The Elkhart County Board of Commissioners on Oct. 20 approved a development-plan unit district (DPUD) primary approval for a two-lot subdivision and mixed-use site proposed as Premier Finishing at the southwest corner of County Road 52 and County Road 11, with conditions addressing a north-side buffer and generator noise mitigation.

Jason Avels, Elkhart County zoning administrator, presented the application by Brian Burkholder and Marcus de Yoder (Ruby Yoder) represented by B. Dorio and Associates. Planning staff and the plan commission recommended approval; the plan commission vote was reported as 6 in favor, 2 against, 1 absent.

Applicant representative Blake Dorio said the proposal couples a residence for the owner with a finishing business and agricultural uses. He told commissioners the design team worked with the surveyor and health department to resolve drainage and septic placement, and that the highway department approved the proposed Type 6 entrance given sight distances. Dorio said the business anticipates mostly box trucks — "approximately 12 trucks a week" — and most employees would travel by bicycle or Amish hauler; he added that ventilation and air permitting would be handled through the Indiana Department of Environmental Management (IDEM).

During a lengthy public hearing, neighbors raised concerns about odor, volatile organic compounds (VOCs) from finishing, generator noise, traffic and safety for Amish schoolchildren. Shirley Blosser, who lives at the corner of 52 and 11, said she is highly asthmatic and opposed the rezoning because of fumes and the facility's proximity to homes and a nearby daycare. Other neighbors submitted a petition with 69 names opposing the project and cited past odor problems from similar operations in the area.

Commissioners pressed the applicant on technical controls. Brian Burkholder said he would apply for IDEM air permits if the project is approved and described plans for an exhaust stack above roofline, filtration for overspray, a dedicated room for storing finishing materials and spill containment measures that would be determined through state permitting. Burkholder said his current operation uses a generator daily from about 5 a.m. to 1 p.m.; he said he would add noise-limiting equipment (an "exterior radiator") if neighbors complained and offered to sign a written commitment if that reassured residents.

Commissioners discussed retention for stormwater, employee counts and traffic data. The applicant said he employs eight people at his current site and estimated 15'20 gallons of finishing materials on an average day; he said most spraying uses HVLP equipment to reduce overspray. Highway staff provided average daily traffic (ADT) counts: about 1,020 vehicles per day on County Road 11 between County Roads 54 and 52, with peak hourly flows of 69 (morning) and 98 (evening), and roughly 273 ADT on County Road 52.

A motion to approve the DPUD was made with two conditions: a buffer on the north side of the property and installation of an exterior radiator or other noise-limiting treatment for the generator if needed. The meeting record shows the motion was passed with the remark "it passes 2 to 2 to 1." The transcript records the roll call and the commissioners' remarks during the vote sequence but does not provide a standard two-party tally; the board recorded the motion as carried.

What it means: The approval allows a mixed-use property combining a residence and a wood-finishing business to proceed with the DPUD primary approval, subject to the stated conditions and necessary state permits (particularly IDEM air permits). Neighbors opposed the rezoning citing health and traffic concerns; the transcript documents those objections and the applicant's promises to follow IDEM permitting and to pursue noise mitigation if complaints arise.

Clarifying details recorded during the hearing: the applicant stated he would seek IDEM air permits if approved; he estimated 8 employees and about 12 truck visits per week; generator operation was described as roughly 5 a.m. to 1 p.m. on weekdays; VOC emission quantities were not specified and remain subject to state permitting.