001Okay. Would like to call to order tonight's Charter Township of Oxford Planning Commission regular meeting dated December 11th, 2025. If we could start the meeting with respects to our flag. >> I pledge algiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. >> Thank you very much. Um, number three on our agenda, noting of tonight's role. >> Noted. There is a quorum. Uh, Commissioner Blankenship and Commissioner Austin are excused, >> which means they will be nominated for things. >> It's the way it works, right? >> Yep. >> All right. Uh, number four, approval of tonight's agenda. >> Motion to approve the agenda. I'll second it. >> Just a note that um it is an amended agenda
002because of the correction of the date of the um petition to 25-009 and to add item 11 C under new business 2026 meeting calendar. >> So I think Cheryl emailed it to everybody. >> Correct. >> Yeah. >> Okay. and it's reflected on I believe the one that's Yes. >> in the back. Okay. >> Okay. So, we have a motion. We have a second with the uh notations that uh Susan discussed. Um any discussions? Um all in favor? >> I I >> Any opposed? Okay, that carries. Number five, conflicts of interest, exparte contact. Anybody have anything they need to bring to the board? All right, seeing nothing. Uh, number six, approval of minutes, planning commission regular meeting, November 13, 2025. >> Motion to approve minutes. Planning Commission regular meeting November 13, 2025. >> Second. >> Okay,
003we have a motion. We have a second. Uh, any discussion? >> Uh, seeing none. All in favor? >> Any opposed? That carries as well. Number seven, public comments on items not scheduled for public hearing or on tonight's agenda. Do we have anybody from the public that would like to address anything not on our agenda or for public hearing? >> I would like to ask if >> that's that's the agenda for tonight. >> Okay. Thank you. Okay, thank you. Um, seeing none, we'll move to eight. Uh, commissioners comments. Anybody have anything they would like to discuss, bring up, mention? >> One comment. >> Sure. >> So, happy holidays, merry Christmas, happy new year, safe travels. >> I'll second that. >> Thank you. >> All right, moving on to number nine, petitions. Uh, petition PC 25- Z009.
004Petitioner, Pmpalona Companies, 850 West University Drive, Sweet D, Rochester, Michigan 48307. Um, public hearing. The petitioner is proposing the development of an auto convenience mart and auto service station, commonly known as a gas station. The uses are special land uses in our light industrial zoning district uh I1. The project is proposed to be located on two adjacent properties along North Lier Road M24 at Oakwood Road intersection, parcel ID 04353009 and 0435310. The properties are zoned I1 and are 1.9 and 2.4 acres uh 4.34 acres combined. Um just so that everybody has an idea of how we'll conduct this um what we'll do is we'll begin with uh information from our planners and they'll go through all the information all the updates everything they have for us. Um then we will do a presentation by the
005petitioner. We will open the public hearing uh any public testimony. Uh we'll then close that public hearing. We'll get any more comments from our township consultants and team. We'll review any correspondence that may have come in. Uh the commissioners will have a discussion at which time we will entertain a motion and a vote. So with that, I will start with you, sir. Good evening. >> Good evening. Matteo Pasalqua, Carly Workman Associates for the Township Planning Consultants. Uh so, as the chair had indicated, tonight we have a preliminary site plan and special land use um site plan in front of us uh to construct a gas station over two parcels located on the northeast corner of Oakwood uh Road and M24. If you give me a minute, I'll get to a primary page on the site
006plan here. It's easier sooner. Yeah, there we go. Okay. looking so commonly known again autoconvenience smart and auto service station is the way your ordinance um designates these uses but it's essentially a gas station um both parcels are vacant uh zoned industrial light or industrial one/light industrial um and will need to be combined prior to permits being issued for improvements um as we had stated when the lots are combined they'll equal 4.34 acres our review was conducted as if those lots had been combined Uh the building is proposed to be 70 7,330 ft and the site proposes to offer 12 domestic gas pumps and four commercial diesel pumps. So for zoning um the master plan future land use map designates the site of suburban commercial. Uh the the description for suburban commercial is that it
007includes sites for existing or future commercial development compatible with the character of traditional shopping centers dedicated to multi-ten retailers. To reduce the dominance of front yard parking, buildings should have a strong relationship to the sidewalk and road. Parking should be evenly provided between front and side yards. Suburban commercial areas should primarily serve the day-to-day shopping and service needs of township residents as such large format retailers aka big box users and regional shopping centers should be carefully regulated. The site is surrounded by I1, SF2, and R3 zones. Uses are light industrial and/or vacant sites for the surrounding parcels. When looking at like area width, height and setbacks. For the building placement, uh we found no issues with uh setbacks or building heights. For natural resources, the site has no wetlands and is clear of any major
008woodland clusters. Looking at access and circulation, two access points are proposed. One from M24, the other from Oakwood. Uh both are right turnins, right turn outs. MDOT will need to approve of the M24 access and RCOC will need to will be responsible for approval of uh the Oakwood Road access. A traffic study was included in the application and dated August 19th, 2025. It highlights that the Oakwood M24 intersection operates at a C and F level. It highlights that Oakwood uh I'm sorry, Plexus Drive and Oakwood Drive or Oakwood Road intersection operates at A, A, and B levels. The site is anticipated to generate 100 new trips at both peak AM and PM travel times. The study recommends a traffic light at the M24 Oakwood intersection and a right-hand turn lane into the site from M24.
009The right-hand turn lane in from M24 has been incorporated. The traffic light is not. A safety path is shown along Oakwood Drive, but not M24. Uh per this the applicant will need to either incorporate the safety path into the final site plan or request waiverss from the uh safety path committee planning commission and township board for parking and loading. Uh parking counts are satisfied. Uh however the PC will need to approve the 18t deep parking spaces as opposed to 20 ft deep. If you recall we did this with Aldi. Um so we will need to make that consideration this evening. Uh they are proposing six EV charging stations along the south elevation of the building right in this area. Um they've given us general information. Uh that is a newer part of our ordinance. So
010they will need to uh they will need to give us additional information before they get to final. Uh but for now just the general um uh general information provided shows that they're likely in compliance. We just need a few more technical uh pieces of information to fully put them in front of you for consideration for approval. Looking service and utilities. The site is outside of the water and sewer district. So, wells and septics uh will be prop are proposed. General information provided on the fire pump and emergency supply well. So, included in your packet this evening, you know, you get my review of the fire department uh and sharp engineering review. Um the fire department does have um does have some concerns with the life safety infrastructure that's going to be required on this site.
