[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6389292,"mediaKeyId","2113483-ed9e9afc85eebd18bc936369b612e496","parentId",2113483,"title","Planning commission declines to recommend large Powder House / Thoroughbred subdivision after heavy public opposition","audioSeconds",1664,"startMs",5766080,"endMs",7430831,"viewUrl","/Search/View?dp=1&key=2113483-ed9e9afc85eebd18bc936369b612e496&start=5766&end=7430","thumbnailUrl","https://assets.pipeline.soar.com/2113483-ed9e9afc85eebd18bc936369b612e496/thumbnail_5766080.jpg","articleUrl","/articles/6389292/Aiken-City/Aiken-County/South-Carolina/Planning-commission-declines-to-recommend-large-Powder-House-Thoroughbred-subdivision-after-heavy-public-opposition","mediaUrl","https://secure.pipeline.soar.com/6389292-2909693d7cb7a50b7be5b3139cfe27dc/orig.mp4?Expires=1771213690&Signature=VCBujn8IxZ6ptqb3b8Ey7AHlf8iC04DnhoZNaRkc1dH3UlijHJzy38bUEfx2-qS1nLwZMgtS0I4uwO6OxFejKZm4lTFY6hWBDpBAbg0tGQUyHAHr0-IjLzvlsmrdKsjR9z-OxDxUORFbDDmRHgraLULo9OMA4KHLseqEEyfLqLcfEa7~2tR2rh8TyvZDf73xNU8F9YbMZ3iAvNebXiwES2H0khiE1lPKLCzvmwMbXSQ9djvGO-pUlmSB5wNMK2PZxg9enZjmChNlFB8gesPsGl7NwbOCYTE~q7-J5~ToFuTFORuD17qNbfbau1QLVbZRhoC1S64cyPy3CKrQTJufqA__&Key-Pair-Id=KUT5TJCACFTXG","author","CityofAikenSC","date","2025-01-14T00:00:00Z","article","The Planning Commission on Jan. 14 voted not to recommend annexation and to withhold approval of a proposed concept plan for a multi-product residential development off Thoroughbred Run and Powder House Road (applications 25-2009 and 25-23001). Commissioners cited concerns about density, traffic, buffers and incomplete engineering and hydrology information after more than an hour of public testimony.

Developer Todd Bailey presented a concept for a mixed community of townhomes and single-family homes with amenities, trails and a future connector road; the plan showed roughly 479–480 units across the tract. Bailey said the design included amenity space, a pool and walking trails, and that the project would tie into the future Powder House connector roadway and proposed sewer and water. He noted the developer is seeking annexation to secure city water and sewer service.

Residents from adjacent neighborhoods—particularly Mallard Lake and Sable Drive—spoke at length in opposition. Concerns included:
- Traffic and safety: Speakers said Thoroughbred Run, Powder House Road and nearby intersections already experience congestion and accidents; residents warned the proposed development would add thousands of vehicle trips and exacerbate dangerous intersections near South Aiken High School and Whiskey Road.
- Environmental and stormwater: Commenters asked for hydrology, stormwater and soils studies; a local scientist recommended testing for historic pesticide residues in former agricultural fields and urged robust hydrology review.
- Neighborhood character and property values: Neighbors argued the project’s density and lot sizes are inconsistent with surrounding subdivisions and would harm neighborhood character and home values.

Commissioners questioned the plan’s density relative to surrounding development, the adequacy of buffers (noting some edges lacked shown buffers), the accuracy of the traffic analysis and omission of floodplain detail on the concept plan. Commissioner Messina and others said the concept as presented lacked sufficient detail and on-the-ground mitigation to be recommended to City Council.

Commissioner Clarkson moved to not recommend the annexation and concept plan to City Council; Commissioner Erb seconded. The motion passed (vote recorded as a commission approval of the recommendation to not send the concept forward). Staff will include the commission record and public comments with the City Council packet; the developer may revise the plan and return for further review.

Why it matters: The property sits near existing neighborhoods and school access routes; commission decisions on annexation and concept plans direct whether city utilities—and the regulatory pathway that accompanies them—become available. Denial at planning reduces the likelihood the developer can secure city water/sewer and proceed at the proposed density without substantial revisions.

