001like to uh call to order tonight's Charter Township of Oxford Planning Commission regular meeting, Thursday, May 8th, 2025. If we could start the meeting with everybody uh standing and paying respects to the flagg 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. Number three, note the role. Not there is a forum. Um, moving on to four, approval of tonight's agenda, but I do need to make one adjustment under new business. Um, just for discussion, we'll talk about the safety path. um appointment. So if we can make that change and then we will entertain a motion to approve the agenda. Mr. Chair, I can make a motion to approve tonight's agenda with the noted change. The noted change
002about the safety path appointment. Okay, I second. We have a motion. We have a second. Any discussion? All in favor? I. Any opposed? Okay, that carries. Um, number five, conflicts of interest, exparte contact. Does anybody have anything for tonight's agenda? Seeing none, we will move on to approval of the minutes. Planning Commission regular meeting, April 24, 2025. Make a motion to approve uh the meeting minutes. Mr. Chair, I'll make a motion to approve the meeting minutes from the regular meeting on April 24th, 2025. Second. Okay, we have a motion. We have a second. Any discussion or things they found in the notes? Seeing none. All in favor? I I any any opposed? All right, motion carries. Number seven, public comment on items not scheduled for public hearing or on tonight's agenda. If anybody has anything
003they would like to discuss or bring up that's not on tonight's agenda. Okay, seeing none, we'll move to number eight, commissioner's comments. Anybody have anything they'd like to share, bring up, discuss? Seeing none, we will move to number nine, petitions. And just for everybody's reference, uh the way these are going to work is we will start off number one with a presentation by uh our planner um followed by a presentation by the petitioner. Once that is completed, we will open up public hearing. uh public testimony uh followed by closing the public hearing, comments from our township consultants and staff. Uh the board will uh review any correspondence that may have come in. Uh the commissioners will have a discussion and a motion and a vote. And just for reference, during the public testimony, any members
004of the public wishing to address the commission during a public hearing shall give their name, address, and their position on the topic. Uh you will be limited to 3 minutes um which will be reflected on this timer which will go off at 3 minutes and we will ask you to wrap up your your final thoughts. Um all of your discussions will be addressed to the chair. It is a discussion or a uh uh your addressing only. It's not a back and forth discussion. So we're here to hear you but not engage in dialogue back and forth. Um, no person shall be permitted to speak twice on the same issue until everyone has been heard and has had a chance to speak and if they have anything new to add to what they'd already talked about.
005Um, and finally, no person other than commissioner members, township consultants, and staff uh shall be allowed to address an issue for the public hearing following the closing of the public hearing. So with that uh petition a zoning ordinance text amendment the petitioner Oxford Township Board public hearing and motion the petitioner is requesting to update article 16 section 8 regarding the requirements and use of performance guarantees. Good evening, commissioners. Matteo Pasalqua, Carl and Associates for the Plan Consultants for the Township. Uh yeah, so for tonight for your first public hearing item, you have a text amendment in front of you. I'll give I'm going to go kind of big picture on this. This was uh put together um more or less by the building department and your legal counsel. Uh but in your zoning ordinance, there
006are some mechanisms there as it relates to performance guarantees. the way that your ordinance is structured right now is it's somewhat um it can create somewhat of a burden to or at least an impediment to development for the types of requirements that you have for your current performance guarantees. It can also put the township in somewhat of an position if the project doesn't go through more or less in the light that the the cost of putting up with certain guarantees and the types of guarantees that can be offered um at least initially when the development begins um can be quite cost prohibitive. It also kind of puts the township in a in a difficult position if the project doesn't go through in which the township might be actually responsible for completing the project. So the
007township is not in the business of finishing projects that fail. The township is in the business of the health, safety, and welfare of the community. So, the amendments that are in front of you this evening really look to provide a lot more clarity in your performance guarantees. What kind of lines of credit, cash, bonds, um, bank letters can be used. um it reduces the amount and and that amount is the reduction in that amount is a level to ensure that should something happen to a project the township has the resources to go in and make the site safe and secure uh but not necessarily be in a position of of expectation to finish it. Um that's big picture stuff. Uh I thought the memo that the Kelly firm put together that you have in your
008packets this evening kind of did a a better job of the granular description of that. um I can answer any questions as best as possible. Um but this was really brought forward by the township board um and the building department because we're it's coming up in conversations when we get to site plan progress and things of that nature. So the township want to get out in front of it um and get it addressed. Thank you. Does anybody have any questions for Okay, seeing none. Um I'm assuming that's also the presentation by the petitioner. Uh yeah. Okay. With that, we will open uh public hearing. I have a motion to open public hearing. Mr. Mr. Charles, make a motion to a present. A motion to open the public hearing, public comment. I second. Okay, we have
009a motion. We have a second to open tonight's public hearing. Any discussion? All in favor? I. Any opposed? Okay, public hearing is open at 6:38 if anyone from the public would like to speak on this topic. Don't all jump at once. Are we going to hear from the requester of the res? We're talking about the the topic a the ordinance text. I'm sorry. Okay. Yep. Uh seeing none, I'll take a motion to close the public hearing. Mr. Sure. Make a motion to close public hearing. I second. All in favor? I. Any opposed? Okay. Public hearing is closed at 6:39. Um, any more comments or discussions for or from the township team? Okay. Okay. Um, we didn't receive any correspondence on this, did we? None. Okay. Um, then we will move to seven. Um, any discussion?
