As it presses forward with downtown revitalization, the city of Aiken, S.C., is also considering a crackdown on abandoned and distressed properties, some located mere blocks from the heart of downtown.
During a work session Monday, Aiken leaders discussed methods to address the growing problem of neglected and abandoned properties.
City officials also plan to host representatives from Greenville, Clemson and Rock Hill, which have tackled similar issues in their respective communities.
"We want to spend the morning viewing our most challenging sites, and then meet with them (city leaders) to discuss challenges they faced and how they were successful in addressing those challenges," said Aiken City Solicitor Courtney Pope. "We think that would be very informative and instructive for us."
Aiken officials say they're acutely aware of the problem posed by abandoned homes.
Teddy Umsted, the City's property code inspector, said the City has already torn down 15 dilapidated properties in the past 12 months.
But those demolitions have generally been with the property owner's permission since involuntary demolitions are difficult and present legal challenges. They're also difficult, he said, because identifying property owners can be extremely difficult.
Umsted said after issuing 307 certified letters to offending property owners, more than 180 never responded.
"Most of the time I stop the case because most of our repeat offenders don't live here," he said. "Or you have eight people who are part owners and don't want to take care of it."
Pope said involuntary demolitions are a last resort. Alternative actions she outlined included possibly filing criminal charges after three citations.
City Council members said addressing neglected properties not only helps improve property values, but also addresses public safety.
Councilwoman Lessie Price said some of her constituents living near abandoned or boarded-up properties sometimes feel like they live in war zones, citing frequent structure fires, shootings and drug activity.
"We can name countless areas on the Northside of town that have contributed to a lot of drugs, a lot of crime for the homeless who have no place to go that bring unsafe conditions to our community," Price said. "If we as a council body feel that this is a serious enough problem, then we need to address it. When it comes to safety, it knows no boundaries."
Another challenge City officials cited was that several abandoned properties lie in doughnut holes, unincorporated pockets not inside the City limits. The City has no jurisdiction over these properties.
City officials also expressed concern over litigation. Pope said there's no guarantee a property owner wouldn't sue over having a property targeted, even if it's an eyesore or public nuisance.
Representatives from various Aiken homeowner's associations said they understood the City's challenges, but also hoped action would be taken to address distressed properties.
"I hate to be paralyzed by fear of litigation," said Paul Musick, president of the Houndslake Homeowner's Association. "You may get sued by crossing the street. You have to do the right thing, the right thing may be to tear the house down or perform repairs."
In other business, the Council approved second reading of an ordinance authorizing the City to enter into an installment purchase option to finance a new public safety building on Beaufort Street.
The nearly 40,000-square-foot facility would almost double the existing 22,000-square-foot footprint on the department's current headquarters on Laurens Street.
Aiken City Manager John Klimm said the installment purchase contract would save taxpayers several million dollars and shave three to five years off the construction timeline.
"It will serve members of the community for the next 30 to 40 years well," Klimm said.
The council also approved first reading of an ordinance revising city laws governing food trucks.
If second reading is approved, food trucks would expand where mobile food vendors are allowed, with a 100-foot buffer placed between them and existing "brick and mortar" businesses.
The council also expressed a willingness to also allow alcohol sales, something the recommended ordinance prohibits.
Councilwoman Gail Diggs, referencing a recent editorial by the Aiken Standard, cited concerns about the possibility of frozen alcoholic beverages being sold.
Citing the Aiken Standard's sister, the Post and Courier, the editorial noted that Booze Pops were already allowed in Folly Beach and were starting to become a concern for Charleston since the S.C. Department of Revenue considers Booze Pops to be food instead of alcohol.
Aiken Council members said the issue of alcohol could still be researched further in advance of second reading. There was additional discussion about the applicability of encroachment permits as well as how push carts fit into the ordinance.
Residents spoke decidedly in favor of food trucks. First reading passed unanimously.
"Food trucks really serve as an incubator for people who want to get into the food business," Mayor Rick Osbon said. "It is something that will bring some excitement."
