001Okay, I would like to call to order tonight's Charter Township of Oxford Planning Commission regular meeting Thursday, March 12th, 2026. We could start the meeting. Uh rise and pay respects to our flag to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible, with liberty and justice for all. >> Thank you very much. >> Okay. Can we note the role? >> Commissioner Austin. >> Okay. Moving on to number four, approval of tonight's agenda. >> Motion to approve the agenda. I'll second. >> We have a motion. We have a second to approve tonight's agenda. Uh any discussion? >> All in favor? >> I. >> Any opposed? >> Motion carries. Uh number five, conflict of interest, exparte contact. Does anybody have anything they need to share this
002evening? >> No. >> All right. Seeing none, we'll move on to number six, approval of the minutes. Planning Commission Public Hearing Meeting February 26, 2026. >> Motion to approve the minutes. Planning Commission public hearing February 26, 2026. >> Second. >> Okay, we have a motion. We have a second. Any discussion? All in favor? >> Any opposed? That carries. Um, before I go to seven, is everybody's mic on and working? Okay. Uh, number seven, public comments uh on items not scheduled for this agenda. Does anybody have anything they would like to address this committee on that's not on the agenda for tonight? Seeing none, we'll move on to number eight. Commissioner comments. >> None. >> No comments. >> Nothing for tonight. Nope. >> Okay. Number nine, public hearing. A the applicant proposes to occupy the 10,500
003ft building located at 999 South Lier Road, formerly Wraid, to operate a medical office and urgent care center, excluding veterinarian establishments and medical facilities permitting overnight patients. This use is a special land use in the general commerce C2 zoning district. The medical office will provide 20 exam rooms, two lab areas. The site is proposing to operate primary care services Monday through Friday, 8 to 5:00, and urgent care services Monday through Friday, 8 to 10:00 p.m. Saturday and Sunday, 8:00 a.m. to 8:00 p.m. We will start with you, sir. Good evening. >> Good evening. Matt Pasa Cara work associates. We are consultants for the township. So this evening uh as you had stated um you have an applicant proposing to utilize the vacant 10,000t building located at 999 South Lier Road which is the former right
004aid there at the corner of M24 and East Rainer uh as a medical office and lab facility. The site is zoned C2 and is 4.38 acres and at the southern end of a multi-tenant retail strip, excuse me, retail center. Uh the surrounding zoning in that area is C2 in the township and I1 industrial in the village. Uh medical office and land facilities are special land uses in the C2 district. Uh the site is already developed and the building is existing with no proposed exterior modifications. Uh so we we cite no issues with placement, natural features, access or parking. Um all of the build the building in its current state meet the C2 standards. The parking numbers that they're providing uh meet the requirement, access drive, so on and so forth. Uh they all meet the
005standards that you have in the C2 district. Um, as it relates to essential services, the fire department did not site any major concerns with the proposed use, uh, but did indicate that further uh, further details may be necessary should the site intensity um, should the site's use intensity um, increase maybe cater to more ambulance traffic or things of that nature. But for what they're proposing now, the fire department didn't have any major concerns. Um, the landscaping is the responsibility of the property owner, not its tenants. So there's nothing to review here for that. Uh no new lighting is proposed. Uh the applicant has indicated that the uh the existing exterior windows, which are currently blacked out, uh may be modified to allow for more natural lighting. Um we cite that as an improvement to the
006property to each to each their own, but I'm not a huge fan of black glass or spand. So kind of turning those into more natural windows is as a plus on our end. Um being that they are special land use uh they must be reviewed against the standards of section 4.5 which are your general special land use standards the cyclary specific special land use standards. So as it relates to that uh for the standard where the special land use must be compatible with adjacent uses be designed, constructed and maintained to be harmonious with the area uh not be hazardous or disturbing to existing uses um uses uh reasonably anticipated in the future and to be an improvement in relation to the properties in the immediate vicinity. Uh the applicant did provide a memo uh in
007their packet some of the information kind of related to the special requirements on all of them. Um but where they did provide information um we can recite this evening. Um so the applicant's response to this was that the adaptive reuse project will transform the existing commercial structure into a modern healthcare facility serving the community's primary care and urgent care mental needs. Uh our comment for that is that the existing building in its current state is cohesive with surrounding uses and the character of the neighborhood. The use is common along major thorough affairs and adjacent to residential and typically found adjacent to residential, commercial and industrial uses. The next standard of the proposed special use must be consistent and promote the intent of the uh of the purpose of the zoning ordinance and other applicable codes.