010Any questions from commissioner? We'll start down at this end. No, nothing. I'm good. Nothing for me. Nothing. Okay. With that, we will entertain a motion uh on this topic. Anybody would like to make a motion on this? I move to recommend approval of the changes referred to in the attached redline revisions of section 16.8 performance guarantees of the township zone zoning ordinance to the board of trustees as presented. A second. Okay, we have a motion. We have a second. Uh can we do a roll call vote? Bailey, yes. Dur. Yes. Yes. Blankenship. Yes. Austin, yes. Okay, that motion carries. All right, we will move on to petition PC25-00005. Petitioner VAQ-E LLC 29201 Telegraph Sweet 410, Southfield, Michigan 48034. Public hearing and motion. The petitioner is requesting a zoning map amendment to reszone parcel ID 0422151
011015 from C1 local commercial to C2 general commercial. The vacant parcel is located on the southwest corner of Market Street and Lepier Road M24 and is approximately 8.39 acres. Um we will go through the same agenda. So if we want to start with our planner again with Carolina Workman Associates we are the township planning consultants. Let me just get to you. All right. So as we stated earlier um the applicant is requesting a zoning change uh for the parcel located at the southwest corner of Market Street. Pier Road. Um the process for this is that the planning commission makes a recommendation to the township board. The township board has the ultimate approval denial authority for any reszonings or text amendments. Current zoning of the site is C1 local commercial. The requested zone is C2 general
012commercial. Parcel is approximately 8.4 gross acres and is vacant with the exception of of the Rogerstone development entryway structures along the pier road. No formal site plans been submitted with the resoning. Uh the site is bordered by C1, C2 and recreational zoning districts. Uh the parcels are either operating uh portions of the golf course or vacant themselves. Um if approved, the lot would conform to C2 dimensional requirements uh and the permitted and special land uses for C2 were included in our review for this evening. And looking at the natural features, no natural feature information was provided with the application which is common for reszoning. Uh so these are just kind of our general observations. Uh the site is relatively flat. Um Eagle Wetland Mapper does indicate that there might be some wetlands on site or
013nearby. Uh there's no woodland uh there's no woodland features present on the site. No bodies of water are on the site. Although you can see from the picture there that is near um one of the canals that kind of goes up in through the golf course. Uh so with resonings uh we always take a look at the master plan. Um your your 2019 master plan future land use designation for the site is village mixed use. Um per that designation um the types of uses envisioned for the site in the future would be some combination of commercial office retail residential. Um the only residential that's permitted in C1 and C2 is upper story residential just for reference. Uh the draft master plan that you have now uh the future land use still has this designated as
014mixed use. Um, again, your 2019 is your adopted plan. That's when you go off of, but we are close close to closing out the new master plan as well. So, it's kind of there for context. Um, a commercial land use goal that it is stated in the 2019 plan indicates that commercial and office uses should be located primarily along M24 and in proximity to the village of Oxford. However, limited retail and service operations servicing neighborhoods um should be considered along other major thorough as well. Again, we just kind of try to tee up some relevant information from the master plan as you consider these reszoning requests. When we talk about development potential, um if reszoned, a lot would allow for more types of commercial retail uses. Um as well as larger type of developments. However,
015these types are typically found along major thorough affairs. Again, the site's access to 24 um and a busy intersection at market kind of tease it up for, you know, larger retail interests. Uh given the current market trends and the location, the site does have development potential under C2. So now we'll take a look at the reasonzoning standards and these are kind of the steps prescribed in the zoning ordinance that outline the criteria that you're to use when making these recommendations. Consistency with the master plan and consideration for current conditions. We kind of touched base on that, but the master plan does envision some type of commercial uses there. Um it does have residential mixed into it. Um so it's not a it's not a direct correlation but it does envision commerce on the site. Um
016compatibility with environmental features and uses in the proposed zone. We do not site any major uh environmental features or conflicts with uses in C2. Compatibility with uses in the proposed district. Adjacent uses environment density traffic aesthetics infrastructure and influence on property values. Uh properties located around the site are currently zoned C1 or recreation or C2 which is on the other side of M24. C2 uses are typically found along major thoroughares and adjacent to residential districts. Uh the proposed site appears to be conducive to the potential uh to development potential for C2 um in both their permitted and special land uses capacity of the utilities and services. Um you know Jim Sharp from uh the engineering our SH engineering is here and the fire department include their review in your pick tonight. Um, neither cited any
017major concerns with utility capacity or the ability to service the site. Uh, from the township's perspective, street the compatibility with potential street traffic and capacity. Again, when we look at resonings, you know, the the permitted and special land uses in all of your zoning districts is law. Um, so trying to gauge how much traffic one creates over the other is a bit of a guessing game. Um however the site will require approval from Oakland County Road Commission andor MDOT as it relates to either access to Market or 24. Um Market Street is a local road and provides a connection between Granger and Lepier Road um including access to Dunlap Road. C2 developments on that site would probably draw a lot of their primary traffic from 24 um with kind of the assumption that neighborhood traffic
018would come from Market Street. Uh the demand for C2 and the overall presence of the district in the community. Uh C2 zoning is prevalent along M24. Uh retail occupancy along the corridor is relatively strong. Um community events um that solicited feedback from residents for the current master plan that you're working on did indicate um residents are in favor of more retail options in the community. Um the site hasn't really garnered any major interest under the C1 zoning district. Um and this is you're you're in a situation with your commercial zones where you have you don't really have a C1 and a half. You have C1 which caps at a certain size and then C2 which caps at another. And there really isn't an in between. And I think that's where we're seeing some interest in
019the C1 zoning kind of not going away but just being reduced in how much land use actually committing to it uh because of those caps. Um the lot will conform to zoning uh the zones dimensional standards. We've covered that it will if it were to be reszoned. The proposed district is more appropriate than others. Um so C2 uses along and again adjacent to Lier Road are quite common. Um C1 again it's not um there is C1 potential there although obviously it hasn't garnered any in the years that has been dissolved as such. Um given the site size, proximity to 24 and other neighborhoods, uh there could there's conceivable residential zones that could work on the site. Either uh your R1, your R1AS, or your RMS, uh could be feasible on that site. Again, adjacent to
020the neighborhoods and the roads. Um and the site is big enough to warrant an industrial zone. However, that would be it' be spot zoning. You really don't have any other industrial uses or zoning in that area. Um the application would not create spot zoning. it wouldn't uh this again this is a commercial corridor. Um no application has been submitted in the last year. This is the first application we've seen in in well over a year. And then other criteria determined by the board and the PC regarding the health, safety, welfare, public and private investment and overall engagement of the community. So again, we've touched on it. C2 would allow for expanded uses at the site. Um and that would increase its investment potential. Uh uh does not abut any residential developments directly again citing that
021you have either commercial zones around it or recreational zones around it which consist of a golf course and um yeah and so it doesn't any conflicting land uses if it were to be zoned to C2 so in summary uh the resoning is compatible with market demands um and the proposed locations conducive with uses along adjacent uh along or adjacent to major thoroughares the the proposed resing is somewhat compatible with your 2019 master plan. Um, with that, I'm happy to take any questions. Obviously, we have to answer this evening as well. Okay, any questions start down at this end? No. None. Okay. Any questions? So, going from C2 to C1, correct? From C1 to C2. C1 to C2. C1 would allow like a strip mall type commercial building. Correct. Yeah. Depending depending on its size. Yes.
