Comstock Township - Planning Commission - February 26, 2026 Meeting

Updated 2 days ago

Commissioners deliberate on several key issues. They recommend the Township Board adopt moratoriums on data centers and renewable energy projects to assess their impact on public health and safety. A new site condominium project on Lake Avenue is introduced, with significant resident interest anticipated. The housing study is reviewed, with further feedback expected from the commissioners. Updates to the Planned Unit Development (PUD) and landscaping ordinances are discussed, focusing on flexibility and practicality. The meeting also highlights the upcoming transformation of the former KFC on Gull Road into a Dunkin' Donuts.

Chapters

Call to Order and Pledge of Allegiance (00:01:37)
The meeting of the Charter Township of Comstock planning commission was called to order at 6 PM, followed by the Pledge of Allegiance.

The meeting was officially called to order at 6 PM. The chairperson initiated the meeting of the Charter Township of Comstock planning commission, and all attendees joined in the Pledge of Allegiance to the flag of the United States of America.
Approval of the Agenda (00:02:11)
The agenda was reviewed and amended to include a discussion on moratoriums for data centers and renewable energy applications under old business.

The chairperson noted the need to amend the agenda to include discussions on moratoriums related to data centers and renewable energy applications, specifically solar and wind. The agenda was amended accordingly, and a motion to approve the amended agenda was passed unanimously.
Approval of Minutes (00:03:46)
There were no minutes to approve, so the meeting moved forward without this item.

The chairperson noted that there were no minutes available for approval at this meeting, and accordingly, the meeting proceeded to the next agenda item.
Citizen Comments (00:03:57)
The floor was opened for citizen comments, but no citizens came forward to speak at this time.

The chairperson opened the floor for citizen comments, providing guidelines for participation. Citizens are allowed to state their name and address and speak for a maximum of three minutes without yielding time to others. No citizens came forward, and the meeting proceeded to the next item.
New Business: Special Land Use for Pole Barn (00:04:39)
Discussion on a special land use request for a pole barn, including presentation of plans and public hearing. The board supported the proposal.

The planning commission reviewed a request for special land use approval for constructing a pole barn. The proposed structure's design, compliance with zoning, and intended use were discussed. The applicant and public had the opportunity to speak. The commission found no issues and agreed it was a suitable addition to the area. A public hearing was held, and no objections were raised. The commission agreed the proposal met the necessary standards.
Vote on Special Land Use for Pole Barn (00:16:16)
The planning commission voted to approve the special land use for the pole barn with unanimous support.

After discussing the proposal and ensuring compliance with standards, the commission moved to vote on approving the special land use for the pole barn. A roll call vote was conducted, with all commissioners voting in favor of the proposal, resulting in a unanimous decision to approve the special land use.
Mobile Vendor Ordinance Discussion (00:17:12)
Discussion on revisions to the mobile vendor ordinance to accommodate long-term food truck operations on private property.

The commission revisited the mobile vendor ordinance following a resident's request for a long-term food truck permit. The discussion focused on creating provisions for annual permits, addressing issues of site plans, and distinguishing between mobile and permanent setups. Concerns about aesthetics, enforcement, and competition with brick-and-mortar businesses were raised. The commission considered different approaches to balance flexibility for vendors with community standards.
Discussion on Vendor and Parking Regulations (00:32:34)
The board discusses regulations for vendor permits, parking, and land use, considering seasonal operation and fairness to local businesses.

The discussion revolves around the regulation of vendor permits and parking spaces, with members debating the need for administrative review versus special land use permits. The focus is on ensuring vendors operate seasonally without unfairly competing with local restaurants. A suggestion is made to revisit the issue after considering other ordinances.
Housing Study Update (00:39:24)
Emily provides an update on the housing study, discussing housing demand, zoning impacts, and community survey results.

Emily presents an update on the ongoing housing study, highlighting the challenges faced in preparing the draft report. She explains the study's focus on demographics, market demands, and strategic planning to address housing needs. The presentation includes survey results showing the community's desire for diverse housing options and the challenges of affordability and availability in the township.
Discussion on Housing Affordability and Incentives (01:07:09)
The meeting discusses the challenges of housing affordability, highlighting the difficulties faced by various professions in affording housing. The discussion includes potential incentives for builders and buyers announced by the governor.