011I do know that the applicant and the fire department have been in constant communication about it. I was in communication with the marshall about it to just ensure, you know, with what you have so far and what you've heard from them in conversation, are you okay with this going to preliminary? He said yes. Um, you know, his big thing was if they can't, you know, if they can't make me happy by final, then they don't come in front of you, which we would hold them to anyways. So, there are some concerns outlined in their letter, but I do understand that there's been some pretty consistent communication on how to address those uh once we get to final. more time. >> Yeah. >> From the beginning. >> Oh, yeah. We got to start over. >> No,
012you're fine. Um, for landscaping, uh, all the planting counts and locations have meet the standards. Uh, the site does offer bike racks and outdoor patio seating. A commercial kitchen is proposed on the interior of the building. So again, you you're kind of I'm sure when going through the packet, you can see that they're looking to offer u some commercial kitchen amenities on site uh for anybody utilizing the convenience mark portion of it. You cannot operate a restaurant with outdoor seating as a principal use in your industrial districts. However, your industrial districts do allow for uses accessory to the principal use. Um, seeing as how this is becoming, it's not even becoming, it's been a common occurrence in larger format convenience stores uh, throughout the area, we just noted that as it's proposed that commercial kitchen
013and outdoor patio area could function as an accessory function of the site. U, but it could not be increased in any way, shape, or form. So, they could not come back with an indoor seating or wanting to make the outdoor patio bigger or wanting to expand the commercial kitchen or bring in another commercial kitchen. what they have here now we're comfortable defining as accessory. It just means you can't make it any more intense. Um so that was part of the segment. Again I think overall um given the area it it you know and the industrial businesses in that area it probably will offer an amenity of you know lunchtime traffic and things of that nature but again it just can't become the dominant use of the site. Uh when we were looking at signage, um
014again, signage is administratively approved by the township. Um but we did note a few uh a few items in the site plan as shown would likely need variances um as it relates to monument sign height um and the potential for building signage depending on how much and where. Um again, if that's the case, they'll they'll go through township review and then they'll end up in front of the CVI if indeed variances are needed. Uh for lighting, uh all the lighting standards have been met. The only uh the only update that we need is there's an OA specified light fixture where they didn't give us the Kelvin temperature. So, we just need to ensure that that's 3500 Kelvin in order to be in compliance. Other than that, lighting met standards. For architecture, uh the exterior materials
015proposed uh for the building are brick veneer, walnut colored siding, caststone, ephus, uh metal roofing and coping and wood finish accents. The pump canopy will be finished with metal paneling and brick tech columns. The ordinance. You don't have uh specific architectural requirements when it comes to uh permitted uses. You do have a little bit of language in your special land use standards which we'll look at. But essentially the building's design is um I guess saying it's complimentary to the area is kind of tough because there's not a lot up there and what is up there is industrial warehousing. So I don't think you wanted to complement that. But the design is um uh it offers a lot of varied architecture, you know, neutral colors, things of that nature. So again, being a special land use,
016you have your general special land use standards and then your specific standards. We'll go through the general ones first and then specifics afterwards. Again, I will paraphrase the standards as we go along. Once I get to the end if you have questions or want me to clarify, I'm happy to do so. So the first general standard is compatible with adjacent land uses designed to be harmonious in character not hazardous or disturbing to existing uses and an improvement to the property and vicinity. Uh our comment to this was the design offers varied articulation and color use is consistent with location along major thoroughfare um services local truck traffic and is not bordered by any residential uses. It's consistent and promotes the zoning ordinance, the zoning ordinance and applicable codes. Again, with the exception of some of
017the items we noted that needed to be addressed, it does fall in line with your requirements. The use must not pose an unreasonable impact on the environment. Um, again, no wetlands or major woodland clusters are on site. Permitting of the underground storage tanks um is regulated through the state. So they will have to jump through all of the hoops um as it relates to the different all the different departments that get involved at gas stations from health department to the state um so on and so forth. Pros use must be compatible with public service capacities. Again we kind of talked about the fire department and their concerns. So that is some work they'll need to do between preliminary and final but otherwise there were no service concerns for the site propos the proposed use must
018be consistent with access and circulation standards. Um so with the again with the exception of some items noted in uh our report which I'll get to in a few minutes. You have some specific special use standards for gas stations as it relates to access um that they will likely need to go to the ZBA for. But beyond that, the other access requirements that you have um they've met. Uh the use is designed, located, planned, and operated with health, safety, and welfare in mind. Again, other than the items listed by the fire department, we cited no major issues with uh the health, safety, welfare element of the project. The use is consistent uh with the goals, objectives, and future land use map. So, I'll kind of go through some different items in the master plan as
019it relates to uses like this in the area. Um, this site does not require utility expansion or investment into an area outside of the primary or secondary service boundaries. So, within your master plan, you have some areas that you've defined as to where you're kind of where you're willing to have infrastructure be expanded and where you're not. They're outside of that area, but they're not asking for utilities to be expanded their way. They can go on site with those. The site is void of major natural features and as sight of the u the proper agency approvals. Uh, again, the element of natur presation. This isn't a massive wooded lot or a wet land. Um they're really just taking vacant land and developing it. The site proposes commercial use along M24 that will serve residents and
020visitors. Um again up there you you have a little bit of a convenience desert. Um businesses up that way don't necessarily have a business like this currently to access. More from the convenience element of it, you do have gas stations in the township. I'm sure you were aware. Uh the site's designated as suburban commercial in the uh master plan future land use map which again speaks to speaks to bigger box development. Um but it is not uncommon for uses like this to be outlock developments within those developments themselves. And then a safety path extension uh is provided along Oakch Road and is required along M24. Um however the pedestrian access to this area in general is limited. So, just as it relates to some of the bigger points in your master plan and the things
021to consider, these are kind of what we've offered up uh for uh your consideration. When we look at specific special use standards, um again, I'll kind of go I'll paraphrase the standard and if you have any questions at the end, I'm happy to answer those. The facility shall not be within 500 ft of a school. That standard is met. Minimum lot area of 1 acre with at least 150 ft of frontage and ample space for vehicle maneuvering or stacking. That standard has been met. Asex access points are no less than 50 ft from intersections or residential properties. That standards been met. Curb cut shall be placed so as not to create hazards. Um again, MDOT and RCOC have reviewed and kind of unofficially approved of where they're planning to cut into those roads. Driveway for
022ingress egress shall not be wider than 30 ft of the property line. So this stand has not been met. Um the those curb cuts are allowed to be 30 ft wide at the property line. Right now they are showing 37 ft for the right turn in from M24 and then I believe it is I believe it's also 37 from Oakwood. Um we know that they'll need a variance for the access point at M24. For Oakwood we're still they still may or may not need it. um when they work with RCOC, right now that property line at the southern end goes right into the middle of Oakwood. So, typically when projects have the old school property lines that cut into the actual road, the the the county will work with the applicant to negotiate right away
023so that they actually now have their clear 60 ft. So, depending on where they end up with RC on that, that could change whether or not they need a variance or how much of a variance they need. I don't know if you can see here that this 56 ft. I'm assuming you're showing that with rightway dedicated, >> right? So, if the rightway gets dedicated, then the variance that they'll need for the Oakwood access will be 56 ft instead of 30. >> So, we'll figure all that out after tonight, but just so you guys know, this 37 foot right here and this 56 right here are the two variances that they'll need for access. And that's a special land use uh dimensional requirement, but the ZBA can hear dimensional variances for special uses as well. Uh
024pump island shall be a minimum of 25 ft from the rightway and canopy shall be at least 15 ft set back from the rightway. That standard's been met. Outdoor displays or sales are prohibited. Uh so that standard's been met. Um as you're aware, we have recently modified the ordinance to allow for a certain amount of outdoor display and sales. So that's that might change or final, but for right now um they are not showing any. Um there's a lot of standards that kind of follow it with um you know automaintenance, towing, outdoor storage of vehicles. They're not going to be providing any vehicle maintenance on site. So none of those standards are applicable uh for the architectural uh the architectural design uh shall be harmonious with surroundings include brick, stone, wood and other masonry materials.