What’s next: The commission’s recommendation against the annexation and concept plan will be forwarded to City Council. The developer may revise the concept and address the commission’s concerns before resubmitting.","mediaType","Video","parentTitle","Planning Commission Meeting January 14, 2025","oneSentenceSummary","The Planning Commission declined to recommend annexation and a developer’s concept plan for a roughly 479–480-unit subdivision off Powder House Road and Thoroughbred Run after sustained public opposition and commissioners’ concerns about density, traffic and incomplete technical information.","taxTitle","Aiken City, Aiken County, South Carolina","taxId",52307,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6389298,"Planning commission forwards emergency and transitional tiny-home zoning amendment to City Council",808,4711310,5519960,"/Search/View?dp=1&key=2113483-ed9e9afc85eebd18bc936369b612e496&start=4711&end=5519","https://assets.pipeline.soar.com/2113483-ed9e9afc85eebd18bc936369b612e496/thumbnail_4711310.jpg","/articles/6389298/Aiken-City/Aiken-County/South-Carolina/Planning-commission-forwards-emergency-and-transitional-tiny-home-zoning-amendment-to-City-Council","https://secure.pipeline.soar.com/6389298-96971dc6a0206521cb147de5f99a537f/orig.mp4?Expires=1771213690&Signature=O2KrvZwjJbWTljxr9I8MGzmpDPnFdj3jaFqgkOMB8vEJcvkDidtcVpAooX1rq7eNiH~~UHJAhmEQjVO65OoPL3DXrgsq6QWXf9O6rxterFDP7gxnmOIapGZ5J98dNLUjODV71xclQDTHZTrTISxbo-67Weootw70HYNg1MPzsv7gH2haShlTIrXcDqV3apV8IRNM58WtEGWsfbeXIwLTP6wFQx4c1AxrdVTEr3AdGLsmz9LFUcm7nFkYpXz9SwCQjwz-qM9d3xwtKhjgHesUDOabkJ~MQWLL974gJz6rUXgJ7fRPkaqgEASPtSWOV10eq8dOt8ZJr5s3olG1CjGqDg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on Jan. 14 voted unanimously to forward a proposed zoning-ordinance amendment that would create a mechanism to approve emergency and transitional tiny-home communities managed by nonprofit or social-service organizations.

The draft ordinance was prepared after comparative review of other municipalities' tiny-home policies and multiple work sessions with Planning Commission and City Council. Planning staff said the ordinance is intended to accommodate tiny homes as a non-congregate transitional housing option and to be managed by nonprofit or religious organizations; for-profit (commercial) tiny-home communities would require a separate ordinance.

Speakers urged approval. George Clare, president of Aiken County Homeless Housing, described tiny homes as a cost-effective, privacy-respecting transitional housing model and said the organization expects to fund homes mostly through private donations; he estimated materials for an individual tiny home at about $35,000 and urged the commission to forward the ordinance so the group can submit a concept plan in the coming months. “Tiny homes make that easy…we need you to endorse the draft zoning ordinance this evening,” Clare said. Other supporters included Dave Paulin (who cited Habitat for Humanity-style volunteer construction) and Theresa Callahan, who described a successful, city-supported tiny-home project she had visited in Spartanburg.

Staff explained why the ordinance was drafted as a distinct zoning category rather than amending existing residential zoning: conventional residential districts carry lot-size and density rules that the commission and staff found incompatible with the smaller, phased tiny-home approach. Commissioners asked clarifying questions and confirmed the draft limits initial operators to nonprofit or social-service organizations; a separate ordinance would be needed for commercial tiny-home developments.

After discussion, Commissioner Stevens moved and Commissioner Matthews seconded a motion to forward the draft emergency and transitional tiny-home ordinance to City Council for approval; the motion carried unanimously.

Why it matters: The ordinance opens a local zoning pathway for nonprofit-managed tiny-home transitional housing, a model advocates say can help unhoused residents move toward stability with private bathrooms and kitchen space while requiring lower upfront capital than conventional housing.