008Our comment for this is that the development is existing and meets placement standards. It meets many of the standards that you already have in the C2 district. Um all other standards would have to be adhered to if they continue if they want to propose future modifications down the road. But the site as it is right now does meet the intent of the zoning district C2. The proposed special land use must not pose an unreasonable impact upon the natural environment. Sites currently developed uh and we don't anticipate the change in use having any further impact on the natural environment. The proposed special a use must be compatible with the capacities of public services and facilities affected by the proposed use and not create excessive additional public costs. Our comment for this is that the proposed use
009does not appear to create service challenges for the township. However, we do defer public safety and engineering. Engineering didn't look at the site. Again, there's no there's no modifications to it being proposed. Um in public service, you have the fire department's review. Again, they kind of a few things that they would want to see if service changes, but for what they're proposing to do right now, the fire department did not have any concerns for the standard that the proposed special land use must be consistent with vehicle turning patterns, traffic flow, intersections, view obstructions, ingress, egress, officer parking, and other existing conditions. The applicant stated the existing parking meets or exceeds ordinance requirements. Proposed use is compatible with the existing commercial character and traffic flow of the property. And our comment was that the site does
010currently meet vehicle access circulation and parking zoning ordinance standards. Um, and we don't anticipate there being a difference. There's really not much of a traffic impact difference anticipated with their use over what's currently being used at the site and what the right was and the type of traffic the right was generating. It's probably an increase from what aid was generating. Not the point that we turn to traffic study or review by the county or the state. For the standard, the proposed land use must be designed, located, planned and operated so the public health, safety and welfare are protected. Uh our comment this is the proposed use appears appropriate for the existing site. We cite no issues concerning regard no issues concerning the public health safety or welfare for the standard. The proposed land use must
011be consistent with the goals objectives and future land use plan described in the charter township of Oxford's master plan. Our comment uh is that the master plan designates the sites the site within the contemporary mixeduse zoning district. While the project does not host a mixeduse element, the contemporary mixeduse district also encourages a mixture of uses including retail and office uses. The applicant states the project addresses critical health care access needs by localizing primary and urgent care services and in addition returns a vacant building to productive use. So with that, those are your special land use standards. Uh again, we either with the existing site with the use of special land use, we don't cite any major concerns. With that, I'd be happy to answer any questions that you may have. >> Questions start at the
012end. >> Thank you, Mr. Chair. Um let's see. Landscaping, you mentioned taken care of by the current land owner. This is a lease that's going to happen. >> Correct. Um is there anything that can be done that? >> Uh I tried >> I I tried it was opposite. >> Yeah, it was part of the conversations. I do know the township staff um have the property management company's contact info and have talked to them before about some of the overgrowth that's existed around the entry signage. Um but that's something that would relate to the applicant in front of you to see. >> Sure. I was hoping that it could be rolled into the any landscaping that might be done because maintenance have to be done and where the sign is the Oxford sign in particular is
013what I'm referring to at the corner. Um um you mentioned the lighting. Does the lighting meet current standards which >> the lighting? So there's no proposed changes to it. Excuse me. And we haven't had any complaints about it. I couldn't tell you that right at some point in time and swap on some light bulbs that might no longer meet the standard, but we haven't fielded complaints. Okay. >> But they're not proposing any changes to what is there. >> So >> I'm sorry. >> Yeah. So being that it that so that it's a currently approved site plan, >> right? >> It technically still meets the standards unless someone has changed the bulbs or if they were going to reconfigure the parking lot, then we might have to take a look and see if they had to
014change a few things. >> Do you know if the lighting standards existed back then for the dimming after hours, the 50% dimming if um was the case? >> Um you know, I can't I'd have to look into that for you. I I don't think that standard did exist back when the writing would end. >> However, I do believe a standard like that is applicable. I don't think that standard is necessarily something that gets grandfathered in. Some ordinances can. >> Sure. >> But that one might be one that would carry over if we were getting complaints about it being lit up, you know, at 3:00 in the morning. >> Too bright. Yeah. >> Um, last thing, the intersection, traffic, the intersection. Um, I believe another development was bringing improvements to that intersection. If you're going westbound
015on Trainer, okay, and you want to turn left or right on 24 or just go through the light, >> was that intersection going to be altered or changed because of >> westbound from the east? You mean >> if you're Yeah. If you're you're facing you're driving west. >> Yeah. >> Um and you're at that traffic light at M24. >> Was that intersection I thought they were going to do something with extending the turn lanes or widening or at least because of the other developments to the east. >> Yeah. So, I believe I believe the improvements along Draan were going to be the extension of the right hand turn lane, the shoulder that would allow that to open up. I don't know if an additional lefthand turn lane was part of that development. >> Yeah. Right.