022Yeah. Okay. And this would be more of a general larger scale building. Yeah. C you can do everything in C2 that you could do in C1. It just kind of opens up the door to more uses and potentially larger type of developments in that building or buildings. Right. Correct. building or buildings. Okay. Thank you for clarifying because that's kind of where the question was directed. Yeah. You know, because it was a little bit confusing to me as I read through it. Yeah. So my apolog expanded uses. Um the packet outlines what it could be used for. Um, as I'm going through the chart that talks about, you know, permitted uses and site approval required, um, start to look at what what's what's different, why why C1 to C2, right? That's a concern because the C2
023allows a higher intensity use. And you know, you mentioned the master plan and and um survey results and all the survey results that I see indicate the township wanting less intensity, less traffic, things like that. So, um it's difficult to uh picture what could go on that site and the the higher intensity use is the concern, right? is you you pull into that development off of 24 and you see a golf course and you see um open space and then to see a highintensity use on that site is difficult to uh it's difficult to picture that being beneficial to the community um especially with the increased traffic that it could bring. Um, I know I don't really have a question there yet, but I'm I'm kind of I'm kind of getting around to it. I
024guess I'm I'm you know, it's very it's such a broad there's no conditions on this, right? The developer, the petitioner hasn't um brought forth any information about what they're proposing to do with the site. So, if it becomes a C2 and it's sold, there's a huge there's a very large um well, you said it already, there's a lot more uses that it could be uh could go on that site compared to today. Um those are my concerns. Um the e the easements that are around the property um it's shown on one of the pages. Um it's hard to picture how there could be an entrance off of 24 without modifications to the uh the the sign and you know there's that easement there for the golf cart path that goes underneath 24. So it's it's
025hard to picture how and I know that might be site plan preliminary site plan or maybe I'm jumping ahead so forgive me if I um you know cut me off let me know. I think not to cut you off I mean whatever comments or questions that you have that I can answer I'm happy to answer. I feel like some of the things you're starting to get into and probably are best addressed by the applicant who's here tonight but I will but again whatever I can answer I will. Let me just I have a few more things I just want to go through if you don't mind, Mr. Chair. Sure. So, the um the changes would allow a drive-thru, right? Potentially to a C2. There could be a drive-through restaurant um or drive-in. Um I'm just
026looking through the zoning zoning book right now, going down the chart. You there's a special land use under C1, but under C2 it's permitted, right? Okay. So, I'm going through this chart looking for, okay, what why C1 to C2? What are the differences? What could potentially go there? What kind of impact would it have on the community? Um, that's where I guess I need your guidance, right, to help me understand, you know, where we could um where we could put the health and welfare health and welfare of the community in a bad spot. Um, I just have a couple more things. Sorry. Yeah, I guess there might be questions for the petitioner um if they're appropriate. you know, I'm wondering why not something else on 24 if there's other C2 up within that area um
027that are vacant properties. You I'm I'm looking at thinking about the future land use and um if there's other C2 that's not occupied, why would we as a community want to increase the amount of C2, increase the amount of density when the demand's not there? I mean I as far as market demand is concerned I'm I'm not equipped with hard numbers about this that and the other. I I know that there are I mean the C2 site across the street is vacant but I don't believe that it is I I don't believe that it is quote unquote available. Okay. But again that's that's right. I have nothing to offer and guarantee of that. I I can say that along 24 You have two commercial zones. You have C1 and C2, right? Those are the only
028zones that you have in which you know you develop certain type of commercial. Um traffic is obviously a major consideration. However, you're you as a township will see interest in C2 along M24 like that. And I'm just offering that up as context because of the location of the site. If we were, you know, if if someone was talking about C2 on Brainer, it's it's a well C2 further in on drainer, it's a different conversation, but 24 again, I know traffic is a major concern. It's also a driver for for the desire of that kind of development. Mr. Chair. Sure. So from a master plan perspective in the 2019 and the one we're considering now, how does that C2 resoning affect the the mixed use as it relates to how the downtown would be expanded, right?
029By putting a possible large retail center or something of that sort right in the middle of that, right? Is that are we still conducive to the to the master plan if we were to change to C2? Yeah. Yes, in some ways because residential is permitted in those zones on second stories and that's typically where you find residential and mixed use zone. Um and that master plan is is a guide there. there is wiggle room per certain context that you have as a community that you can deviate from what it is. I mean, this is not such a such a massive deviation that you really got to figure, you know, you really have to back what it is that you're doing. Again, it's it's like a partial compliance with it per the commercial uses. And like
030I said, residential is is permitted and C1C2 just as a second story residential, right? Okay, Mr. Chair. Sure. Um, Matteo, is there a difference in the building height or um I see that there's in the uh the zoning that retail use of up to 10,000 square ft and gross floor area is permitted both in C1 and C2 um but retail uses of up to 65,000 square feet and gross area is only permitted under C2. So that to me I see that and that's a pretty significant difference, right? um that if it goes to C2, the building could be up to 65,000 square feet. That's permitted for that, a single retail use. What how tall could a building like that be? Do you have any idea? I can find the answers soon enough. Like, you might
031have to just give me a minute to look it up, but I can find it easily enough. I guess it's a question I would have like, you know, how massive could this facility be that's built there? I mean in general you don't you're I don't think there's a industrial you're you can get up there and like 40 foot 50 foot commercial residentials I don't think you can go over three stories. I I'll check what the footage is. Okay. But and one one more question if you don't mind. Okay, Mr. Chair. Um I also noticed that um could there be potentially um residential space above this? I noticed that was a difference in C1C2 potentially that the developer could build residential above retail. Correct. I mean still conforming to the height you know you would still
032have to all the bulk regulations but yeah C1 and C2 do allow up story residential. Okay that's all I have right now. Thank you. Okay. All right. I think we're good. We'll uh move on to the petitioner and then if we have more questions for you. Okay. Bring you up. All right. Let's move on to number two. Petition presentation by the petitioner. Good evening. Adam Stoyer with Versa Real Estate representing the petitioner. um hope to fill in some of the blanks that Matteo presented on the zoning and what our intentions are for the site and why we are requesting the reszoning from a C1 to a C2. We are planning on a single use building for an Aldi grocery store which is projected to be 22,000 square ft. So that's when Matteo was talking about