Next steps: City Council will consider the ordinance. If approved, applicants (typically nonprofits) will return with a concept plan and required engineering and permitting documents for project-level review.","After public comments from homelessness-service advocates and veterans groups, the Planning Commission voted unanimously to send a draft zoning ordinance allowing emergency and transitional tiny homes—restricted to nonprofit/social-service operators—to City Council for approval.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6389304,"Owners contest proposed contributing designation for Hitchcock stables; commission recommends non-contributing",1823,2489920,4313909,"/Search/View?dp=1&key=2113483-ed9e9afc85eebd18bc936369b612e496&start=2489&end=4313","https://assets.pipeline.soar.com/2113483-ed9e9afc85eebd18bc936369b612e496/thumbnail_2489920.jpg","/articles/6389304/Aiken-City/Aiken-County/South-Carolina/Owners-contest-proposed-contributing-designation-for-Hitchcock-stables-commission-recommends-non-contributing","https://secure.pipeline.soar.com/6389304-73e7393439438cf3170bc64591ed098b/orig.mp4?Expires=1771213690&Signature=J8yCN1cVaCv184lLxBW5TeDk7XY-4rXyi9rpxiSxvLsFkm5n0BUWiG7-AVaVSdCL1DrHukXAzJinID7GY1-7FbSkQ1-~j3U40APr8M~dAasjfYs9r3mEVBgpqGapxMCtAKk455Gl79pfYn2jCgXS5vjlYA2Kfw3kL9nEditzxsaMnoQi5PBQ78eWmUaZUhq~3Rz5o7~6c3iyoT3tiUiq16OVTf1NpIxOEt93ZIVVyotxIx3F628CAa2blM6ikvQfdO6oRo4weUXn6l5WlIkHw8bgpRkdrKKwMydyTdzPNkO543dJ-2aZnNu0tSJwWjeZ4s8BChMvlVQ-XbDNjpn~Wg__&Key-Pair-Id=KUT5TJCACFTXG","A contested application to designate the Bostwick Hitchcock Stables as a contributing historic structure drew a large public turnout on Jan. 14 in Aiken. After more than an hour of testimony from preservation advocates and property owners, the Planning Commission voted to deny the application as contributing and to recommend that City Council classify the stables as non-contributing.

The property, owned by Charlie and Tara Bostwick (525 Lawrence St.), was the subject of competing public arguments. Supporters including Luis Ronaldini, John Davis and preservation advocates said the stables were overlooked in previous surveys and are architecturally significant; Ronaldini urged the commission to correct a prior omission and designate the structure contributing. “Federal law requires every state and municipality to preserve historic assets…there’s no question that this error should have been corrected earlier,” Ronaldini told the commission.

The property owners and other speakers opposed the citizen-initiated designation, saying the application circumvented the owners’ rights and raised procedural concerns. Tara and Charlie Bostwick said the family has owned the stables for decades and objected to a designation filed without the owners’ prior notification. Tara Bostwick requested that the commission consider the property owner’s preservation plan and cited repeated historic surveys that did not list the stables as contributing in the past.

Other speakers included Britney Kisner (who opposed the application and described procedural concerns), Pat Cunningham (who said the owners were not notified in a timely way), and several preservation proponents who argued for correcting a survey omission and for the economic and cultural value of preservation. The applicant’s supporters said designation would allow review under the city’s design guidelines; opponents said it would impose burdens and lower marketability.

Commission debate touched on process, property rights and precedent. Commissioners expressed sympathy for both the owners and preservationists, but concluded the record and property history counseled against imposing a contributing designation over the owners’ objections. Commissioner Mason moved to deny the contributing designation and recommend non-contributing; the motion passed and was seconded. The chair explained that the recommendation will go to City Council with the commission’s rationale.

Why it matters: A contributing designation would change the design-review requirements for the property and could affect eligibility for certain grants. Owners argued that a non-contributing designation better preserves property rights while allowing the owners’ preservation plan to proceed.

What’s next: The commission’s recommendation will be included in the City Council packet for a final decision. The owners and preservation groups may pursue additional reviews or appeals based on the council action.","Owners of the Bostwick Hitchcock Stables opposed a citizen-led application to designate the stables as contributing in the Old Aiken historic overlay. After extended public comment, the Planning Commission voted to deny the contributing designation and recommended to City Council that the stables be marked non-contributing.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6389309,"Planning commission backs amended landmark designation for Friendship Baptist Church after debate",1379,1047110,2426704,"/Search/View?dp=1&key=2113483-ed9e9afc85eebd18bc936369b612e496&start=1047&end=2426","https://assets.pipeline.soar.com/2113483-ed9e9afc85eebd18bc936369b612e496/thumbnail_1047110.jpg","/articles/6389309/Aiken-City/Aiken-County/South-Carolina/Planning-commission-backs-amended-landmark-designation-for-Friendship-Baptist-Church-after-debate","https://secure.pipeline.soar.com/6389309-7203ac7a17abcfe483c1701a3d02ce4f/orig.mp4?Expires=1771213690&Signature=TBwxmjlbbg-DdyIGI-31mN-y-00zboK7YtDfuPhIA9yqrDIhYYBRLgslzvx2LwNLeaN7JNvnHwia-O9kt3WI6nAzl95YEWJYaMOPrY71AsoFgvz47r4fFHWBbz~45~nqIlOfgLn7AnJOdiSrPw9dCHl8-jEEmzJhgeSwImPtwx3cXpSCHc~uZxVfRqt98cYaExqPPDSFMZNqfnDYFr46C~lf8MeAzcMt3y8qsnwvqNwioaFpEVmFeygR-oedCMVtrJ1SN4HDE5rS2KE39B7BS3nh0r-pjI2XFuyHPT5H3WvmH~z652nbKVDxpm3Qphds2hIad7NoKClY2ZGkW-8Jeg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Aiken Planning Commission on Jan. 14 voted unanimously to forward a revised historic-designation amendment for Friendship Baptist Church to City Council that would treat the church complex as three separate resources.