025As we discussed, they are including a lot of these m in the design. Um, and I would say that it's there's a certain level of harmony in the essence that it is northern M24 kind of a highway setting that would have these types of uses along it. Canopies have a minimum height of 12 feet and a max height of 15 ft and utilize similar materials as the primary structure. Uh, the canopies offer 15 ft of clearance and do utilize the brick um the brick veneer along the bases of all of the uh the supports. No outdoor electric sound or announcement systems are proposed. An oil water separator with monitoring capabilities may be required. They are they are uh proposing a mechanical oil water separator being uh to be proposed. Um separation shall be made between
026pedestrian and vehicle pathways. We do know that there is uh landscaping that separates um most of if not all of or divides pedestrians from vehicles on the site um kind of via green belts or landscaped areas. And there's no vehicle sales being proposed. So those standards wouldn't be applicable. So in summary, the waiverss you have in front of you this consider is to allow the 18 ft uh parking space instead of the 20. Um and then the planning commission will need to determine the proposed parking. Oh, my apologies. the way um the way that your parking looks at um the diesel pumps is that technically that could be seen as six parking spaces um because they're right at the parking allowance count. They're proposing that they be counted as four instead of six because it's
027not uncommon for the larger commercial vehicles to pull between two pumps and fill both tanks simultaneously. So they are asking that parking count consideration um that those pumps be considered four diesel pumps, not six diesel pumps. Uh so that is a waiver for you this evening. Um even if there was a concern with that, you have the ability to to wave certain things. So kind of one way or the other, they're requesting a waiver for it this evening. And then the potential conditions that we laid out is approval required from MDOT for access to 24 approval required from RCOC for access to Oakwood Road, approval required from the Oakland County Health Department for the design of well and septic approval from the state of Michigan for underground tanks. Any items cited by Township of Public
028Safety, any items cited by Township engineering, additional information required to uh to confirm EV parking stations meet the requirements in the ordinance. OA light should be adjusted to 3500K. Restaurants Outdoor patios are not permitted in the IWIN district. No changes may be proposed to the site that would dedicate more square footage to indoor or outdoor seating or increase the cooked to order options offered at the site. The lots will need to be combined prior to development of the site. The applicant will need to apply for payment in lie for the safety path required along M24. Um either well they neither add it to the plan or request a a waiver from the safety path committee and planning commission. applicant must obtain all necessary variances from the zoning board of appeals prior to site plans final
029site plan submission. So again, if they were to receive approval this evening, their next stop will be the ZBA. Uh with that, I'm happy to answer any questions you have. >> Go ahead. >> With regards to the uh the commercial kitchen piece of it, when you say it can't be expanded, how did you determine what was there? Is is accessory to is it based on square footage regard you know relative to the building or is there something else? >> Yeah, square footage is kind of where you start. Yeah. >> Um and looking at their floor plans you know again looking at the area that they had dedicated to the kitchen itself. Um looking at the area that they had for indoor seating I don't I don't believe there were spaces dedicated to indoor seating. I
030can look it up in a second. Then the outdoor patio. It was just kind of a If it as designed, it was accessory. There is not there's more square footage dedicated to the operations of the gas um the gas sales and convenience sales that there is the kitchen and areas where people could potentially sit down and eat. >> Okay. So, that was how it was sort of >> correct. >> Okay. Thank you. U I'd like to ask some questions about the diesel truck area. You show two trucks here. What if there's two more that come in and want to fill up? Where do they go? very familiar with this part of the township and the fact that it's not your problem today and it can't be or won't be your problem going forward. But down
031here on Oakwood Road, there's industrial facilities from other companies along here. They're very limited or at zero far as parking when they bring truckloads of material and stuff in. So in here, if you're driving this way on Oakwood Road, you're fighting against some of these semis that are parked on the road. And due to the fact that the road is a hill that you've got to go over, you may be guessing whether you have clear distance or not. I would hate to see your gas station come in and end up putting more trucks in this area for parking. And so I'd like to know if we got enough space in here that we could put two more that are waiting in line or even some other way of parking trucks so that they do not
032get out onto Oakwood Road. >> If it's okay because I the planning commission if you guys can have them come up after J. >> I'll just ask them to keep notes on the things that they're asking. >> Yep. Yeah, but that is a concern. I live in this area and drive through here quite a bit and uh I don't want to see that particular issue expand. >> Sure. >> I have no problem with diesel trucks being in and getting full of gas, but just where they set in between Um, does anyone just want to say does anyone have any more questions for me? >> I have a few, Matteo, if that's okay. >> Yeah. >> Um, thank you, Mr. Chair. The, um, we were talking earlier about the dimensions um, where they wanted a variance.
