In order to regulate and restrict the location of uses and buildings designed, erected, altered, moved, or occupied for specified purposes; to regulate and limit the height, bulk, and size of buildings hereafter erected, altered or moved; to regulate and limit the density of population and vehicular congestion; and to protect historic landmarks and districts, the City of Aiken, South Carolina, is hereby divided into Zoning Districts designated as follows.

The Zoning Districts referred to above shall be designated by boundaries on the Zoning Map which is attached hereto and is expressly made a part of this Ordinance. The map shall be updated within 60 days following annexation, rezoning, or other change.

A.

Existing Boundaries. Where uncertainty exists as to the boundaries of districts as shown on the Zoning Map, the following rules shall apply.

1.

Boundaries indicated as approximately following the centerline of streets, highways, or alleys shall be construed to follow such centerlines. Where a street vacation has occurred, boundaries shall follow the revised lot lines approximating the previous centerline of the street.

2.

Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines. No lot shall be divided by such boundary.

3.

Boundaries indicated as approximately following City limits shall be construed as following such City limits.

4.

Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.

5.

Boundaries indicated as approximately following the center lines of ditches, streams, rivers, or other bodies of water shall be construed to follow such centerlines.

6.

Boundaries indicated as parallel to or extensions of features indicated in paragraphs 1 through 5 above shall be so construed. Distances not specifically indicated on the Zoning Map shall be determined by the Planning Director.

7.

Where boundaries cannot be determined using the paragraphs above, the Planning Director shall interpret the district boundaries in accordance with 6.2.2.

B.

New District Boundaries. Any new zoning district boundary created after the effective date of this Ordinance shall follow a property line.

Where City limits change by virtue of annexation or some other means, the following provisions shall apply.

A.

Public notice shall be required for any proposed annexation. The City shall post a public notice sign on each street frontage of the subject property no later than 20 days prior to the public hearing before the Planning Commission.

B.

An appropriate zoning district for the land areas proposed to be annexed shall be recommended to City Council by the Planning Commission.

C.

Adjustments shall be made on the Zoning Map within 60 days after the effective date of any annexation. Information regarding the annexation shall be made readily available to the public in the interim.

The Residential Single-Family Districts provide for low-density residential neighborhoods by prohibiting multifamily residential, commercial, industrial, and any other incompatible use of land. The district designations incorporate the minimum lot size for easy reference (for example, RS-10 has a 10,000-square-foot minimum lot size).

The Residential Single-Family/Horse (RSH) District provides for low-density residential neighborhoods on lots of at least one acre by prohibiting multifamily residential, commercial, industrial, and any other incompatible use of land, while allowing horses and stables that are not used for commercial purposes on single-family lots as an accessory use by right. This District shall be applied only to areas annexed to the City after April 11, 1988.

The Residential Single-Family/Stable (RSS) District provides for low-density residential uses on large lots of at least three acres by prohibiting multifamily residential, commercial, industrial, and any other incompatible use of land, while allowing for open spaces suitable for horse pleasure stables and for single-family residential properties on which horses are kept.

The Residential Single-Family Attached (RSA) District provides for the development of three or more separate dwelling units each on its own lot but having common walls. The RSA District is intended primarily for areas near low-intensity commercial zones and may serve as a transition between such uses and areas of detached single-family dwellings. The RSA District includes mandatory design standards to promote appropriate design and compatibility with surrounding uses. (Ord. 06112007A)

The Residential Manufactured Home (RSM) District provides for low-density residential neighborhoods by prohibiting multifamily residential, commercial, industrial, and any other incompatible use of land, while allowing for manufactured housing units.

The Multifamily Districts provide for medium- to high-density residential neighborhoods made up of attached single-family and multifamily units protected from incompatible land uses.

The Manufactured Home Park (RMP) District provides a sound and healthy residential environment for manufactured home parks through design standards and protection from incompatible uses.

The Planned Residential (PR) District permits greater flexibility and more creative and imaginative design for the development of residential areas than is generally possible in other residential districts while potentially allowing a limited range of nonresidential uses primarily serving the residents of the PR project. In exchange for there typically being no minimum lot sizes and widths or minimum setbacks, and a variety of housing types, the developer gives City Council control of the details of a proposed project through approval of a concept plan. The District promotes more economical and efficient use of the land, a harmonious variety of housing types, a higher level of amenities, compatibility with surrounding uses, preservation of natural features and open space, and the interconnection of trails and sidewalks.

(Ord. 11272006A)

The Horse (HD) District provides for the protection and creation of open spaces and facilities necessary for horse-training businesses, polo, and other equestrian activities, and prohibits land uses incompatible with such activities.