016Right. Okay. So, they would extend the right turn lane correctually. >> Okay. Okay. Thank you. Yeah. >> Any questions here? >> No, I think I'm okay. Thank you. I have a question, please. I don't know if this is for you or for the applicant, but ambulances, how many and where will they park? Because it is an o sort of an odd shaped >> piece of piece of property >> and I will let them address that. It's something we did discuss during the pre-application meeting, but I will let them address it. >> Sure, >> Mr. Chair. Question. >> This is urgent care facility, right? So, >> this is the type of facility where someone typically you drive for a this is not an emergency type facility. >> No. And I'll I'll let them better clarify. Our
017understanding is the primary use of the site is like a primary care physician's facility. You go see your doctor for, you know, an appointment, but that there is also an ancillary urgent care service. I I'll let them speak a little bit more about the split between >> Okay. How much of that use is being dedicated to which they to indicate the applicant the frequency potentially of a ambulance. >> Uh again, it was discussed in preaps, but so that I don't misquote them, I'll let them answer. >> Okay. Thank >> Mr. Chair. Sure. >> So, the question is being asked about the parking lot, the lighting and such, that's more on the landlord more than the applicant. Correct. As far as the condition of it and the compliance of it, yes, it would be more on
018the land owner. >> Okay. All right. Just wanted to clarify. Thank you. >> And and my apologies, the thought of the ambulance, the site does currently have a drive-thru. However, they're not going to be utilizing that part of the building. And if for some reason, if they were to change, the drive-throughs are special land use. So, they would have to come back before you to if they were to utilize that for any reason. But for right now, they're not planning to. Mr. Chairman, >> the special land use, what is it specific to? Is it the urgent care? >> No, it's use of the facility. >> Uh, the term was in the agenda, my apologies, but it's it's for medical offices and like laboratory facilities. Um it references it does reference I believe inpatient care but
019it's kind of this big broad rush where I mean they don't have any inpatient care here but if you fall any under that umbrella anywhere in C2 special use >> and there's no overnight stays >> I am 99.9% sure but again we'll let them answer yes there are no overnight stays question. The name has the word Trinity in it. So, is this facility in any way tied to St. Joe Hospital in Pontiac which is part of the Trinity organization or some of the other Trinity sites around? I believe they are associated with the with the commonly known Trin community health care system, but again, I'll let them confirm. >> We're good. >> Thank you. >> Discussion because before that would be the correspondence. >> Okay. Okay. With that, we'll open it up to the petitioner.
