Development Process : Doing Business in the City of Aiken

• The construction site address.
• Property 10-digit tax parcel number.
• Construction cost.
• Contractor name(s)
• Property setback lines.
• A description of the work to be done.

In addition, a plot plan (8.5 x 11 inch site schematic) showing the lot size, existing and proposed structures, any additions and setbacks (distances from the structure, or, addition to the property lines) should also be submitted. This plan also must be submitted for all new construction, additions, swimming pools, wells, storage buildings, detached garages or carports, and any other accessory structures.

NOTE: Contractors must present proof of appropriate State and City licenses when submitting permit applications.

Building Inspector’s staff reviews submitted building permit applications to ensure the construction address is inside our city limits. We also check to make sure each contractor, or subcontractor involved in the project has a City business license and appropriate State of South Carolina contractors’ licenses. Building Inspections staff ensures compliance with all applicable building codes, structural requirements, fire safety, and emergency egress issues. Building permit fees are based on project construction costs and are assessed when the permit application is made.

Our Planning Department staff verifies lot, block, and parcel numbers, determines the need for compliance with historic preservation requirements, conducts site/landscape plan or other review and determines if any other approvals are pre-required before building or grading permits are issued. They also complete a building permit application work sheet, indicating their comments on the project and approval, which is sent to the Building Inspector’s Division. Our Engineering and Public Works Department staff determines utility availability, including water, sanitary sewer, and storm drainage lines. They then assign fees based on any costs to extend our services. Engineering staff assigns a street address for the location, notes any easements or special conditions, and calculates storm drainage fees. They then fax their building permit application work sheet, with address verification, comments, fees and approval to our Building Inspections Division.

Building Inspections collects all fees associated with building permits. They verify the building permit has been reviewed and approved by the Planning and Engineering/Public Works Departments. The Building Official approves the building permit application. Notice of payment is then sent to our Finance Department. They issue a work order for any new water meters or for any required water and sewer taps.

• What is the Facade Improvement Grant Program? Grant program authorized annually by City Council to encourage the renovation of building facades in the downtown area.
• Who is eligible to participate?
  • Any property zoned DB (Downtown Business) and located in the Old Aiken Overlay District or listed individually on the Aiken Historic Register. Click here to view a map of the eligible area.
  • In order to be eligible, all work must first be approved through the Certificate of Appropriateness design review and approval process. Certificates are issued by the Design Review Board.
  • The facade to be improved must be visible from a public right-of-way or alleyway.
  • The grant may be used for the following exterior improvements: correction of exterior code violations, painting and siding, exterior repairs, door and window replacement, awnings, trim work, enhanced entryways, display windows, or any other work as approved by the planning director.
  • The grant may NOT be used for the following: roofs, dormers, entrance floors, domes, cupolas, steeples, chimneys (unless part of the facade), and turrets.
• How much money am I eligible to receive? Eligible properties qualify for a lifetime maximum reimbursement of $10,000. Please check with Planning Dept. staff to verify the balance remaining on your property, as prior owners/tenants may have utilized program funds. The program is a 50/50 matching reimbursement program, meaning that once the approved work is complete and paid for, you may receive 50% of the value of your expenses up to $10,000 (or the balance left for the property).
• How do I participate in the program? Follow these simple steps:
  • Check with Planning Dept. staff to determine the balance of funds available for your property and whether your proposed work is eligible.
  • When you complete your Certificate of Appropriateness application for the eligible work, indicate your interest in the grant program by signing the appropriate section on the application form.
  • Your application will be reviewed for compliance with the Old Aiken Design Guidelines. You may begin work once you have received your Certificate of Appropriateness.
  • Once work is complete, complete the form provided by the Planning Dept. and submit to the Planning Dept. The City of Aiken will issue you a check upon receipt of your request and all necessary supporting documentation, as long as funds allow.
    *If your project involves multiple elements, you can draw down reimbursement for individual approved elements as they are completed. You do not have to wait until all elements are completed to request reimbursement.
• Is the money guaranteed? Every year, City Council reviews the continuation of the program as a part of the annual budget process. There is no guarantee that City Council will renew the program each year, and the amount allocated may vary from year to year. Planning staff can provide you with an update on the current availability of funds for the program. Please note that submitting a Certificate of Appropriateness application does not guarantee that the funds will still be available when you complete your project. Reimbursements are made only after work is complete, and are issued on a first-come, first-served basis determined by work completion.
• For more information, contact the Planning Department at 803-642-7608 or via our online contact form, or visit our office in the Municipal Building (214 Park Avenue SW).

Grading permits are not issued for nonresidential or multifamily residential developments until a site plan, including landscaping, has been approved by the Planning Department. City land and surfaces shall not be disturbed, or changed for any purpose, unless both prerequisites are met:

1. The Engineering and Public Works Department has approved erosion, sedimentation, and surface drainage control plans and, when required, these plans have been approved by the local Conservation District Office.
2. Our Planning Department has issued a grading permit.

In addition, these grading permits also may not be issued until our Zoning Official confirms that protective barriers required around existing trees to remain are in place.

