Planning commission approves Youngs' small‑engine repair shop conditional use with conditions

The Eaton County Planning Commission on July 8 approved a conditional use permit allowing Brandon and Denny Youngs to operate a small‑engine repair business from 1390 East Clinton Trail in Eaton Township.

Planning staff recommended approval after a site‑plan review that found the proposed operation — repair of lawn mowers, tractors, golf carts, chainsaws and similar equipment — fit the county’s “light automotive, small engine, and automotive body shop” standards in zoning ordinance section 14.37. The commission voted unanimously to approve the permit with a condition that the applicants provide proof of a contract with a hazardous‑waste vendor (Safety‑Kleen) to remove used oil and coolant from the property.

The property is a 28.74‑acre parcel zoned limited agricultural; the business operates from a 1,895‑square‑foot post‑frame building set well back from East Clinton Trail. The applicants told the commission they began the business in 2020, did not know a conditional use was required until recently and that current operations include limited customer pickups by appointment. Staff said six parking spaces are provided, consistent with the ordinance requirement of one space per 300 square feet, and that the building and setbacks in the site plan meet ordinance standards.

Brandy Miller, Eaton County planning staff, summarized site‑plan review and outside comments. Miller read MDOT site‑plan conditions that would require the existing driveway be upgraded to commercial standards if MDOT issues a driveway permit, and described Eaton County Road Commission and health‑department comments. Miller also noted a written neighbor endorsement submitted by Mike Beebe, who said the buildings are set back about 300 feet and that the operation has caused no trash or noise complaints.

Applicant Donna Youngs told the commission the couple plans to include the phrase “by appointment only” on their business sign to avoid unannounced customer visits and because the home is also a workplace. "We do plan to put by appointment only on our sign, not only for our neighbors, but also for ourselves," Donna Youngs said.

Neighbor Dave Purcell, who lives at 1386 East Clinton Trail immediately west of the property, spoke in favor but raised two concerns: customers turning into Purcell’s driveway by mistake, and keeping equipment and vehicles inside rather than left outdoors for extended periods. "I only had 2 concerns ... the equipment he works on, be kept inside rather than to have a bunch of stuff left outside," Purcell said.

Commission discussion focused on compliance items. Staff told the commission it would be appropriate to require proof of a Safety‑Kleen contract as a condition of approval. Commissioners were reminded by planning staff that the commission may not dictate specific wording for a private sign (a requirement to include “by appointment only” would exceed the commission’s authority under the state constitution, staff said). The final approval therefore included routine ordinance conditions (parking, setbacks, restricted outdoor storage rules in the ordinance) and the staff‑requested hazardous‑waste contract verification.

Roll‑call votes recorded commissioners Scott Hanson, Ben Terrell, Lisa Lewitski, Ray Whitaker, Ed Kemp, Tim Catron, Zachary Dillinger and Brian Ross voting yes. The planning department will email the conditional‑use permit to the applicants; they must sign and return it to the office.

The permit allows the applicants to continue operating under the described conditions; MDOT or the Eaton County Road Commission requirements for the driveway remain separate processes enforced by those agencies.