Charleston planning panel declines to recommend mixed-use rezoning for 2.39-acre Johns Island parcel

Philip Simmons, a Johns Island property owner, asked the Charleston County Planning Commission to rezone a 2.39-acre family parcel at 2856 Cain Slash Road from limited commercial to mixed use. “Our family have called John's Island home for almost 90 years,” Simmons said, adding the change would allow flexibility to mix small commercial uses and housing for local workers.

The request drew opposition from residents and neighborhood groups who said the island’s roads and intersections, notably Maybank Highway at River Road, cannot support higher density. Peter Rubino, speaking for the Johns Island Task Force, said the region’s regional planning rating shows the corridor’s level of service at “F or worse” and urged denial. “We cannot support additional residential development that is being zoned upzoned by as much as 60% to our already overwhelmed infrastructure,” Rubino said.

The commissioners debated whether the limited commercial district already allows a range of neighborhood-serving commercial and small residential uses and whether granting mixed-use entitlements would set a precedent for other parcels. Commissioner Jones cited more than 190 public responses opposing the request and said residents’ concerns could not be ignored. Commissioner Hussain and Commissioner McConnell voted in favor of the staff recommendation to approve the rezoning; Commissioners Davis, Jones, Morris and Vice Chair Pilatos voted no. The motion to recommend approval failed.

Planning staff and several commissioners noted a procedural requirement that a majority of the entire commission membership (five votes) is needed to recommend a comprehensive-plan amendment. Planning staff advised that because the body did not achieve that supermajority, the commission would not forward a positive recommendation on the comp-plan amendment portion of the request. The commission chair said County Council will hear the request at a public hearing on 08/26/2025 and at the council’s Planning and Public Works Committee on 09/11/2025; the matter then requires up to three readings at council’s discretion.

Speakers during public comment included residents who emphasized traffic, lack of sidewalks and bike lanes on surrounding two-lane roads, and the possibility that mixed-use zoning entitlements (including conditional allowances such as hotels or gas stations) would “go with the parcel” if sold. Tori Sanders of the Coastal Conservation League said the requested density “feels significant in an area where infrastructure is still struggling to catch up with development.” Susan Kershaw urged disapproval, noting the overlay district was created with community input and should not be lightly overturned.

No final development plan or construction timeline was presented by the applicant; Simmons said the family sought flexibility and “we have no plans immediately to do anything.” Commissioners discussed alternatives such as annexation into the City of Charleston, which the applicant said they had not pursued and that municipalities may apply zoning upon annexation.

Because the commission did not recommend approval, the application will proceed to County Council for a final decision.