Aiken DRB approves partial demolition and stabilization of historic stables; owners to return for new-house COA

The Aiken Design Review Board on an unanimous vote approved two related applications allowing partial demolition of an unstable stable and demolition of two 1960s carriage houses, and separately approved a stabilization and repair plan for the remaining stable.

The decisions permit the property owners to remove later additions and failing fabric while stabilizing and reconstructing portions of the original stables. The approvals cover the demolition application (CERH25-004) and the stabilization/restoration application (CERH25-037). Both motions carried by unanimous vote.

Board staff summarized the applications, noting an interior structural report that documented deterioration and subsidence. Applicant Jeff Burden said the applicant proposes to demolish the rear section of the stables, stabilize and repair the front section, and salvage as much historic fabric as feasible. "We feel we'll be between 50–70%," Burden said when asked about the salvage estimate, adding the team believes some reuse of shingles and materials is possible but that structural members would not be reused.

Why it matters: the property sits inside the Aiken Historic Overlay District and involves original stable fabric the applicants and board described as historically significant. The board and staff said removing nonhistoric 1960s carriage houses will allow restoration of original site grade and reduce future subsidence risk.

Details of the approved work include removal of connector pieces that were later additions, demolition of the two 1960s carriage houses, partial demolition of failed sections, and repairs to rafters, sheathing and other structural elements identified in the structural report. The applicant described a small reveal line at the interface between new and old fabric so future viewers can see the separation between preserved and reconstructed sections. The applicant said the team expects a maximum salvage rate of about 70% and believes the final footprint might approach 75% salvage in places; board members directed the applicant to return to the DRB if salvage drops below 50%.

The Historic Aiken Foundation reviewed the proposal and "agrees to this plan," a board member recorded for the public record. An engineer referenced in the meeting, Hoss Hildebrand, prepared a letter saying the damaged hillside portions were not at immediate risk of failure and that removing failed sections and restoring original grade will improve long-term stability.

Owners and next steps: the Bostwick family are the owners of record; meeting discussion said the Kisners intend to purchase the property and will file a separate COA application for a new house at a later date. The board said it inspected the property in a site visit and spent nearly two hours reviewing conditions on site prior to the meeting.

The board voted unanimously to approve both applications. No public opposition was recorded at the hearing.

The approvals are limited to the work described in the COAs; any materially different plan or a lower-than-expected salvage rate must be returned to the Design Review Board for further review.

Votes at a glance: demolition application CERH25-004 — approved unanimously; stabilization application CERH25-037 — approved unanimously.

Ending: The DRB and applicants said they expect to continue coordination as repairs proceed and that a future COA will be filed for the proposed new house when the buyer (the Kisners) completes purchase steps.