020>> Hi, good evening. My name is Loel Sprag. I'm the director for facilities and real estate uh with Trinity Health Medical Groups of Michigan. Uh to answer the one question, Trinity Health Medical Groups is a sister affiliate of the Trinity Hospital. So like the Oakland Hospital is its own company. Uh Ann Arbor Hospital, Leavonia, there's five hospitals in Southeast Michigan. We're a sister company of them. All rolling up to the national organization. Um and we're the physician on that. We don't do any um excuse me, acute care, overnight care that you would see in a hospital or anything specific to this location. This is similar. We have over 50 of these offices really throughout southeast Michigan. Uh they're primary care, five or six primary care docs, ones you go to for your annual physical. And
021so it looks like that. You know, you go in reception physician services, you're in for your visit probably they're about an hour and um and then you're out. The uh urgent care is just like the urgent cares you you see all over the place anymore. Um, you go there when you don't have an appointment for a physician, you need something taken care of. The only ambulance work is when somebody comes, they don't come in an ambulance to our urgent care. If somebody shows up, a patient shows up at urgent care and it turns out they need to be at the emergency room. The ambulance comes over, picks the patient up, and takes them away. So there's no ambulance parking or anything, but there's always a separate uh ambulance exit and and designated area so that
022we can get the patient into the ambulance as soon as they show up and there uh that happens somewhere between three and six times a week maybe. So it's not it's not like all day long ambulances are coming by. In fact, you know, our preference is we never have an ambulance come because really the patient needs to go to the ER. They want to go to spot first. >> Does Trinity have their own ambulances or do you rely on the local fire department or whatever for ambulance service? >> You know, I don't really know. Uh the um uh because that's not part of our business. You know, we're medical group. We don't run ambulances and um ambulance services. the hospitals have to make arrangements for that because they have the emergency rooms. Um, and I
023know that it can vary uh by uh municipality as to how they run their ambulance services. Um, but I don't think that any of the Trinity hospitals has their own ambulance service. I think they're um here on the ambulance or in their name service a certain geography area any of the hospitals in that area they're not dedicated to one hospital another >> so if a person is needing an ambulance it's a 911 call >> okay >> the the ambulance would park where on that picture >> I can simply Yeah, the um >> at the entrance if I'm wrong Jason the top left hand corner south bottom >> maybe maybe go to page >> door going out that's kind of by the front >> maybe go to page 14 plan >> there we go >> so
024this area the doors being enlarged to accommodate stretchers. >> Mr. Chair. Sure. >> So when the ambulance, you said something about a ambulance uh entrance and exit. Would that be specially designated or is it the same entrance and exit that other traffic would be utilizing? >> It can be an employee access point, but it's really there. And as Jason was saying, it's an art specific. It's placed in the building specific for the ambulance to be able to pull up. So, it's more the entrance into the building than the parking lot itself. >> There's not a lot of traffic through that door. Regular patients when you show up, you don't go into that building. >> I guess I was asking where the ambulance would be parking where it's designated where other people can't park. >> There
025is no designated ambulance parking. >> Okay. So, the designated parking that you were talking about then would just be the door where they go through. So, you wouldn't want that area to be designated for ambulances so that's not blocked when the ambulance arrives. >> I mean, there's not enough traffic. It is it's a clear sidewalk access point for the building. The goal is Yeah. just to get them out. The ambulance isn't going to park. It's going to stay right in that driveway. If I had envisioned it, that east west driveway, get him in the back of the bus and get him out. >> I don't envision it that way, sir. That's quite a distance from the building. If you're sitting in the entrance way, >> it's ft away. I think we're not talking about the
026same thing. >> No. Yeah. >> Where that number 11 is. >> Yeah. Well, those those are parking spots, right? >> Yeah. Those are parking spots, not entrances. >> So, yeah. >> Those are parking spots currently, not entrances to the parking lot, right? >> The door that ambulance door to get patients out is right there where the cursor is. >> So, I think what Mr. BL saying is if you have cars parked in this entire row and they are carting somebody out. I think what he's asking is do you are you envisioning maybe making this a non-p parking area that would allow that free access clean through the aisle where the ambulance is. Is that a fair statement? >> Yeah, that's that's exactly what I was asking because I do feel knowing the area very well