033>> Yeah. >> Um, can you go through that one more time? What I'm wondering is what does the um the dimension in the variance say and then how much of it how much variance are we looking for like is it 5T or is it >> Yeah. >> No, that's fair. So for the drive accesses, this drive coming in here at the property line, its width is 37 ft. The ordinance says it can be no wider than 30. >> No, more than 30. >> Correct. >> Okay. >> And then this one down here, once they dedicate right away to Oakland County, their property line will be here. And At that point they're 56 ft wide and again the ordinance is 30 in in trying to assess that 30 foot standard. It it's completely speculative on my
034part. Only what I can say is that I believe the intention of limiting how wide those drives can be is if maybe you might be familiar with some of the older truck stops off the freeway where you turn off the freeway and there's the truck stop and then it is curb cut for 300 ft. You know what I'm saying? Like it's as far as the eye can see because it runs the whole span of the property. Sometimes they put these restrictions in there to make sure that doesn't happen to have safe pedestrian access. I will say the 30t wide for a 53footer to turn in clear and not hit the curb and start screwing up the grass is tight. >> Yeah, it seems like in this layout, this proposed layout off of M24, it gives
035them more room to make a right turn to get to those pumps. >> Correct. So, that's that is the that's the dimensional variance that they'll need there. And building off of um the other commissioner's comments about Oakwood, is there coming off of Oakwood, is there an opportunity in that 30-foot dimension, that drive right there perhaps? Could that be a staging area? I don't know if that would help with that situation, if that would give them a spot to pull in and >> maybe stage and wait. >> Like I said, >> Yeah, sure. I just I thought I would just build off of that a little bit so that they could address it. Thank you. >> Yep. Um, a couple more things, Mr. Chair, if it's okay. >> The, uh, the outside patio um, being asked.
036>> Um, there's no liquor license or anything like that in play for the site, correct? >> That I guess the items in question I can't speak to. I don't believe that we've been in receipt of an application for a liquor license for the site. >> Okay. I was just thinking that, you know, that that could be a concern potentially that people are outside drinking on the patio. >> Sure. Yeah. I mean, again, the applicant can speak to the intentions with the with the convenience store, >> the 18 to 20 foot for the parking space or 20 to 18 foot because it overhangs a curb. I think we >> we talked that really being much of a problem there. Um, I didn't get into the fire chief's comments much. Um, but and I don't think there's
037if is there a concern about distance from um electric vehicle charging to gas station pumps in any of our um I noticed there was a section reference, but I haven't dug into that section about um if the fire department had a concern with with that. I don't recall the fire department setting concern with that. >> Okay. >> It seems like there's space separation. >> Yes, they Yeah, the the the charging stations are standalone from the building. They're not attached to it, >> right? Um the uh a few months ago we talked about gas stations like this having outside storage for things for sale. Um is that that probably that could be entertained in this arrangement >> based in meet the ordinance. >> Yeah, it could be entertained at final. So that language was approved by
038the board at last night's meeting. >> Last night the second reading was made. >> Yeah. So it'll be effective in approximately three weeks. >> Okay. >> So between that time and if they come back and final with some then we can apply those standards if they propose it. >> Okay. So around this perimeter of the site, it could they could potentially >> Yeah, the language accounts for um front and side facades and a percentage of coverage per all, you know, per whichever ones they propose. >> Okay. Thank you. >> Sure. >> Okay. Any future questions? Okay. I think we are good sir. >> Okay. Thank you. >> You want to go or mic? I'm sorry. It's >> okay. You want to get home, Mike? >> We just don't ever see him that often. So, we
039we >> every Tim Sharp Sharp engineering engineering consultant I am going to be short because so much of um our review has been covered. I mean, from an engineering perspective, we're looking at the infrastructure at this preliminary site plan stage and um you know, other than already been presented. They did provide a uh preliminary grading plan. So, everything seems to be draining properly and so forth. With regards to the sanitary sewer, again, Oakland County Health Division needs to approve the uh the septic system that's going to be out there. There is no public sanitary sewer anywhere nearby. Same with the water. No public water man. So, they'll need uh permits from permits from the health division again. um storm storm water. Again, we're happy with what they provided to us up to at this point.
040You can see on the uh on their on their plan here that they have the mechanical filter for the storm water treatment. So, they know that they're going to have to do that. We'll work through that with them. Um see, there was a dedicated fire protection well that they're going to be putting down there as well for the fire chief. So, we'll leave that up to the chief, but they will have um you know, the ability fire there. Even though they don't have the public water, they have a separate separate domestic well, which is proposed up in the northwest part of the property. And then again, regarding all the the pavements and the sidewalks and the curbing, I'm not going to reiterate what the tail is already indicated regarding the Ziki path or the potential
041waiver for that. And then the spaces going from the 20 to 18, you know, as long as we have a seven foot sidewalk behind us, so people still have five foot to walk in case they overhang or on the north end where it's overhanging a lawn area. You know, this this commission has approved those types of things in the past. Um, yeah, there were some items. I mean there is a red line drawing in there but again this is more to assist the developer as they move through the process into the engineering phase with some comments that we had regarding the thicknesses of the asphalt and so forth. >> Overall um like I said keep it really short. Most of it's going to been hammered out and you have any questions I can answer those
042right now. >> Any questions? >> No. Thank you. >> All right. I think we're good. >> You need me. Yep. It's >> all you, sir. >> Good evening. My name is Mike Nolles. I'm with the Lord Group where the civil engineers and surveyors uh representing the applicant. Address is 49287 West Road in Wixom. Uh with me tonight is Veto Pampalona. He's the general contractor and business manager for um the Utuma oil uh Michael Yuma's family that owns Utuma oil. and they have their um brand the Red Barn uh convenience store as you see a photograph um on the slide that's in front of you um from the 19 mile and mound store I believe in Sterling Heights. Um and so I wanted to include those in the presentation. Sometimes a picture speaks a thousand words
043and you can kind of see the quality of work um that they do. We also have Kevin Brandon with us this evening. He's the architect and landscape architect. Um, our group has worked together on um, literally dozens of of gas stations for um, this applicant. Um, I won't u labor the point because Mr. Kasalqua and Mr. Sharp did a great job of kind of teeing up all of the um, specifics of the job. So, we're here to answer any questions that you might have. Um, Commissioner Turner, there is a a plan in the plan set um on uh sheet C5 that shows the truck uh turning uh radiuses. We got plenty of room on this site for trucks to be able to maneuver off out from the pumps, circle all the way around the site.