• To promote the health, safety and general welfare of the public.
• To promote sound and timely development consistent with the comprehensive plan.
• To encourage the development of an economically sound and stable city.
• To promote orderly and beneficial development through appropriate design and layout.
• To protect the values of land and buildings.
• To minimize conflicts among land uses.
• To promote adequate streets and roads, water and sewerage systems, parks,schools, and other public facilities.
• To promote efficient vehicular and pedestrian traffic circulation.
• To establish reasonable standards of design.
• To promote reasonable procedures for the subdivision and re-subdivision of land.
• To insure proper legal descriptions and monumenting of subdivided land.
• To preserve the natural beauty of the land and promote the wise management of its natural resources.
• To secure safety from fire, flood, and other hazards.

These Regulations shall apply to any subdivision of land as defined herein located within the corporate limits.

To learn more about the City of Aiken Land Development Regulations see https://edoc.cityofaikensc.gov/weblink/0/edoc/228297/Land%20Development%20Regulations.pdf

Permitting Process

• Our permitting process starts with an informal meeting, or pre-application review. This first meeting can often save you time and money by eliminating or reducing problems and conflicts. Our Building Inspectors can often answer many of your questions by telephone at 803-642-7675. They may suggest that you need further input from our City Engineer (803-642-7610) or our Planning Department 803-642-7608. If you have specific questions, please call directly to that department for assistance.
• Building site and landscape approvals are different from building permit approval. During site approval, the zoning and landscaping issues of a site are reviewed.
• The building permit process includes the technical aspects of a building’s construction and, with different stages and types of development some projects may require more extensive review.
• Under the City’s permitting process, all construction plans, building permit applications, and building fees are submitted to the Building Inspections Division located at 214 Park Avenue, SW, Room 201 on the second floor. If you are new to the plan review process, or have questions, please call 803-642-7675.
• Any person who does any type of construction in the City of Aiken for profit is required to obtain a business license prior to starting work and also a building permit, if necessary.
• Generally, review for a building permit takes approximately 7-10 business days.
• The majority of time, our Building Inspections Division is unable to schedule specific times for an inspection. The number, type, and location of inspections, plus City staff workload dictate daily how the inspection schedule is arranged. However, there are occasions when it is necessary for arrangements to be made for a specific time to conduct an inspection. These scheduled inspections are done on a case-by-case basis and arranged by the Building Official. Please call 803-642-7675 for more information.

Re-inspection fees for residential and commercial construction projects are $50.00 for each re-inspection. These fees must be paid to the Building Inspections Division prior to any re-inspections being done.

1. Any legal notice or public traffic directional/safety sign issued and required to be posted by any federal, state, county, or municipal government or an official sign as so designated by resolution of City Council.
2. Any private street name sign or an on-site traffic directional/safety sign where the sign face does not exceed four square feet per sign face, has no more than 25 percent of the sign face devoted to commercial copy or graphics, and is no greater than three feet in height.
3. Seasonal decorations which do not cause hazardous glare or create a nuisance for pedestrians, vehicle drivers, or adjacent properties.
4. Permanent signs in residential areas advertising security companies provided they neither exceed one square foot in size nor are placed more than five feet from the primary structure entrance.
5. Banners conforming with Section 4.4.8.B of the City of Aiken Zoning Ordinance.
6. Signs required for insurance purposes, provided they are no larger than five square feet.
7. Signs that, in the Planning Director’s opinion, are to be viewed from the inside of a building only.

Our sign regulations are part of the Zoning Ordinance, and variances to any part of the Zoning Ordinance require approval through the Board of Zoning Appeals (BZA). Variances, Special Exceptions, and Administrative Appeal applications are processed through our Planning Department 803-642-7608. Please note that properties within an overlay district may need to seek Design Review Board approval for any signage.

Site/landscape plans may be submitted at the same time as or separately from building permits. Approval must be received before a grading or building permit can be obtained to begin work on a commercial project (including office, institutional, or industrial), or a multifamily residential project. A site/landscape plan may be approved by staff without a public hearing unless a variance from the Zoning Ordinance is needed which requires approval by our Board of Zoning Appeals.

• Good forestry management requires removing certain trees.
• A tree is diseased, dying, or dead.
• A tree causes a safety hazard to nearby buildings, pedestrians, or vehicular traffic.
• A pine, pecan, or magnolia is dropping debris or sap that significantly affects vehicles in a parking lot. Any of these trees that are removed will have to be replaced with an equal number of caliper inches. If there is no replacement room, money may be paid to our Tree Fund in accordance with Zoning Ordinance Article 6, Section 4.6.4.B.2.d.
• A tree is causing significant structural damage to a building or other structure that reasonable maintenance will not prevent.
• A tree is interfering with an existing underground utility line.
• It is necessary to allow essential road construction for a site. We require the Grand and Significant tree inches removed to be replaced when the site is developed.

NOTE: Land zoned Planned Residential requires a single-family use concept plan.

Tree Protection and Landscaping Ordinances Variances or Exceptions

Unless a property is a detached single-family residence any tree removal must first be approved by the Planning Department.

Plan approvals may be granted by our staff. A particular variance from the Tree Protection and Landscaping Provisions in the Zoning Ordinance may be required. Zoning Ordinance variances may be requested from the Board of Zoning Appeals (BZA) through the Planning Department. Zoning Ordinance variance request and tree removal questions are answered by our Planning Department staff at 803-642-7608.