027that when people come to visit this doctor's office, this will fill up first. So, if you're planning on ambulatory services getting in the spots, you may want to look into that. >> Yeah. I mean, that's what I was thinking ambulance is going to >> the drive-thru. >> Yeah, we were we were having a little bit of a >> a word >> issue because when I say entrance to the parking lot, there's one down here and there's one way over here. not within 20 ft of building. So when he said that they were going to stop in the entrance of the parking lot that we way down here, >> right? >> And way over there, >> so I just wanted to clarify. >> Yeah, that driveway where that number 11 is, that's where they're going to
028pull up. >> Okay. >> I would I would think if they were to go >> if they were to go around the building, um they could do do that. I mean, we >> And once again, that's some word stuff. That'd be a parking spot, not a driveway. Like a driveway to me is where you enter from the road, >> right? >> So yeah. So drive aisles is typically the terminology between parking spaces. >> Yeah, that I understand. >> Okay. I'm just for their clarification. >> So just trying to understand, right? Clarity. >> Sure. >> Just trying to be super clear about >> So the reason why we ask so many questions about this, right, is because that intersection, if you don't know, if you don't live in the area, is probably one of the worst
029section uh intersections in Oakland County, right? So if you look at the list, it'll be in there in the top five somewhere. So a lot of accidents that may need some medical care immediately. So having this facility right there on the corner is going to be great, right? But we also want to make sure that your ambulances and such that are coming in an emergency fashion are able to get in and out in a clear manner that doesn't create more chaos in that intersection that's already there. So hence all the questions I think around topics of traffic whenever these things come up, right? So, I think we're clear now, but just as a word of the wise, you may want to designate that as ambulance parking if you're intending to use it for such because
030it probably will fill up quick. >> Yeah, that's all I'm suggesting. You may want to talk to the landlord about that or whatever. Right. >> Yeah. >> So, Okay. Thank you. >> Thank you. >> And they they have more parking than what the ordinance calls for. So if demand became that it would be an easy administrative approval through the through the building department. >> Okay. >> And there's no way of putting something on that back wall right up where like where that transformer marking is. >> You're saying here? >> Yeah. So if they if the ambulance came in, they'd pull in, not interrupt cars that are already parked here and then exit back out onto drainer. >> Okay. >> I'm not sure which way to coming into the site. >> So Mr. Chair, I can
031help clarify. >> Yeah. >> So can you guys zoom out a little bit? So this is this is one access entry here like it says there and the other one is down on this end. Sorry I'm now I'm just screw right here. >> Yep. >> Right. So you can see the proximity. Right. And what Mr. Bailey is suggesting is it may be easier access for your facility to utilize drainer which I'm in agreement with because M24 being very busy um coming off and on through drainer may be better for your for your uh office there, right? And then that way when the ambulance leaves, probably lights and sirens, they can approach the intersection in a calm manner as opposed to trying to get out of this and make a a left out of there, which
032is relatively close to the intersection as it is. So, there's going to be traffic backed up on the on the southbound side, right, a lot of the day when you're when you're in and out of there. So overall, you know, that that uh ambulatory traffic that happens three to six times a week probably would be good to have uh a plan for how those come in and out. And like he's saying, so you may if your door is back here, if the ambulance were to come in from drainer and park on the side, it doesn't interfere with the parking spaces and then it can leave through the aisle. and back out on drainer and that would be the clearest path. >> Just a suggestion and we share all those same. So yeah, >> I will
033say though with drainer it does people making lefthand turns out on M24 from from drainer. It it backs up and sometimes it blocks that intersection so you can't get in. >> Yeah, like like we said that intersection is very challenging many. So I mean there's restaurants that are on the south side of drainer that if you try to make a left out of there going north or south at any point in the day it could be very risky. Right. So just suggesting right just so you guys are aware. >> Thank you. >> Okay. Any more questions? >> No I'm I'm good. Thank you. >> Good one to death. >> Okay. Thank you. >> Okay. With that we'll open the public hearing. Motion to open the public hearing. >> I'll second. >> Motion and second. All