033the C1 and a half. We do not intend to build up to 65,000 square foot. Hang on a second, folks. He's presenting, please. And then if we are successful in the request for the resoning, we are in agreement with the seller who is here tonight to do a lot split. So, we are planning on taking the frontage 4 acres off of M24 for a Aldi development. So, with the last split, it would also prohibit us from doing a bigger use store and drive-thru concerns as well. So, I did um with Aldi's permission, I did bring some renderings what a potential Aldi store could look like, which I'd be happy to share right now. Please. So, this this is a prototype Aldi about 100 box which should be code. Um, and then I also have a
034picture of what a part of the produce section would look like at all. I don't I don't know for the audience in the back. So it would not, you know, I don't want to I just want to stick to the specific request, but it definitely would give the community another food option to shop at. Um, and this would be the third there's 13 locations in Elton County. This is one of their higher requested markets as well. Okay. Does anybody have any questions? I do. Yeah, let's go around here. Um, one of the questions is would the entrance only be off M24 or would you guys be accessing that from Market Street, too? Right now, the plan is the entrance is going to be off of Market Street. We have hired a traffic consultant and that
035would have to go through the MDOT process and with the del lanes and the close to the curb cut off Market Street, we are not confident that we would get an entrance off of M24. And then with that being said, there's a one way in, one way out. How would you turn around and do the traffic considering if you were to go into Aldi, would you be going down and turning around in Bullet Point or would you guys be doing a turnaround there? How would you guys work? We have some preliminary plans which we've worked with the Oakland County Commission for and that would be part of site plan approval, but yes, you would be able to turn it. We would probably um I don't know if there's I don't want to mess up Matteo's
036presentation, but there's a row of trees that we would readjust to get access in and out of the site and residents who live in water still would also be able to turn left to go to their homes, leaving the having to go back. So, that's going to be more um in the site plan approval process if we get there. And then also too, do you have um a what are the two closest locations of Aldi that you have right now? That's a good question. Let me let me look that up. I can answer that. Uh uh Leier and Lake Orian Sound and by Great Lakes Cross roughly about 10 to 12 miles apart from each other. Yeah, they're they're definitely expanding and offer high quality products responding. That's all I have for now. Okay. You
037had some questions, sir? I do. Um the lot split um if we reszone this, this would all be C2, I believe. Right. That the entire lot. So the other half could become something else that's C2, right? Correct. If we move forward with that. Okay. I just wanted to clarify. Um, okay. I'm okay for now. I got one more question. Would you guys be putting a light there um to go into Aldi or would you guys just do a stop sign and then they would proceed through the intersection? We would we would try to get a stop sign and that's all planning comm or a site plan. Yeah, correct. Please question to answer the question earlier about the standards for C2 your height for C1 and C2 is capped at 35 ft two stories and then
038something else worth considering is for both zones your lot coverage max is 30%. So when we start to think about what can go on these on this lot and or lots should they be split down the road is you can go two stories and you can cover you can only cover 30% of the line. So again just for context of all the different conversations potato does that include hard surface for parking? No. So 30% is building building. Okay. Thank you. Okay. Any more questions for the applicant? Mr. Chair, I just have a comment. Sure. Uh, I just like to say I appreciate the being forthcoming about what the plans are for the property as we know that you don't have to be, right? So, we appreciate the transparency. Context with the vagueness of it going
039up to 65,000 ft, which then it opens it up to a whole variety of uses. So, our sole intention is to build. We are working on five across the state. So, I don't just let you know. Okay. Okay. Can I ask a question? Okay. Yeah, we got one more question. Okay. Larry Lax was requesting just Sure. Thanks. Yes. My name is Larry Lax. I represent Oxy LLC, the owner of the property and also the master developer of Waterstone. I I've been uh involved from the very start over 25 years. We're very proud of uh Waterstone development and uh I must say you know for the last many years as Matteo has said there's been very little viable interest in C1 on that site and it's not a change of use it's it's a change of
040space where we uh as as Matt noted C1 up to 10,000 ft. C2 offers just uh a number of more options and therefore there's been a lot more serious interest. Um and uh that's that I guess that's that's basic basically it and and just to note that of course uh the uh when we designed waterstone it was it was designed for these commercial properties to be accessed off markets. uh and we always anticipated that there would be crossovers uh made on in the median uh to make it easy. So people uh using or or visiting uh the alli would come off of Market Street almost immediately west of the Pier Road. uh they would exit market street onto the repair road and at the same time waterstone residents will be able to have easy access
041to and from these prop these these properties. So uh and and it's it's designed for two lanes on each side of the median and it doesn't become single lane until just about the entrance to the uh to the golf and these properties are substantial distance away from the residential that that was the main thing I wanted. Thank you. Okay, with that I will take a motion to open public hearing public testimony. Mr. Chair, I make a motion to open public testimony. Second. Okay, we have a motion. We have a second. Uh, any discussion? All in favor? I I. Any opposed? Okay, public hearing is open at 7:09. Uh, we've already discussed the uh 3 minute uh time. So, I will start with whoever wants to come up to the podium, give your name, address, and
042uh what you'd like to talk about. And uh again, when we get to the end of three minutes, that's a finish the last sentence, wrap it up, and uh move on to the next person. Good evening. Maryann Kane, resident of the Sony Lake Village Condo Association. I'm going to speak really fast so that I can get my thoughts in for three minutes. Thank you very much for identifying what type of structure uh is going in there because when I looked at the package available for this evening was very underwhelming. I didn't know what was coming. I didn't know why the request from C1 to C2 and um so I'm a little bit older and a little bit wiser and more knowledgeable. However, splitting the lots now that was stated this evening does concern me. I'm
043really worried about the traffic and I will say I love Aldi. I'm a patron of Aldi, but do I want it right in my backyard? No, I do not. And I think that the curb cuts onto Martin Street rather than Lier Road is going to cause a lot of traffic problem issues. I think the fact that the traffic light on um the Perry Martin street not having left turn capability is going to cause a lot of traffic issues. I think that our waterstone wall and guard house is going to be impacted. How do we repair it? How do we landscape it? How do we, you know, get an easement to do that? If they're going to have Lepier Road and Market Street curb cuts, are we still going to have that water stone wall? Um,
044and I'm worried about how Waterstone, how this new parcel is going to contribute to the budget of the Waterstone. How are they going to be a part of the community of Waterstone? What is the rental agreement going to be? Because we are right now the rental agreement we have with McDonald's for their contribution is not fair market value. So, if we can influence that at this point, that would be part of it as well. But I'm really really concerned about the fact about the traffic and not having a pier road curb cutting. So with that, I'm going to bank my one last minute for the next time that I come up and speak. Thank you very much. Thank you. Hello everybody. I'm Ned. My name is Ned Zimmer. I live at 611 Baypoint Drive, um,
