Charleston City Councilman Jim McBride is pushing a plan to force developers to pay fees that would fund desperately needed infrastructure improvements on Johns Island.

McBride’s proposal would create a Municipal Improvement District that would levy charges against new residential and commercial developments to generate revenue for roads, drainage systems and utilities in one of the area’s fastest-growing neighborhoods.

The West Ashley representative said the fee structure would ensure developers bear responsibility for the infrastructure costs their projects create rather than passing those expenses to existing taxpayers.

“We cannot continue to approve development after development while our roads crumble and our drainage systems fail,” McBride said at Tuesday’s council meeting. “This puts the burden where it belongs — on those profiting from growth.”

Johns Island has experienced explosive residential growth over the past decade, with major subdivisions and commercial centers transforming rural farmland into suburban neighborhoods. The development boom has strained aging roads and overwhelmed drainage infrastructure not designed to handle increased traffic and stormwater runoff.

The proposed Municipal Improvement District would operate similarly to existing special tax districts but would target new construction rather than existing property owners. Fees would be calculated based on project size, expected traffic generation and infrastructure impact.

McBride has not released specific fee amounts but said the charges could range from several thousand dollars for single-family homes to hundreds of thousands for large commercial developments. The revenue would fund road widening, intersection improvements, drainage upgrades and utility extensions.

The proposal faces immediate opposition from the Charleston Home Builders Association, which argues additional fees would increase housing costs and slow development in an already expensive market.

“Piling more fees onto new construction will price out working families and first-time homebuyers,” said association president David Richardson. “There are better ways to fund infrastructure without making housing even less affordable.”

Several major developers have contacted council members opposing the plan, according to sources familiar with the discussions. They argue existing development impact fees and property taxes already contribute to infrastructure funding.

McBride’s proposal comes as the city faces mounting pressure to address infrastructure problems across Charleston. A recent analysis found the city needs $2.8 billion over 20 years to adequately maintain and improve roads, drainage and utilities.

Johns Island infrastructure challenges extend beyond typical maintenance needs. The area’s rapid development has created traffic bottlenecks on Maybank Highway and other major corridors while overwhelming stormwater systems during heavy rains.

The flooding issues mirror problems documented in Charleston’s 2025 Flooding Report Card Shows Another Historically Bad Year, which highlighted drainage failures in developing areas.

Councilman Mike Seekings, who represents downtown Charleston, expressed skepticism about targeting one geographic area with special fees.

“If we’re going to charge developers for infrastructure impacts, we should do it citywide, not just pick on Johns Island,” Seekings said. “This feels like a piecemeal approach to a systemwide problem.”

The Municipal Improvement District would require approval from a majority of council members. McBride said he plans to introduce legislation creating the district at the January 28 meeting.

Similar fee structures operate in other fast-growing South Carolina communities. Bluffton charges developers up to $8,000 per residential unit for road improvements, while Mount Pleasant levies impact fees ranging from $1,200 to $15,000 depending on project type.

Legal challenges could complicate implementation. State law requires Municipal Improvement Districts to demonstrate a clear connection between fee amounts and actual infrastructure costs. Developers frequently challenge such fees in court, arguing they constitute illegal taxes.

McBride said he has consulted with city attorneys and believes the proposal meets legal requirements. The fees would be calculated using traffic studies and engineering assessments that document specific infrastructure needs.

Johns Island residents have expressed mixed reactions to the proposal. Some welcome efforts to address infrastructure problems, while others worry about potential impacts on property values and development.

“Something needs to be done about these roads, but I don’t want to kill growth that brings jobs and tax revenue,” said longtime resident Patricia Williams.

The proposal represents McBride’s second major infrastructure initiative this year. He previously pushed for expanded flooding mitigation funding and has been vocal about the city’s infrastructure needs in Politics & Government discussions.

City staff are reviewing the proposal’s financial and legal implications. Public Works Director Brad Morrison said the department supports efforts to generate infrastructure funding but wants to ensure fees are properly calculated and legally defensible.

Council will hold a public hearing on the Municipal Improvement District proposal before any final vote. McBride said he expects heated debate from both developers and residents affected by the fees.

The measure needs seven votes for passage. McBride has not disclosed which colleagues support the plan, but several West Ashley and Johns Island representatives have expressed interest in infrastructure funding mechanisms.

A final vote could come as early as February, with implementation beginning in summer 2025 if approved.