The application (DES24-01-001) requested the complex remain under landmark designation for the sanctuary, reclassify the parsonage/admin building as contributing, and list the educational/activity building as non-contributing. Planning staff said the property had been treated as a single landmark complex since City Council designated it in September 1994, and the church now seeks to “debundle” the complex to allow rehabilitation and a proposed relocation of the parsonage building.

Kimberly Toney, who said she represents the church board of trustees, told the commission the congregation intends to preserve the sanctuary as a landmark while using the parsonage/admin building and activity building differently. “We continue to have the sanctuary be used as a historic landmark…we are debundling it and asking that those three buildings stand alone,” Toney said. Pastor T.C. Edwards urged approval, saying the parsonage is in poor condition and the church plans a new multipurpose facility: “Rather than allowing it to just sit and rot, it will be moved less than a 1,000 feet…we have the majority of the congregation voting in favor,” Edwards said.

Opponents, including Sharon White and Mandy Drumming, urged preservation of the whole complex. White said the complex has significant civil-rights and community history and objected to the parsonage’s reclassification; she noted the Design Review Board denied the church’s request by a 5–1 vote. Drumming emphasized the parsonage’s architectural ties to the Schofield School and said landmark status helps access preservation grants. In rebuttal, Toney said the church applied for a National Trust grant in 2024 but was denied and reiterated the congregation’s plans to stabilize buildings and build a facility to serve current needs.

After discussion, Commissioner Herb moved and Commissioner Clarkson seconded a motion to forward the amended designation to City Council—keeping the sanctuary landmark, making the parsonage contributing and the activity building non-contributing. The motion carried unanimously.

Why it matters: The church complex is in Aiken’s Old Aiken historic overlay; reclassifying components changes review pathways for future work and can affect eligibility for preservation grants and regulatory oversight. City Council will consider the Planning Commission recommendation and the Design Review Board’s previous finding before acting.

What’s next: Staff will include the commission’s recommendation and supporting materials in the packet to City Council for a final decision.

Quotes in context (from the meeting): “We continue to have the sanctuary be used as a historic landmark…we are debundling it and asking that those three buildings stand alone,” Kimberly Toney said. Pastor T.C. Edwards: “Rather than allowing it to just sit and rot, it will be moved less than a 1,000 feet…we have the majority of the congregation voting in favor.”","The commission voted unanimously to forward a revised historic designation for Friendship Baptist Church: the sanctuary remains a landmark, the parsonage/parsonage-admin building is designated contributing, and the activity/educational building is designated non-contributing.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6389314,"Planning commission forwards multiple routine annexations, rezones and service requests to city council",5491,711530,6203350,"/Search/View?dp=1&key=2113483-ed9e9afc85eebd18bc936369b612e496&start=711&end=6203","https://assets.pipeline.soar.com/2113483-ed9e9afc85eebd18bc936369b612e496/thumbnail_711530.jpg","/articles/6389314/Aiken-City/Aiken-County/South-Carolina/Planning-commission-forwards-multiple-routine-annexations-rezones-and-service-requests-to-city-council","https://secure.pipeline.soar.com/6389314-1b7ff6c4888e50acf3e1f60148087e91/orig.mp4?Expires=1771213690&Signature=E0s~DmuktcgHqnWMm3MBumTUUcj1T4as4kSbUaOgxMww55Z3abqpXdSUuNxd4EB1yS6ebGg3V4ih6wdIj6XsjCR-y3veCrfyHoNlryHALWxXRWEFol9HfbrQ5nXZNqrWih5vHcXr6LKM48463jfk-WCE8HBcMSkuKDMB6KJwynIY2IFmtP01zZXZSumvfsBaXMgFnGizLRqEcyLNJRfNeXZ7Dr9nUFzFKQ8-cUft4uIYXhDTylByJmODV0NZlIncLTllGPLfxH0oxUVAEyacJfNd3SLQv5-e99EBxroCUTOLozz2XCYHMnHS9Wjx8jLzDDvkyvwixKIjfqlBzSyEGw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Aiken Planning Commission on Jan. 14 forwarded a series of routine annexation, rezoning and city-service requests to the City Council, voting unanimously on most items after brief presentations and little public opposition.