045Oxford Lakes. Um, I'm actually kind of on your side just listening. I didn't know what I didn't know like come here expecting. I just showed up. So, it was pretty cool. I agree that we need more stuff in Oxford, different options. We have the Meyer. There's not really any other grocery store. So, I'm on your side with that. Where I'm not on your side is if it's the best location um for use. Not because can we keep the topic to the chair, not to the applicant? Excuse us or excuse me. Um, so there's tons of vacant property already sitting over there. You got an old restaurant next to Tim Hortons that's blank. There's bu supposed to be building developments that are going in. And I don't like there's plenty of property over there that could
046be used um for something like an Aldi's. I know like direct competition with Meer. So maybe you move it down where um you know like where the where that vacant right it is or something where where I understand it's like his property and he's selling it or whatever but I just don't think that with the township being dead like it is with the water infrastructure stuff and with um you know businesses already sitting there empty I don't know if throwing all these in is the best idea. I mean, who's going to work there? Um, you know, the average Aldi employee starts at $1,650 an hour. They get raised to $18 an hour. After some time, and that's just your general employees. Housing is, oh, sorry. Housing in Oxford is, you know, the average house is
047$440,000. So, that's just unaffordable for most average wage workers. What we need here is we need affordable housing for people to come in and work these jobs. Thank you. Hello, my name is Maria Charismi. I live in G Highlands in Waterstone. And I just wanted to make a couple of points. The first one is um I understand that waterstone was intended to have commercial property all along but waterstone is almost completely developed and we have no commercial property. This would be the first so it would be a change for us a big change. And I'm not opposed to the Aldi and not even opposed to the Aldi there. It would be nice to have a closer store. What I'm really opposed to is the entrance off of market. I think that's going to be a
048lot of traffic cutting through water stone to get there. I think it's um going to change the aesthetics of our entrance. So, I am not happy with that. And I agree with what others have said. There's so much vacant land and vacant storefronts in Oxford that would be a better fit. There's that big restaurant right across the street by the Meyers on Leer that has been vacant since I've lived here and I've been here seven years now. That would be a beautiful location for an Aldi. Plenty of parking and it would not change the aesthetic of our neighborhood. It would not change the traffic and the quality of life in our neighborhood. So, I guess my bottom line is I'm not opposed to Aldi. I'm opposed to it there, especially with entrances and exits onto
049Market Street. That's my biggest concern, the traffic and what it's going to do to the aesthetics of the community. And like I said, there isn't any other commercial property right now in Waterstone. That would be it unless you call count the independence village the So anyways and also the split of the land is a issue too. What we could get a drive-thru on those other four acres from what you're saying if it gets zoned to C2 and I don't want that. Thank you. Thank you. I'm Brian Jenk, 672 Brooks Lane. I'm president of the Waterstone Master Association, Homeowners Association. Um, what are you going to do to my trees? I have concerns about the entrance being off of Market Street. Um, there are trees that we currently of big nice trees. So, I would want
050to work with them on what they're going to do with that. It would be much more optimum to do it off of M24. I understand what they're saying. I know this is a completely separate issue, but the speed limit on M24. We should work to get that lowered because it's 55 up to Market Street there and that's just way too fast. If it was slowed down potentially with MD dot working with us, we could figure out a way to put the entrance off of M24. In addition, the other parcel that Larry has, where's for that, if that is developed, where's the entrance for that? Is that going to be through the Aldi parking lot? These are all questions. Thank you. Thank you. Brian Pensac 475 Franklin Lake Circle. I'm also a member of the board
051association and I'm just echoing I think the largest concern I have is the traffic and I know that's not going to be discussed here and decided here but uh you know Market Street is only 25 miles per hour. We already have speeding problems along it and I think this just could add more to that. I would, you know, really like to understand the possibilities to come in off of Lir Road. Um the other comments made by other people. We would work have to work with with the developer to understand, you know, what this does to their agreements of payment. Right? there's a rental that we get like from McDonald's and we'd like to understand that more right with Larry that's not a showstopper at this point but we do need to dig into that and
052we do want to see more plans how this would fit in as as other people said with aesthetics to what's existing there already our existing our existing guard house and existing walls and all of that but the biggest thing is the traffic so thank you thank anyone else? All right. Seeing I do have one other thing. It's about the the front entrance that we have for water stone and just how they really would want to work with them on how it's going to be affected. We do have house there and we got a whole entrance landscape. So be very involved in it. Let me hang. We got to close out the uh public uh comments first. Um, anybody else want to speak before we close that out? Okay, with that I will take a motion
053to close the public hearing. Mr. Chair, motion to close the public hearing. I second. We have a motion. We have a second. Any last discussion? All in favor? I. Any opposed? Okay, that motion carries. Um, moving on to comments from the consultants and staff and then we'll get to yours as well. Good evening. Jim Sharp, Sharp Engineering, Township Engineer. Um, it sound like a broken record a few of the other reasonings that have come through recently. We're basically looking at the infrastructure that would be associated with a move from C1 to a C2 zoning here. Um, you have my letter in your packet, but just a quick little overview as far as sanitary sewer goes. There was an agent sanitary sewer line that exists on the property. So, this property was obviously um thought of
054in the future for some type of development. So there is a major sanitary sewer line and it's in the sanitary sewer district and there is capacity in that sewer line. Uh with regards to the water, same thing. There's a 16inch water line that's on the south side of Marcus Street, a 12-in water line that's on the west side of M24. So again, uh it is in the water district, and there won't be any problem servicing a C2 development at this location here. With regards to storm sewers, storm water, um there is not really an outlet on the property. uh they would probably have to use some sort of a retention facility. Again, not uncommon to other areas that we see um with commercial developments in the area. They could do a pond. They could do
055some storm water system underneath their parking lot. Soils there are very very impervious. So I wouldn't anticipate any problems as far as any type of storm water issues with that. With regards to the pavements um there um in the roadways again we talked about Marcus Street um here. It is a road commission roadway and uh so any approvals and curb cuts through that island that is in there that would need an approval from the Oakland County Road Commission. Um on M24 again state highway that would need approvals from MDOT. If you look at the um you look at the turn lane, I just kind of was looking at an aerial photo coming northbound on M24 as you approach Market Street. That speed limit there is 40 miles an hour. The turn lane begins essentially right