034in favor? >> I. >> We are open at 1859. Um what we'll do is we'll open this up for public comment. If anybody would like to come up and speak, state your name. Uh you'll be given three minutes to uh discuss any concerns or uh any questions you might have. All questions would come to the chair and uh you'll be heard and seeing none. >> Motion to Oh, wait. >> Oh, here we go. >> Good evening. >> My name is Mark Smith. I am the property owner uh to the east, the industrial building and also a resident of Addison Township. And my comment is I think with the transition from McLaren to being emergency only and no longer doing urgent care that this is a wonderful use of this building that sits vacant currently for
035residents of Oxford Township and also for me in Addison Township and our residents. Um my wife and I tend to gravitate towards Oxford for our services and we used to come to McLaren for urgent care and now we don't have that option any longer. So I'd just like to say I'm in favor of it both as a business owner that is contiguous to this property and as a resident of the area that would use these services. Thank you. >> Thank you. >> Anyone else? >> Motion to close the public hearing. Okay, second >> motion and second. All in favor? >> I >> public hearing is closed at 1900. >> With that, we will open it up for a commissioner's discussion. Any questions, concerns, anything you'd like uh addressed? I would just like to say I
036think this will be a good addition for for the Oxford Township. >> Yeah, I agree. >> I agree completely. >> Yeah, I do too. >> I agree. >> With that, I will uh entertain a motion. Motion to approve special land use for Trinity Health Oxford located at 999 South Lier Road, parcel number 04-26-354-015 as required for a medical building located in the C2 district based on the following findings of fact as required by section 4.5 and section 8.6 C 4 of the township zoning ordinance. One, proposed use is compatible with adjacent uses of land and will not negatively impact the surrounding neighborhood. Two, the proposed use is consistent with the intent and purpose of the township zoning ordinance and master plan. Three, adequate measures have been proposed to protect the natural environment and public services.
037Four, the use will not create excessive public costs or be detrimental to the economic welfare of the township. Five, the proposed use is compatible with adjacent uses in terms of location, size, and character and will not negatively impact surrounding neighborhood. Six, it is consistent with the intent and purpose of the township zoning ordinance and master plan and will enhance the immediate vicinity and the township as a whole. Seven, adequate measures are proposed to protect the natural environment and the use will not place unreasonable demands on public services or create excessive public cost. and eight, the use is designed to ensure public health, safety, and welfare with no adverse impacts on traffic or infrastructure. >> I'll second. >> Okay, we have a motion. We have a second. Uh, any discussion? Seeing none, can we have a
038roll call vote? >> Yes. Turner. >> Yes. >> Lincoln, >> yes. >> Thank you very much. >> Thank you. Okay. With that, we will move on to 10. Uh unfinished business, which we have none. Uh we have no new business. uh communication and committee reports. Ordinance review committee. >> Um I ordinance review committee met today. Uh so last night uh the mixed use text amendment and retail and office text amendments. Um the council board voted on them and sent them to a second reading. So they will go to the board again in April and at that meeting if it again receives a majority vote then those those ordinances will be effective seven days after the council board meeting. Um and OC met today. Uh we have we're currently working on some big ticket items which
039I think we're going to probably bring conceptually to the planning commission in May. Um not you know we won't we're not going to do a public hearing first. kind of do a conceptual review of the language like we did with mixed use and some other ordinances and we're also starting to put together our 26 27 work plan uh that we'll bring to you as well take a look at before it gets sent to the board. >> Thank you. Any questions or township? I assume that's where you're going. >> Yeah. >> Okay. Um yeah, from a planning perspective, um you know, right now, uh we are working with the building department on the vacant position, um in building department. Um so there's been some progress made with that. Um but nothing official as of yet. Um
040busy this time of year is busy. I do anticipate having this is what March. I do anticipate having a meeting in two weeks. Um, and I do anticipate having the first meeting in April, at least one meeting in April. Try to sneak you guys a break in somewhere, but things are busy right now. So, >> thank you. Any last comments? All right, with that, we'll take a motion for adjournment. >> Motion to adjurnn. Second. >> All in favor? I. We >> are adjourned.