Charleston Housing Authority, Charleston County, the South Carolina State Housing Finance and Development Authority and the South Carolina Community Loan Fund.

Esau Jenkins Village was developed with the Sea Island Comprehensive Healthcare Corporation to provide seniors 62 and older who earn 60% or less of the area median income with safe and centrally located housing. The community includes 61 one-bedroom units and 11 two-bedroom units along with shared spaces such as a community room, fitness center, computer station, walking trail and outdoor gathering areas.

The development honors Esau Jenkins, a Johns Island leader whose work in civil rights, education and economic opportunity shaped generations of families across the Sea Islands.

For developer Ward Mungo, founder of Mungo Companies, the project’s completion represents far more than opening a new building.

“Seeing everybody that was living in the older apartments across the street, the late ‘70s buildings, they were blown away when they saw the opportunity to move into units that are on par if not better than a market rate development. That was the moment where it was like, ‘this is what I get up for every day,’” Mungo said.

He added that the effort behind affordable housing often goes unseen.

“The work has already started and I think one thing a lot of the public doesn’t see is that when shovels go in the ground, it’s like an iceberg. Only a small part is visible above the surface and everything else is below,” he said. “It takes years of planning and coordination for something like this to come together.”

He explained that the people who will benefit most from that work are the same community members that residents interact with every day.

“We’re talking about the folks you see across the Lowcountry from waiters and kitchen staff, all the way to a senior nurse tech or even the principal of a school,” he said. “Those are the populations we’re really aiming to serve.”

Mungo said building affordable housing is also deeply mission driven.

“The challenge is that it is not a get rich quick scheme. It is truly an industry and a sector of what we do that is the hearts and minds component,” Mungo said.

He said that mission is what motivates his team.

“I get to wake up and know that what I’m doing and what we as an organization and most importantly my team who has been working really hard has set out to do, we all have one unified goal when we wake up,” he said. “We know we are setting out in our day to make somebody’s life better.”

He added that rising housing costs show why this work must continue.

“It’s not even the working class anymore. We’re a metropolitan area where market rents are not attainable unless you make 150% of the area median income,” he said. “It’s a celebration of where Charleston has come but also a wakeup call for me as a developer to really tap into what is needed.”

Mungo said the future of affordable housing must look different than in previous generations.

“The goal is to incorporate multiple generations and multiple income levels, with people of different socio-economic backgrounds living together to break the trend of how housing used to be developed,” he said. “In a modern future the buildings are architecturally beautiful, people live together in harmony and when you drive by you don’t know who is living in which building because it all fits into one cohesive master plan.”

He said he hopes the project encourages other parts of the Tri-County to work together to place affordable housing near major job centers and support public transportation that grows with these communities. Mungo Companies is already moving forward with additional developments that support Mayor Cogswell’s goal of creating 3,500 affordable homes in Charleston by 2032.

Although residents moved in earlier this week, the official ribbon cutting for Esau Jenkins Village will take place Thursday as the Sea Islands celebrate a long-awaited community designed to help seniors remain in the place they have long called home.