056at the golf course tunnel which is just basically at the south end of this property. That's a 40 m an hour speed limit and the turn lane is that long. As one of the uh one of the residents had indicated it's 55 coming the other direction. So for MDOT to put a turn lane in there to allow that to happen I think it's highly unlikely. I understand the resident's concerns about additional traffic but that turn lane because the speed is higher would probably even longer and would have to extend past their property because they're not going to start a turn lane on the north side of of Market Street. So, again, I'm not the traffic expert here. Um, they have obviously hired a traffic consultant and that traffic consultant is going to come back with
057his um, you know, his thoughts as well and his report. So, we'll kind of let that but just to give you like um you know just to maybe answer some of the concerns that are out there. Um with regards to uh we also look at safety paths in an existing safety path. I believe that probably located in that easement that you're seeing right there. Um this the safety path is in a little bit of disrepair. So, we would ask that the applicant kind of not only with the any any accesses but also maybe look at re rehing of that. as well. Um, it's really about it. Um, I'm going to I'm going to say this and again, there's been also been discussions about this location and maybe why can't we put it across the street
058and so forth. And I know that Mr. Lax is probably aware of this as well, but there are deed restrictions on those properties over there for when Meyer came in. Um so some of those properties on the east side of M24, they cannot have a competitive shopping center um or grocery store like Meyer. There are deed restrictions over on those properties and that could be another reason why they're looking at this particular facility. Again, we're talking about an Aldi um here tonight. But keep in mind, you know, this is from a C1 to a C2 zoning. I don't believe that they're going to do a bait and switch. We have had a pre-application meeting, but keep that in mind, too, that you are looking from a C1 to a C2 zoning at this point. And,
059you know, I would expect that this is what they're going to move forward with. But that's what you're really looking at here as well. So, regarding infrastructure, are there any questions, any things that I could answer? I have a question. Um, can you just elaborate on the storm water a little bit? Um, you mentioned that there's going to have to be some sort of retention pond or detention pond. Um, that would have to drain off somewhere. You think in the soil would just have to absorb that at some point? Yeah. And that is not uncommon. The tropical smoothie and the the Leo County that has a retention system in the back and everything just percolates into the soil. The tractor supply percolates into the soil. The pulverse has a pond to the west of it
060percolates into the soil. So, as long as they can provide, you know, the necessary storage and the pipes under the parking lot or the pond is of a certain size that meets the requirements um of the township, which we generally follow the Oakland County Water Resource Commission standards. As long as they can meet those requirements, yes, infiltration into the ground is a viable option. Thank you, Mr. Chair. Sure. Um what about the uh the golf course side? Are there going to be golf uh golf balls coming in or would they be having a fence on that perimeter back? Is that something that they have to be zoned to do to block that area or is it just fair game? Fair game. I think ever played at Oxford Hills long time ago. Parking lots right there.
061So, I'm not aware of any uh you know that they would have to put a fence up or anything. They may want to do that for their own benefit so patrons come to their store and don't have to get worried about the golf balls. It's not about that. It's about injuring uh people coming in and out if it's very traffic. If there's traffic going in out there, I know that on the golf course side there's residential and there's nets. So that's why I was wondering if that the township offers any ordinance for that because that is an issue that I've seen in this community. Yeah. the way the hole is set up. I've seen you golf and so maybe you would pull one into the parking lot. Probably. I don't golf. Be a pretty good
062hole to do that, but concern. Yeah. But I don't believe we have requirements for that cuz the where they're putting this the green is right there. So people will be hitting off the tea and being able to get hit that because it's it's it's a it's a drive drivable hole. Yeah. Not too far away, I guess. Yeah. Okay. Any other questions? Thank you, sir. All right. Thank you. Yep. Just to offer clarification if the commission wasn't aware that for reasonzoning or text amendments your bylaw state that in order to take an affirmative action either a recommendation affirmative recommendation of approval or an affirmative recommendation of denial or an affirmative recommendation of whatever your bylaw state that you need four votes. So being here five tonight you it is not a quorum based vote it is
063a by headcount vote. So you do need four affirmative. Correct. Thank you. You had one last thing you wanted to add. Yes. I wanted to um make two points of based on the resident's concerns and you know this will hopefully get further down in site planning approval but we are not altering the water stone side or the gate house. Um, and that's part of our entrance off Market Street and we in our agreement with the the purchase agreement does have us contributing an amount towards the general maintenance of waterstone Lake McDonald. Um, I don't know what that amount is, but that's something we'll work out in the future. So, I just wanted to make those two points, but also keep in the spirit of this is a zoning change request as well. Correct. $10,000. Okay,
064we will move on to any correspondence. Did we receive any emails or letters on this one? Okay. Um, so we will move to commission discussions. Want to start down with you, sir? Sure. Um, Mr. Chair, I just um, you know, some of the comments we heard tonight um, just to summarize, you know, nothing against the company. Aldi looks like a good product, but the location is just not. I just don't see it going there. It just doesn't fit. You know, I think about um wording that we have in the uh our current master plan about the natural capacity of the land and um this development just does not appear to fit in that location. Okay. Uh Mr. Chair, I somewhat disagree in that this street was intended to have shopping centers in the neighborhood and
065this has actually been pushed out to the to the main road. So, it still has the same benefits of having a a marketplace in your neighborhood only it's not in the neighborhood. Um, it's already uh zone commercial. So, this would just give it the opportunity to be an Aldi and uh not something much larger. So I think that's a benefit. If it's going to be developed, then we got to think about the future development and what is coming before us and maybe what could come before us. So um that's all I have. Okay. I'm going to agree with Commissioner Blanket. I've lived in Waterstone for 22 years now and I love the community. Um I'm all be coming in. The reason why is because uh that's been vacant for so long and we don't see
066anything else coming in. I would hate to have something else come in that's an eyesore. Um and I believe that Aldi has a very good reputation. Um they're one of my customers and I think that they are very viable and they're very good in the communities they come and they do offer help to the communities. So it's not like they're just going to come in and be like every other grocery store. They're going to come in to be like Meyer. They're going to come in and they're going to they're going to benefit the community. So, it's better having somebody come in to benefit the community than per se come in and not do anything to the community. That's my comment. And I agree. Okay. I Yeah, I'm I'm in the same boat. I uh I