044Um, stage up into the some of the driveways temporarily, uh, loop back around even with the right end right out to be able to, you know, kind of wait and circle back around. So, there's there's plenty of room. This is this is a fantastic sized site. We've done several of these that were, you know, one and two acres that are very difficult. This is four plus acre site um new build. So it's uh you know some a lot of these are renovations of existing um gas stations but um we call the canopy jobs where we're just sort of changing the configuration of the pumps. This is new build so um we're able to really um do our do our our best on truck turning and being able to accommodate um the types of concerns that
045that you raised. So I wanted to speak to to that a little bit. Um, Veto's built several of these. He can give you all the details of the the tanks and the filters and the and the reporting to the state and and all that kind of good stuff if you're if you're interested. Um, so we're we're here to answer any questions that you might have. Thank you. Oh, I also wanted to show you uh a couple of the other slides. Not that there's any like great information on here that you haven't already heard, but um you can see some of the photos of these are actual these aren't just stock photographs. These are photos that we designed, veto built. Um Kevin designed the buildings and you can see they're they're it's their first class um
046uh architecture, first class construction, um first class maintenance. Marathon has a very strict um requirements to be able to keep your branding. Um, so they have secret shoppers come in to make sure everybody's wearing their uniforms, making sure that the sites are clean. Um, and so, uh, those things, uh, the Utuma oil company adheres to strictly or it would really put a cramp on their on their business because they'd lose the lose their branding, lose their ability to be a marathon station. Um, regarding alcohol, there's not going to be any alcohol served on premises. Um, you can see in this photo that I have up now, there is will be beer um for sale, beer and liquor that are for sale, but not to be consumed on the predment process. So, you can't order a
047margarita and sit on the patio while you're charging your car. Um so, just wanted to address those those few questions that were out there and again, we're available to answer any others that you might have. >> Okay. >> Thank you. >> I have no questions. Um, one of the questions I had there, you have a picture that shows the trucks turning, but it looks like it's a different layout of the building. Um, where it would look like the pumps are on the north side of the building and the trucks would circle around back. Is that just a different layout or uh it should be see sheets C5 um same layout. So, the diesel pumps um are all right. My uh my pointer doesn't show up on screen. Okay. Oh, but my mouse will. So, the
048the diesel pumps are are here. So, uh right in when you go to that C5 sheet, you'll see that um we've got turning radi to be able to show how a truck can circle around uh the different the different ways around. It shows the turning radi over here and being able to circle back around. Um so once you come in, the cars and the diesel are separated through here. uh the sea stores here with parking, convenient parking out front and then overflow parking over here. Um and all those truck turning templates that we use on C5 will will show that we're able to do it. But it's the same it's the same layout that you see in front of you. This is the exact same plan that you have in your package. I just like
049to kind of color them up because they just they kind of pop a little bit clearer as to what we're what we're trying to do. And I usually highlight some of the issues. You can see the the the three in purple over there are some of the um items that Mr. Pasal Aqua pointed out to you about um needing your consideration this evening. The patio, the safety path for payment in L permitted by your ordinance, but we are asking for it. So, I wanted to highlight that and the driveway width um greater than than 30 ft. One of the things I did want to um point out is that um so this is this is a right in right out. So, this dimension that I have here is is this dimension on the on the
050coming in section. This 28.2 is the the going out. And so um and then there's a little bit of a separation um by the on the island itself um that prevents you from being able to turn left there. So it all depends. It's not really 100% clear in your ordinance exactly how you measure that at the at the rightway line, but I wanted to bring it to your attention exactly the geometry that we're looking at. You know, each one of those um you know are are approved by the jurisdiction um that will grant us access. So on a preliminary basis, so we went to MDOT, we worked out exactly what they wanted, what they would require for this um type of use at this type of location, what kind of driveway, and that's why we
051show here the full um right turn lane starting here, coming up, turning into the site. The fact that we've got a right in and right out only along with that lane, you know, continuing on. So this is the existing road here. existing road edges right along this line here. So this is all new pavement in here so somebody can turn out of traffic and and follow that in. Same with this. This has already been excuse me presented to the county for the right in right out for their blessing on the configuration of both of these driveways. So the reason that we're asking for these requirements is not simply because we have a preference um or that we gain some additional benefit from it. we've already cleared this geometry with the governing uh jurisdictions that have
052control over those and that's why we're asking for the variances there. >> Okay. So, the the drawing that the one that I'm looking here, it's page 70 in our packet. >> It has the pumps on the north side and it looks like there's two entrances in where the trucks could come in, fill up and then circle around behind the building. >> Let me I'll get the circulation sheet up. It's page 70 of the packet. >> 70 of 278. >> Okay, >> that one. >> See, it's showing the pumps on the north side where the trucks are pulling off 24 be able to fill in circular >> that Yeah. So that that was been So the traffic study that's incorporated that's utilizing this site. >> Okay. >> So, this is not the site plan that they're
053proposing. >> Okay. >> This is associated with the traffic study from August. Once the traffic study was done, we then went back and changed the entire site plan to be in compliance with the actual traffic study. So, you'll notice if you see the second entrance um up by where the diesel, we eliminated that because the main reason was that we didn't want people jumping across the highway to get into that left turn lane there. >> Yeah. >> Okay. All right. >> And Mow on that road. So, that was one of the reasons. So, that was the traffic study. The they uh MDOT looked at the traffic study. They made recommendations and we made changes for the result of that and that's what's in front of you tonight. >> Okay. >> So this is the circulation.
