Planning commission OKs gravel parking waiver for McConnell's Highway power-washing site

The York County Planning Commission on Aug. 11 approved a land-development waiver allowing Carolina Power Washing (Buffalo 2 Investments LLC) to retain gravel surfacing for most parking and internal drive aisles at 3705 McConnell's Highway in Rock Hill.

Staff said the applicant met the standards for a waiver from York County code section 154.027 because existing site conditions — notably an on-site septic tank and drain field located beneath the current gravel area — make full paving impractical. Jeff Kershner of York County Zoning presented the request and said the project will pave required ADA parking and accessible routes, and will meet SCDOT standards for the main driveway apron onto Highway 324.

The waiver covers standard parking spaces and internal drive aisles; the commission motion to approve was made and seconded during the meeting and passed after a public hearing and brief discussion.

Why it matters: The property is a decades-vacant building recently rezoned to Rural Industrial for a trades use. Granting the waiver lets the owner proceed with site improvements and building repairs while limiting disturbance to the septic system and keeping construction costs lower up front.

Details and conditions - Parcel and project: 3705 McConnell's Highway (tax map 5070000041); rezoned earlier this year to Rural Industrial to accommodate Carolina Power Washing/Buffalo 2 Investments LLC. - Surfacing: Staff recommended, and the commission approved, a waiver from York County code section 154.027 to allow gravel surfacing for standard parking spaces and drive aisles. Paved ADA parking and accessible routes will be required and constructed to code. - Access: The site will keep one upgraded paved access on Highway 324 (including the paved apron required by SCDOT). Two existing curb cuts on McConnell's Highway will be closed; one remaining cut on McConnell's will be retained and converted to a grassed emergency access/fire lane to allow forward movement of emergency vehicles but not regular customer traffic. - Septic: The applicant and staff said a septic tank and drain field lie beneath the existing gravel parking; the owner and county staff said they will obtain a determination from the Department of Environmental Services (DES) about whether the existing septic is acceptable for the proposed use before final approvals and permits. - Cost and use: Owner Ray Egnor told the commission his contractor estimated $70,000–$80,000 to pave the existing gravel area, and that paving decisions affect the overall site design. Staff said the project is primarily employee parking rather than high-customer-volume retail.

Public comment and support Owner Ray Egnor, who purchased the property in January, told the commission the site had been vacant for about 20 years and described a past fire that may have damaged the septic system. "Everything Jeff said is accurate," Egnor said during the public hearing. He added that because the site lacks nearby fire hydrants, maintaining a grassed emergency access for tanker-shuttle operations is important.

Resident Tim Heeline, who said he worked with the sellers, spoke in support: "They've been great to work with. They run a top‑notch operation," he said, and corroborated the septic history at the site.

Staff findings and rationale Kershner told commissioners the planning and zoning staff found the applicant could show that strict application of the paving regulations would cause unnecessary hardship due to topographic and existing infrastructure constraints (the septic tank/field) and that allowing gravel would not defeat the intent of the land‑development provisions because the gravel areas would be used for low‑speed internal circulation and maintained as a stable surface. Staff recommended approval of the waiver with the paved ADA spaces and required SCDOT driveway improvements.

Action and outcome The planning commission opened a public hearing, heard from the owner and a supporting resident, closed the hearing, and approved the waiver without further conditions beyond the standard coordination with SCDOT and DES and the requirement that ADA parking and routes be paved.

What the decision does not do The waiver does not eliminate the requirement for any DES approvals related to septic or per-lot permits before final plat/permits, nor does it waive SCDOT driveway standards for the primary access on Highway 324.

Looking ahead Staff and the applicant said they will continue civil‑plan revisions and coordinate with SCDOT and DES on driveway and septic approvals. The owner said paving additional areas is part of a longer-term plan, but the waiver enables the project to begin improvements and building repairs now.