067I'd like to see something in there. Um, I I looked at this many times this week and uh um I know traffic is always the big discussion. Um, I'll be honest, I don't see where it's going to be a lot of additional traffic, if you will. I think a lot of that is going to come from the Waterstone community pulling in. And I know when we talked about uh, you know, the entrance off 24 um Actually, I'm kind of dead set against that one because if I was coming on market, I wouldn't want to pull on 24 right into Aldi's. You're just asking to get rearended with those 60 and 70 mph speeds that people are driving. Um, having coming in right off of market, being able to go right back out. Um, I I
068I think that's a a pretty good thing. Um, in my opinion, um, I guess with that, we'll, uh, I'll, uh, entertain a motion. Uh, I move to recommend approval of the reszoning request for the parcel located on Market Street in Oxford Township, tax ID 04-22-151-015 from C1 local commercial district to C2 general commercial district based on the findings of the fact outlined in section 18.6 six of the zoning ordinance as set forth in the discussion of the planning commission on the record which confirm that the request meets the eligibility requirements for resoning. I'll second that. Mr. Chair, if I may, um we may have a potential conflict of interest. Um now that we know um the proposed um site is to be used for a particular um business that is a customer of one of
069the commissioners, it might be best to ask to abstain from the vote. I don't work directly with Aldi. I just have done work for Aldi. So it is not a direct customer. So yes, I already know that application. Appreciate it. Yep. I've not never once directly work with Aldi. Wonderful. Thank you. Okay. All subcontractors. Okay. So we have a motion. We have a second. Um any last discussion? Um, with that, can we have a roll call vote? Austin, yes. Blankenship, yes. No. Durk, yes. Bailey, yes. Okay, motion carries. Thank you very much. Thank you very much. Thank you. Um, moving on to number 10. We unfinished business. Uh we do not have any unfinished business. Um new business. New business. Uh PC25-00006 TNT fireworks extended hours. Applicant requested request is to extend hours of operation
070to 10 p.m. of an administratively approved temporary sales tent at 900 North Lepier Road, Meyer parking lot, parcel 030 zone C2 general commercial. Applicant is TNT Fireworks Care of Charles Freeze. Did I pronounce that right? Okay. Um same uh same procedure on this. We'll start with presentation by the planner. Car associates prepare the township consultants for the job. Okay. So the way your ordinance is set up is um anyone looking to do like a temporary sales depending on the period of time or the duration um is administratively reviewed and approved by the township. However, there is a provision in there that they want to operate beyond the hours of 7:00 a.m. to 700 p.m. uh seven days a week or any day of the week. They have to come to you uh to to get
071that permission granted to them. So TNT Fireworks is looking to set up shop in the Meyer uh in the Meyer parking lot uh from June 27th, I believe, to July 6th. My apologies. I I cannot find my notes, but I was looking at today, so pretty sure I'm right on that. Um all everything that they propose meet standards. Um in their application, they did reference at one point a generator. Uh so we did reach out to them to get a little bit more clarification on that. And what they provided back is included in the packet with an email that states that, you know, they primarily look to use a battery system to provide electricity. Um, but that should that battery source run out, they do have a small generator that they referenced would make as
072much, you know, as a domestic truck idling in the parking lot. Um, and that that would only be used when needed. Um, they did provide some letters of reference from other communities that they've worked in. Um, but again, they they've met all the requirements. They are just here this evening to request to operate beyond 7 o'clock um as late as 1000 p.m. That would be seven days a week. Uh we do have other um temp firework setups in the community that have been granted this extension and you have been given a motion or a draft motion this evening. Uh we typically recommend that whatever motion you make but well no if you if you make the motion to approve the extra hours that you you provide the condition that that actually carries over from year
073to year so long as there's no substantial changes to what they're proposing you know year over year it's the same application same spot same setup and that they don't have any open violations of the township. So with that I can answer any questions the applicants here tonight as well. Okay. Any questions? Okay. Actually, I have one. Go for it. You said that how many other locations that have actually from 7 to 10. Is there one or two or is there I am only familiar with one. Okay. And that was one that was granted before my time and again has just come back with the same thing every year as such. Thank you. So, just to clarify, Mr. Chair, sorry. Um, this is something that's been happening in the past and this is just another year
074of renewal for that same request. This is a new request. Um, and so if they had just said we're going to we're going to open from 7:00 to 7:00, you'd never see it. Um, if they want to operate beyond that up till 10 p.m., they need your permission to do so. But that's the only thing that you're really reviewing here, right? Right. And like I said, what we've done before my time, but what the times we've done in the past is with other applicants who've come before you, instead of them coming to you every May, every summer asking as long as they're not, you know, they didn't complaints, they didn't violate this, that or the other, um, and they brought us the same proposal, we just assume carry it over year to year. Okay. So,
075we're voting on the ability to do this in perpetuity as long as they want to come back year after year with the same what you see with the same site plan. If they want to move the tent to a different part of the parking lot, it's back in front of you. Okay? They want to expand, they bring two tents instead of one, it's back in front of you. But if they bring me the township this every year and we don't have recorded violations as it relates to, you know, noise violations or nuisance violations, then we just would we would like to condition the ability to continually approve them administratively for that time to operate. Okay. Thank you. Yeah, no problem, Mr. Chair. Yep. This is in line with Meyer's work hours already, right? The parking
076lots has traffic. I don't see this being something that would have a negative impact to the neighbors at all um because of traffic. Are you making a statement or asking question? Um well, are Yes. Yeah. Sorry I do that to you all. No, no, no. You're fine. No, we takes me a minute to formulate the thought, right? Or the question. Um, so are Meyer's hours outside of these hours? I think they are. Do you know that? I don't midnight. I believe it's in the packet. The hours for Meyer are actually extended before and after, right, when they would be operating. I agree. Any last question? Thank you. No problem. All right, we will uh take the presentation by the petitioner. Good evening. My name is Chuck Freeze with TNT Fireworks. I come from Three Rivers,
077Michigan. In the packet, if there's a Meer permission letter, you see we work with several of their stores across the state. Working most closely and the reference that we have is from Washington Township Meer. We've been there several years and luckily give me any good standing. And similar thing, it's the sun doesn't even go down till 9, 9:30 almost. And once you kind of get to that 10:00 window, really, I'm only looking to stay that open that late second, third, fourth of July, if you really want to get down to it, just because of that's when people think about it. It's all sales at the end. Just the tent being there, people see it a couple days before. So, I do appreciate consideration for a couple extra hours. I will note was over that today.