054>> Yes. I can let Mike kind of tool around but this show circulation. >> Yeah. So you can see here. So this this would be the I'm sorry. This would be uh the truck template here. And you can see a truck turning in here can make make all of these turns. So, these truck templates all show, you know, the truck specified next to the turn template about the routes that they can take. And you can see there's several different trucks with several different routes. Um, here's a here's a like a dump truck. Uh, and that can come in here, come all the way around and make all of these turns. It can actually turn right there and do a 180 in that area in that in that that turning area. So for us, so we
055to do the truck turning circulation, we have to specify what the truck is, what their turning radius is, and then show paths that they can um make it around. And so we've got four or five of those on this sheet. Here's here's a big rig, you know, coming in. It can it can get over to the side. This is where the tanks are. Um it can get over to the side and it can make this turn. So we don't have to guess about whether or not a big rig can come into that far pump and then still make the right turn to get out of it. These truck turning templates um allow us to assess that accessibility of each one of those different vehicles. >> Okay. And there's no overhang or canopy or anything that
056would prohibit like a ladder truck for the fire department to completely circle that building? >> No. Um, so the canopies, if I go back to the PowerPoint, >> and I'm assuming the fire department has looked at truck placement and things like that the on the parking lot. >> Yes. So, u I I'll I'll talk about that momentarily. Let me answer your first question here is that there'll be a canopy here over the automobile uh pumps and then there'll be a separate canopy over here. But there was there's nothing to prevent a ladder truck from making all those turns that you saw on that turn template sheet um to be able to access the whole site. So, uh the engineer that designed this site that works at out of our shop, we have uh 65 employees,
057about 40 engineers. Um so the the gentleman Chad that designed this one has been in contact with the uh fire chief. And so we had originally proposed like one well booster and a fire department connection that was over on the corner over here. And the chief said, "No, that's that's not what I want. I I want a separate dedicated well." So, we've agreed to put a a fire protection well here. And they looked at all the different places on the site to get rid of the fire department connection because when my guys come to fight a fire, I don't want them being that close to the fire, you know? So, like he looks at where they're going to be able to hook up their hoses, what their hose lengths are. And so, this configuration with
058these additional notes on it today, um are in compliance with the chief's um requests from us. Uh and as you see from his review, he he recommended approval subject to his notes. And then we'll work out the exact details of all the engineering of each one of those items um during the final uh site. Okay. Any >> Mr. Chair, >> I have a question. >> Go ahead. >> I get the 56 foot on the Oakwood ingress and egress piece of it on the um on the Leier ingress. So, you knew in advance that we had this 30 foot limit. >> Yes, sir. >> And but yet you designed it for 37. So what drove that? >> Well, so the those are for the the M configuration. So there's a conflict between what MD dot requires
059and the restrictions for Oxford Township. >> So that that's why there's a variance there. We tried to get as close as we possibly could because I've been to many ZBA meetings and one of the criteria is always is this the minimum variance necessary? >> Gotcha. Okay. >> And so that's why those are those are all right. So you're driven then by M dot. >> Absolutely sir. >> Okay. Thank you. >> Any last questions? >> Nope. >> Uh yeah, I got >> a couple more sort of back to the to the trucks again. Uh, I realized that uh this adventure lane is a private road, not part of yours. But have you folks given any consideration to seeing if you could use this to bring your vehicles back out and eliminate the effort of doing this?
060Or could you widen this so that I'm truck number five? I can come in. I can sit here until the pump opens and I can move in. >> Um widening it. Yes. Um that that would be a possibility. Uh access. No, I think that's where most of the the tobo is on the site, but also as you mentioned, it's a private road, so um we really don't have any kind of buy right. Uh >> well, I didn't know whether maybe you had talked to the owners of Adventure Lane. >> Well, we have in fact talked to that property, but it it wasn't with regard to sharing their road. Um so, they've got plans as well. Um and our site um uh we've coordinated our entrance with theirs um because they're going to have a color
061that ends right at that driveway that we're going to building a structure over and continuing that cover underneath our drive. So essentially that ditch um on Oakwood, >> the ditch on Oakwood will be essentially enclosed. >> So and I do have a set of their plans uh with me this evening. But yes, so our engineers have been working with their engineers to make sure that our improvements are coordinated, but as far as cross access, no sir, we did not investigate that. >> Okay. I guess that's uh all the questions. Anybody have any nothing? >> No, thank you. >> Okay. All right. We will move to opening the public hearing. >> Motion to open the public hearing. I'll second it. >> Okay, we have a motion. We have a second to open the public hearing. Any
062discussion? All in favor? >> I. >> Any opposed? >> Okay. Public hearing is open at 19:23. Um, at this time we will hear from the public. Um, going over a couple of uh rules here. Uh, any members that wish to speak, address the commission during the public hearing. give their name, address, and uh issue to be discussed. Uh you'll be limited to three minutes each. All discussion is directed to the chair, not to the applicant or consultants. Um no person will speak a second time until everybody that wishes to be heard has spoken. Um so with that, would anybody like to address the committee? Please come up to the podium. >> Thank you for having this hearing. My name is Susan Kman. I live at 5622 East View Lane, Oxford, Michigan. I understand and I
063saw this in the paper and my concern is in my opinion is the last thing that we need on M24 which we count with the amount of truck traffic that we have with the amount of deaths that we've had due to truck traffic on M24 and we have already between Oxford and M uh I69 we have five gas stations so there is no or a real need to have another gas station. It's really not a gas station truck stop. So, um I personally am opposed to this this type of a development there. Um I don't think this kind of business is an asset to the community. Oxford's had a lovely uh concerted effort on your part and and everyone's part uh with the Waterstone development and with some of the other developments that um I
064personally don't think that this would be an asset and I do share concerns about there's not enough it's I know it's a it was probably an very inexpensive parcel um but I don't think that it this this kind of an endeavor is right for our community. >> Okay, thank you very much. >> I was hoping there would be more people here. >> Well, thank you for coming. >> Thank you. Anyone else? >> Hi, Charles White 957 Avenue, Michigan. I would like to explore what what would be the projected revenue of this business and what benefit would it bring to us? What is the proposed benefit? Thank you. >> Thank you. >> Okay. Anyone else? Okay. With that, we'll take a motion to close the public hearing. No motion to close the public hearing. >> Second.
065>> Okay, we have a motion. We have a second. All in favor? >> I. >> Okay, motion carries. The public hearing is closed at 19:26. Um, at this time, we'll take any last comments from the consultants and team. >> Nothing. >> Um, six, review correspondents, which I don't believe we received. I apparently Cheryl got uh an email, but she does not have her laptop at home to forward the email. >> Okay. >> Um and so I'm not sure exactly. It says there's one letter opposing the Red Bar project that is not in the packet from the owner of the self store. Is there a storage? >> There's some storage facilities >> that says that it will block his business and cause it to go out of business. So, >> okay. >> Just for the record.