The Open Space (OS) District is intended for environmentally sensitive areas and areas of open space (and related structures) that represent a valuable aesthetic asset, including such natural areas as remnant Carolina bays and the portions of Hitchcock Woods within the City limits, along with such historic open space areas as Rye Patch and Hopeland Gardens.

The Limited Professional (LP) District provides locations for blending limited-scale professional offices and selected institutions and service uses with residential uses. The floor area and design of such uses is regulated to ensure compatibility with adjacent residential areas. The District prohibits retail trade and is primarily intended to serve as a transition between more intense commercial uses and existing residential areas.

The Limited Business (LB) District provides for blending a limited range of retail and service activities of a pedestrian-oriented nature with residential uses. The floor area and design of such uses is regulated to ensure compatibility with adjacent residential areas. The District is primarily intended to serve as a transition between more intense commercial uses and existing residential areas.

The Office/Institutional (O) District provides locations for a wide range of professional offices, institutions, selected service uses, and, where appropriate, residential uses. Primarily intended for location along major roadways, the District is also intended for areas dominated by institutions such as a hospital or college.

The General Business (GB) District allows a broad range of commercial uses offering both retail goods and services, and, where appropriate, residential uses. Because the district is intended to serve people from throughout the community who use automobiles to reach the uses, it is located along major roadways, but uses should also be accessible to pedestrians.

The Planned Commercial (PC) District provides for a group of commercial establishments offering a wide range of retail goods and services that are planned and developed as a unit, and, where appropriate, residential uses. The District requires adequate traffic controls on public streets, sufficient off-street parking and off-street loading, and protection of adjacent neighborhoods through buffering.

The Planned Institutional zone provides locations for schools, churches, and some other institutional uses in locations which may affect residential or other more restrictive zones or less intense uses. The District requires a concept plan approved by City Council after Planning Commission review which may address site layout, building design, tree protection and buffers, and other issues to assure compatibility with surrounding uses.

(Ord. 09082008C)

The Downtown Business (DB) District provides for the central commercial and civic functions in the City in a compact area offering maximum convenience. Although activities are intended to be walking-scale, they serve the entire community. The integration of retail, service, entertainment, government, and residential uses is encouraged.

The Light Industrial (LI) District provides for low-intensity industrial uses, warehousing, and wholesaling activities that do not overburden the available streets, infrastructure, or public services.

The Limited Manufacturing (LM) District provides low and medium-intensity manufacturing and industrial uses, warehousing, and wholesaling activities that do not overburden the available streets, infrastructure, or public services. (Ord. 10112004C)

The Industrial (I) District provides for a wide variety of industrial uses, warehousing, and wholesaling activities that do not overburden the available streets, infrastructure, or public services.

The Planned Mixed-Use Industrial (PMI) District provides for a creative mixture of uses to permit boutique and small-batch manufacturing, research and development, sales, warehousing, and similar uses permitted in the Light Industrial (LI) district, planned and developed as a unit, where appropriate, inclusive of residential uses. The District requires adequate traffic controls on public streets, sufficient off-street parking and off-street loading, and protection of adjacent neighborhoods through buffering and flexible site configuration.

(Ord. No. 02102020C , § 1(Exh. A), 2-10-2020)

A.

It is essential that the qualities, areas, sites, structures, and natural and man-made objects relating to the history of the City of Aiken, as well as that of Aiken County, the State of South Carolina, and the United States of America, be preserved and that a generally harmonious exterior appearance of areas, sites, structures, and objects that preserves property values and attracts businesses, tourists, and residents alike be promoted. The purpose of the Historic Preservation (-H) Overlay District is to promote the educational, cultural, economic, and general welfare of the public through preservation and protection of historically, architecturally, and archeologically valuable areas, sites, structures, objects, districts, and neighborhoods along with the promotion of a general harmony as to style, form, proportion, and texture between historic structures and those of more modern design.

B.

Through historic preservation and the encouragement of harmonious outward appearance, the Historic Preservation Overlay District and its related review procedures will help ensure the following.

1.

Safeguard the heritage of the City of Aiken so that its historic areas, sites, structures, neighborhood districts, and objects continue to be a distinctive aspect of the City and a visible reminder of the special historical and cultural heritage of the City;

2.

Preserve the integrity and stability of neighborhoods and business areas;

3.

Conserve and enhance property values of historic areas, sites, structures, districts, neighborhoods, and geographically associated areas; and

4.

Promote the continued attraction of businesses, residents, and tourists thereby strengthening the local economy.

This district is designed to promote a high level of aesthetics and the economic stability of the downtown area by protecting and enhancing the appearance of existing structures and the appearance of new structures. The downtown area is the heart of the City and deserves special protection that this district provides.