078Notice the gas station closes at 10:00 p.m. as well. And so we would be closing similar time as gas station, but the store hours are 6 a.m. till midnight for general detail. Question or even about again, like you said, it's only for the late night late night, but the end of that time frame after the dusk. Okay. Thank you. Any questions or No, thank you. Okay. I'm clear. Okay. And then do we need a public hearing on this one? I don't believe I don't believe so. Okay. I didn't think so. Okay. Uh any last questions? I guess we'll entertain a motion. All right. I move that the planning commission approve the extended hours of operation until 10 p.m. for TNT fireworks 900 North Lepier 04-22-200-030 zoned C2 commercial general commercial applicant TNT fireworks care of
079Charles Fes this approval is based upon the following findings. The temporary sales permit has been administrative administratively reviewed and approved with the exception of the extended hours and the proposed later hours of operation until 10 p.m. will not create unreasonable impacts on the adjoining properties due to the current zoning conditions and uses of those properties. Further, this approval is conditioned upon the following. This approval shall be valid in future years for this temporary use provided. The temporary use is substantially similar to the proposed use as it has been pres presently administratively approved. There are no substantial changes to the surrounding properties that require review of these extended hours and the applicant does not have open violations with the township. Any additional unresolved items identified at the planning commission meeting. I read that and I didn't
080need to strike the last one. Okay, I'll second that. Okay, we have a motion. We have a second. Any discussion? All right. Um, all in favor? I. Any opposed? Motion carries. Thank you. Um, and then the second item of new business. Um, and this is more for discussion. Um, I had been appointed as the planning commission representative for the safety path committee. Um, but with work travel and crazy meetings that get called last minute, I've missed the last couple and uh suggested that uh if somebody else would be interested. Um, not looking to make a decision tonight, but just throwing it out there if there's a discussion if anybody is interested. Um, it does meet once a month, I believe. Um, but it is during the day around 11 o'lock. Um, so you know with
081that I know you might have a an interest but you had some questions. Um, so just throwing that out there if anybody has any questions or discussions or interest. Do we know when that is it the same day and time every month? So I I do attend those meetings. It's been a little sporadic recently, but Mr. Wagner is the chairman of he That sounds about right. Seeing how the planning commission um may have conflict with the time, could we ask Mr. Waggner to entertain moving it to a later time in the day? Excuse me. Sorry, I was trying to find that date. I was just asking if uh maybe we could ask Mr. Wagner, who chairs that committee, to possibly move it to a later time in the day so that uh some of the
082planning commissioners could opt to help out on that committee. And he may be willing to do that. They it was kind of flexible. They're just trying to, you know, get something where they're meeting once once a month, but if it happens to be at 3:00 or 4:00 at the end of the day, I think that they would be he would be open to that based on our last discussion. Okay. Okay. Is that going to be a conflict of interest for me since I do most of the safety path work in Oxford? I don't believe so, Ryan. I mean, I'm not an attorney. Okay. So, are we able to find that out? I don't know if that's something that say anything about that, but uh I mean at that meeting we're not we're discussing the the
083future plans and so forth, but anything that we do, as you're well aware, has to go out for bid. So there's no guarantee that you're actually going to get the work. You may have a little bit of knowledge above other biders, per se, but again, anything that we do that's over a certain dollar amount has to go out for public bid. So there's no guarantee that she would be there is there is re uh consideration with with a you know obviously consideration if I'm close. So it doesn't have to be low bid on that. True. True. It's Yeah. Whatever. And I don't want to swayify Well, I don't want to sway I don't want to sway the decision makers if I'm on the board. That's that's all. I just don't I want to be proper.
084I get that would probably be that might be a good question for for attorney. Okay. Yeah. Well, we can get an answer on that. we can get an answer on your timing and and then revisit this at the next meeting because again we're not making any definitive decisions tonight. Yep. That's fine. I just thought be a good idea to ask so we sure can get some clarifications. Okay. So we'll uh we'll go from there. Thank you. Thank you. All right. Uh 12 uh communication committee reports. Um, we don't have a ordinance review committee report, I believe, uh, since he's not here tonight. Y, sure. I can baseball. Um, just as a side note for the conversation about the safety and not to disagree with Jim, I think it's more or less just to air on
085the side of caution and refer to the township's legal council as it relates to potential conflict of interest you may have on certain committees. Um, so that's kind of where I would direct that. So, uh, as it relates to OC, um, we were we we meet next week, but, um, right now we're working on industrial bulk standards and setbacks just as it relates to some of the challenges that some of the industrially zoned areas have based on those setbacks and things of that nature. So, the OC is working on some amendments that would make their way hopefully to the planning commission in June. Uh, with some other things depending on what else we have going on. But that's kind of the latest and greatest. Thank you. You want to stay up and do the planner
086and engineering reports? Might as well. Engineering. Yeah, I can do that. It's all it's all um yeah, so for planning, um I I can't say I mean it's it's busy at the township office with phone call. It's a time of year where you know shovels go on the ground for projects big and small. So we've been really busy. Um I will say that the at next week the township board will be voting on whether or not to send the master plan out for the 63-day review period or voting to send it back to you with, you know, questions, comments. If they do vote to send it out, the 63-day period starts. We kind of wait to see what comes in and then the planning commission would hold a public hearing after that. Um, one last
087run with the master plan and one last recommendation of the board. So at 63 days from May, you know, August, September, then we're talking about it again. Perfect. Thank you. Thank you. You good? Anything new on your packet? No, I think it's the same one that they only updated once a month. It is. Okay. With that, I'll take a motion for adjournment. Motion to adjurnn. Second. All in favor? I I We are ajourned.