066>> Okay. All right. Number seven, we will move to commissioner discussions and uh any questions start down on the end here. >> Uh just I I think you know This will help give the Myers gas station a little bit of competition since it's only about half a mile down the road. So, I I see that as as a positive. Um, and given this piece of land, too, the fact it does look like a really nice building and and I think this probably is a good use for that piece of property since since the way it's configured out there, it was hard to imagine anybody would find good use for it. So actually I'm I'm pretty impressed that they did what they did with it with this u with this convenience mark. So >> thank you
067sir. >> As has already been mentioned the size and shape of the piece of property is going to restrict who has a desire to come in and do something. >> Yeah. And I think from that standpoint, this is probably as good a use of that piece of land as you're going to have. And the other aspect, if you look, there are residents around to the north and to the west side of 24. There is a subdivision up in that area. There aren't any convenient mart or whatever you want to call it where you can go in and buy pop or something that way. There's nothing like that in that area. uh you have to go back south basically to the Meyer area before you run into some somebody that would provide that feature. So if
068we're going to have something there, I think this is a good application for that. >> Okay. Thank you. >> No comments. Thank you. >> Okay. Yeah, I I would echo uh what everybody else has said. I I think it's a good location. I think it's a a it's going to be a benefit. Um you know, like Mr. Turner said, during business hours, most times when you drive up there, there's a line of trucks that are waiting to be unloaded. Um this will provide somewhere for these guys to go grab a quick lunch while they're waiting for their truck to unload. you've got a lot of manufacturing and things like that where, you know, lunchtime you're going to have, you know, quite a bit of business coming in uh for that convenience. So, um I I
069think it's a a a good use. Um the only question I have, and I think you touched on it, but I don't remember, is about whether there'll be safety paths or whatever running through there. And I thought I heard something about a possibility of a a traffic light being put up or potentially going up. Is that a >> I mean this the safety path that they are providing is on they're requesting a waiver for along 24 >> because there really is nothing else there. It'd be sidewalk >> I mean here's here's what I'll say because we are also working through a similar situation with Baron Group which is directly east of this site. Um you know there are industrial fac a long adventure. I'm being lazy. I'm sorry. It's been a long two weeks. Um
070there are, you know, a lot of industrial businesses along Adventure, but there's also a lot of businesses south of Oakwood. Um how many of these folks are going to get there via feet and via vehicle, I couldn't tell you. Um but at least for right now, most of their foot traffic would come from east of the site or south of the site. Um along 24, you don't have safety paths along 24 in that area of town to begin with. And then the other the other remark was regarding safety path. And then you had like question >> I thought I heard something about the potential traffic light. >> So that the traffic study recommended one at 24 in Oakwood, you know, And that that's something that I think ultimately MDOT would have to would have to
071require, but that's not where they are. It was just a recommendation. >> Okay. >> I I think they're going to require it. We've put money in escro for it already. >> Okay. >> So, it's >> Yeah, they're going to require >> I mean, and so to that point, they're required to go get their official approvals from M.R.C. before they're back for final site plan. So, final site plan, you'll know what has to or does not have to happen. >> Okay. just because I know um uh like the uh the young lady mentioned there's a lot of accidents at that light not have anything to do with the but yeah having a traffic light there I think would be >> very beneficial not just for this but in general >> it's going to be beneficial for
072everything the truck traffic the traffic in general and that's primarily we want it to be safe we don't want accidents out there so that's why we put the money in escrow now because ultimately we're not going to try have a dangerous spot for people to pull into. >> All right. Any last comments, questions? >> Okay. >> Um I guess with that, we'll entertain a motion. So I move to approve the special land use for Oxford Township Gas located on North Lier Road and Oakwood Road PC file number PC25-00009 as required for a convenience store and gas station located in the I1 district based on the following findings of fact as required by section 4.5 and section 5.3. three of the township's zoning ordinance. Number one, the the proposed use is compatible with adjacent uses of
073land 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 the master plan. Three, adequate measures have been proposed to protect the natural environment and public services. Four, the use will not create excessive public cost or be detrimental to the economic welfare of the township. Five, proposed use is compatible with adjacent uses in terms of location, size, and character and will not negatively impact the 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 in 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 costs.
074Eight, the use is designed to ensure public health, safety, and welfare with no inverse impacts on traffic or infrastructure. Okay, we have a motion. >> A second. >> Okay, we have a motion. We have a second. Any discussion? Seeing none, can we have a roll call vote, please? >> Turner, >> yes. >> Bloss, >> yes. >> Dur. >> Yes. >> Wagner, >> yes. >> Bailey, >> yes. >> Motion passed. >> All right. I move to approve the preliminary site plan for the Oxford Township gas located on North Pier Road and Oakwood Road. PC file number PC25-00009 for a convenience store and gas location located in the I1 district conditioned upon the applicant addressing any deficiencies noted by the township consultants, the township fire department, and the township administration prior to submittal for final site site
075plan approval. >> I'll second. >> Okay, we have a motion. We have a second. Any discussion on that? Seeing none, can we get a roll call on that as well? >> Wagner, >> yes. >> Dur. >> Yes. >> Turner, >> yes. >> Bailey, >> yes. >> Motion passed. >> Thank you very much. One question I didn't ask you and it really doesn't have a lot of bearing. The Red Barn Market, where did that come from? Because years ago, south of Drainer, Red Barn sub, used to have a large barn, convenience store, party store, whatever. So, when I first saw the pictures, I'm like, >> I think the marketing probably came from that, but there's no there's no affiliation with it. >> Okay. So, we have a lot of these stations like around and we've got
076a lot like coming online. Um, but the Red Barn Market name itself is no affiliation to the one you're talking about. >> I grew up >> I've seen it. I know which one. >> Yeah. I grew up in the subdivision right behind it. We used to ride our bikes up to that and >> like Yeah. >> kind of nostalgic. >> Also, >> thank you for your time. >> Thank you. >> Merry Christmas. >> You as well. Thank you. >> All right. Moving on to number 10. Unfinished business. I don't believe we have anything. Um, number 11, new business. Uh, item A, election of officers to be effective 1 2026. Um, do we need >> Do you want me to do it? >> Yeah. >> Okay. There any nominations for chairperson? Oh, I'll I'll nominate Corey.