The items included multiple small-property annexation requests for Conger Drive addresses (applications 25-20013, 25-20014, 25-20015 and 25-20016), all recommending annexation into the city with RS-15 single-family zoning; a rezone request for city-owned parcels on Williamsburg Street from Light Industrial to DB (application 25-6004); a rezoning amendment for 223 East Boundary Avenue that was amended on the floor from proposed RML to RS-6 and recommended to council (application 25-6003); and several city-service requests to provide water and/or sewer to county developments (notably applications 25-5003, 25-5006, 25-5007 and 25-5008). The commission also recommended denial-as-contributing and to forward a non-contributing recommendation to council for the Hitchcock stables property (see separate article), and separately took up other contested items during the meeting.

These votes were procedural in nature: staff presented the applications, commissioners asked brief clarifying questions or proposed minor amendments, and public comment for most of these items was limited or absent. For the Conger Drive annexations, commissioners moved the items to City Council without conditions; for the Williamsburg Street parcels the motion to recommend DB zoning passed unanimously. Several city-service requests were recommended to council with standard conditions listed in staff reports; commissioners noted that engineering review and county approvals remain required before site work begins.

The commission’s actions are advisory: City Council will take final action on annexation, rezoning and utility-service requests. The commission’s routine approvals reflect staff review and draft conditions; they do not authorize construction or changes in land use without subsequent regulatory approvals.

Votes at a glance (selected items from the Jan. 14 meeting):
- Application 25-20013 (annexation, tax parcel 106-07-15-007, 1109 Conger Drive): moved to City Council for approval; unanimous.
- Application 25-20014 (annexation, tax parcel 106-07-13-006, 1112 Conger Drive): moved to City Council for approval; unanimous.
- Application 25-20015 (annexation, tax parcel 106-07-15-006): moved to City Council for approval; unanimous.
- Application 25-20016 (annexation, tax parcel 106-18-18-013, 1424 Mulche Drive): moved to City Council for approval; unanimous (one commissioner recused on a related item earlier).
- Application DES24-01-001 (Friendship Baptist Church historic designation amendment): moved to City Council recommending the amended designation (sanctuary landmark; parsonage contributing; activity center non-contributing); unanimous (see separate article).
- Application DES25-01001 (Bostwick Hitchcock Stables): commission voted to deny the application as contributing and recommended to City Council that it be designated non-contributing (motion passed; see separate article for quotes and debate).
- Application DES25-01-0001 (proposed contributing designation for Hitchcock stables): applicant testimony and public comment heard; commission action as above.
- Application (emergency and transitional tiny homes zoning amendment): commission voted unanimously to forward the proposed emergency/transitional tiny home zoning ordinance amendment to City Council for approval.
- Application 25-6003 (rezoning request, 223 E. Boundary Ave): commission amended the applicant’s request on the floor to RS-6 and recommended approval to Council (motion passed unanimously).
- City service requests (selected): 25-5003 (Wire Road area) — recommended to City Council with listed conditions; 25-5006 (Edgefield Highway / Allen Ave, large subdivision) — recommended to City Council; 25-5007 (Columbia Highway / Beaver Dam Road) — recommended to City Council; 25-5008 (Gun Range Road, county fire training center) — recommended to City Council; votes generally passed unanimously or with narrow opposition where noted in the minutes.

Next steps: City Council will consider all forwarded items in its own meeting process; Planning Commission recommendations and staff reports will accompany the Council agenda for final decisions.","The City of Aiken Planning Commission on Jan. 14 voted to forward a slate of mostly uncontested annexation, rezoning and city-service applications to the City Council, including several Conger Drive annexations and utility service requests for proposed subdivisions; votes on those items were unanimous or carried by clear majority.","actionData","errors"]

Article not found

Planning commission declines to recommend large Powder House / Thoroughbred subdivision after heavy public opposition

Planning commission forwards emergency and transitional tiny-home zoning amendment to City Council

Owners contest proposed contributing designation for Hitchcock stables; commission recommends non-contributing

Planning commission backs amended landmark designation for Friendship Baptist Church after debate

Planning commission forwards multiple routine annexations, rezones and service requests to city council