077>> I'll second that. >> I'll third. >> Mr. Bailey, do you accept the nomination? >> Yes, I will. >> Are there any other nominations? >> Nobody. >> As there are no other nominations, Commissioner Bailey will serve as chair for 2026 by unanimous consent. >> Thank you very much. I appreciate the confidence. Um, let's move on to vice chair. I believe Mr. Turner, you are currently >> um, >> do we have any nominations for uh, vice chair? >> I'll nominate Mr. Turner. >> I'll second. That's >> all right. So, Mr. Turner, would you accept that >> now that you've had a >> Now that I've had a one meeting opportunity? >> See, you got your feet wet. >> Good job. Okay. >> Um, any other nominations? Seeing none, uh, congratulations, Mr. Turner. You will serve as
078the vice chair for 2026. Um, secretary, do we have any nominations? Who is our current secretary? >> Oh, D actually. >> So, typically the responsibilities of the secretary are if we have correspondence, the secretary would read them. You know, if we get emails or letters, >> that's their responsibility. Um >> Okay. >> And then I'm third in line, right? If >> Corey or Bob is not here. There we go. Yes. And if that's something that you would like to continue, uh, we can definitely do the nomination. If not, we have two people that are not here that we can >> Patty's interested. >> They can't they can't they can't >> they're not okay. >> My mother is 94 and she's having some more health problems than normal. So, I may um may be dealing with
079some of those things next year. I'm dealing with it now, maybe into next year, but um >> Okay. Okay. If uh if there's other someone else who wants to be secretary, I have no problem with that. >> All right, I'll nominate Patty then. >> Petty just said she didn't want to turn to her and ask her if she'd like to. >> She said no. >> Okay, I'll do it. >> David, you will. >> Yes, I >> I'll nominate David. >> Thank you, David. >> Yeah. >> Any other nominations? Um, we need a second. Was there support for that? >> I'll second it. >> Okay. So, since we have no other nominations, um, and we can't, uh, dump it on the, uh, the other two guys, uh, congratulations. >> Congratulations. >> Yeah, thank you. >> Hard
080fought. >> Um, so then moving on to committee appointments. Um, we have the economic development committee, um, which I don't believe we have any nominations this year, nor have we had a need for them. My suggestion um would be to leave it the way it is for now. Do we >> have a need for that right now, Susan? >> No. Um except if you could do the meeting calendar first before you get into your appointments if that's all right with you. >> Um >> would we need to amend the agenda? >> Um well technically I guess we didn't say where we were going to put it, did we? It's listed to C. >> I don't think I have the Okay, that's fine. I don't think I have the revised agenda in front of me. >>
081Okay, hold on. >> Okay, >> you because last year you didn't make any appointments for that committee. >> Not for the economics. So, if we just leave it the way it is. >> Yeah. >> Um and then for the ordinance review, um Mr. Turner, uh Mr. Dur, Mr. Wagner um all would like to to stay in those roles. I mean, unless there's any discussion to say otherwise, can we just leave those the way they are? And I believe I was on as the alternate if one of the three were able to or not able to attend. >> Yeah. If they're they're not going to fight on it because it's it's Commissioner Turner, Commissioner Wagner, and Commissioner Dur. >> Yep. And it seems to be working really well in my opinion. So, and they're getting a
082lot of good work done. So, if we can leave it the way it is, I prefer um zoning board of appeals. Currently, I'm the liaison. Does anybody else want to do that? I'm happy to stay there unless somebody has a burning desire. I think they meet twice a year. >> Very impre. You will have one coming up though. >> Yeah, it should be exciting. ZBA meeting in 2026. >> So it's okay. Seeing nobody jumping at that, we'll leave me as the liaison. Um and then the gravel inspection. Were you on? >> I was. >> Was Commissioner Wilk and Commissioner Blankenship? >> Okay. I'd >> like to continue that if there's no objections. >> And I think Mark would also >> Okay, then let's let's just leave things the way they are. um with the current
083appointments. Okay, with that we can move to see the approval of the calendar. Um did everybody have a chance to review that? Are there any concerns or can we make a motion to accept the calendar as presented? >> Motion to approve the calendar. >> Second. Bless you. >> Bless you. >> Thank you. >> Okay, we have a motion. We have a second. Any discussion? >> Seeing none. All in favor? >> I. >> Any opposed? >> Okay. The What was that? The um calendar is approved as uh presented and I believe um any committee reports or anything. Have you had a OC meeting since the last meeting or anything? >> We had an OC meeting today. >> Okay. and uh talked about several things uh that uh some of which were looking at had a little
084longer range maybe midsummer or not. especially related to uh changing of zoning ordinances for different areas. I'll bring up >> ones that will prevent the need for appeal meetings or >> well first of all for an area where something needs to happen now so that somebody can go ahead with a project those we can we will address right away. >> Okay. But but for comparing the master plan and the future plan for the zoning map, we thought we would pick up things as they come along and then midsummer we'd see what we had to do to implement that plus anything else that C might be needed. >> Okay. >> Yeah. Just to build on Commissioner Turner's comments. Um we are we've started drafting mixeduse language. So um we looked at that for the first time
085today. There's some tweaks to be made, some uh technicalities to figure out. Uh we also discussed and that that is that is a reaction to the master plan future land use map. Another one is taking a look at the office district as it is now. Um that's that district for a long time is I don't want to call it it hasn't been a problem. It's just not evolving with the times per co and things of that nature. So it's worth taking a look at the uses associated or allowed in in office and seeing what changes need to be made there um to free up both businesses that are there or businesses that might like to utilize those properties. Um, those are kind of the two that along with the zoning map maintenance which which follows
086any master plan update are kind of the big three that we'll probably be working on through quarter 1 and quarter two of next year. And then you'll probably you'll probably see a new work plan being put in front of you sometime in probably April or June that'll then go on the board kind of like we did in the past. Thank you very much. Um, any uh final reports or information? I know we got your stuff in your packet. >> Yeah, if I can just update that a little bit too, >> please. >> Yeah. >> Thank you for doing that. By the way, that is >> I hope you read it. the town council is I believe posting it on the website are supposed to be the one that I saw on there today is still
087from October so they're not as diligent as I was hoping but >> not that people are in the community are going to be scrolling around looking for it but it is there you know and just kind of keeps everybody up to speed on what's going on. So you know as you know this past year you guys have approved several um several projects and all of a sudden they're all just coming in like for construction to begin right now. So the first on there as well. Um they're have all their permits in place. They're ready to go. We're probably going to have a pre-construction meeting on that and they'll break ground, I'm guessing, in January is what uh January, February possibly. Sanctuary Hills um on this one. The last item said no infrastructure construction um or
088the the infrastructure construction has no estimated start date. We just had a pre-construction meeting with them and they're going to start moving some dirt um over there after the first of the year as well on the on the six square project. The villages and peninsula of Telmore, all the earth balancing has been done out there. Again, we uh are going to have a pre-construction meeting on January 13th and shortly after that, so the end of January, early February, all the infrastructure is going to start going in. Uh the township board last night approved the residential it agreement or >> the open space agreement >> open space agreement for the Tmore project that you uh had approved the previous month. Um Baron again we had a pre-construction meeting with them and then they immediately came back
089in with some revisions to the storm water. So they're working on some things but you know I think that's going to be happening pretty soon. and you got Red Bar and Gas. They were here tonight and then Aldi as well. Um you approved that preliminary site plan and they're in for their engineering review right now. We just gave them their first set of comments. So it for whatever reason everybody kind of held on and it seems like the beginning of the year is going to be really busy as far as construction activity goes in the community for both some residential and commercial developments that you guys have approved through, you know, during 2025. So >> very nice. >> Yeah. Yep. Anything else? Any questions? >> Thank you very much. Again, I I appreciate you putting
090the details in the package. >> Try to keep it short and simple in there if I can. >> All right. Well, if nobody has anything else, I will take a motion for adjournment. >> All in favor? I >> We are. We done.