The agenda item begins with a discussion on the rising costs of housing and the impact on various professions such as bartenders, nurses, and EMTs. It is noted that housing is becoming increasingly unaffordable for many. The governor's recent State of the Union address is mentioned, where she announced incentives for builders and buyers to encourage housing development. The Michigan State Housing Development Authority (MISTA) and Michigan Economic Development Corporation (MEDC) are referenced as potential sources of support, although their programs are currently low on cash due to high demand. No immediate action is needed from the council, but they are asked to provide feedback on a draft housing strategy when available.
Feedback on Draft Housing Strategy (01:10:14)
Council members are requested to review and provide feedback on a draft housing strategy. The strategy aims to prioritize actionable items for improving housing options.

The council is informed that no action is required tonight, but when the draft housing strategy is ready, their feedback will be crucial. The draft is expected soon, pending completion in InDesign. Once available, council members are asked to review it, focusing on strategy prioritization and ensuring the strategies are actionable and acceptable. The importance of feedback on strategies and addressing any questions or confusion before finalization is emphasized.
Survey Responses and Anonymity (01:12:21)
Discussion on the need for council members to complete a survey related to housing strategies. The survey is anonymous and aims to gather input on strategy prioritization.

It is noted that only four members have completed a survey related to housing strategy prioritization. The survey is conducted via Survey Monkey and is anonymous to maintain fairness. Council members who have not completed it are encouraged to do so, and reminders will be sent. The purpose is to gather comprehensive input on housing strategies to move forward with informed decisions.
Housing Study Adoption Process (01:13:12)
Discussion on whether the housing study should be adopted by the Planning Commission or the Township Board. The procedure for adopting housing studies is clarified.

A question is raised about the adoption process for an upcoming housing study document. It is an 85-page document, and the council discusses whether it should be formally adopted by the Planning Commission or also by the Township Board. It is noted that while formal adoption is not mandatory, it could lend more official status to the study. The importance of integrating housing components into the master plan is highlighted, with a suggestion to include the study in future master plan reviews.
Old Business: Planned Unit Development (PUD) Ordinance Review (01:17:00)
The council reviews the Planned Unit Development (PUD) ordinance, considering adopting a new ordinance from another city. The importance of developer input is emphasized.

Under old business, the council revisits the PUD ordinance discussion. They consider adopting an ordinance from another city, subject to integration with existing regulations. The council agrees on the importance of consulting developers for feedback on the ordinance. The goal is to understand why developers might not be using PUDs and gather their insights on what makes PUDs attractive. The council aims to ensure the ordinance is practical and beneficial for local development.
Detailed Review of PUD Ordinance Sections (01:21:41)
The council conducts a detailed paragraph-by-paragraph review of the PUD ordinance. They discuss flexibility, integration with existing ordinances, and minimum acreage.

The council begins a thorough review of the PUD ordinance, discussing each section in detail. They focus on the purpose and intent, ensuring it encourages creativity and flexibility in development. The council debates the minimum acreage for PUDs, considering whether two acres is appropriate or if a larger size is needed. They discuss the ordinance's flexibility, particularly for non-residential and mixed-use PUDs, and ensure it aligns with the township's existing and future needs. The council emphasizes the importance of balancing development flexibility with community goals.
Call to Order (01:40:07)
The meeting was called to order, marking the beginning of the agenda discussion.

The meeting officially commenced, with the chairperson calling the session to order and indicating the start of the proceedings.
Discussion on Density Bonuses and Tax Capture (01:40:12)
Discussion on using tax recapture for lower cost housing and infrastructure development.

The council discussed various techniques for developing lower cost housing, emphasizing the role of tax recapture strategies in funding infrastructure. Developers are likely to propose plans that leverage these financial mechanisms to offer affordable housing options.
Ordinance Flexibility and Developer Proposals (01:41:00)
Consideration of ordinance flexibility to encourage beneficial development proposals.

The council considered the flexibility of ordinances in encouraging developers to propose plans that provide substantial and recognizable benefits, such as lower sale prices or multi-unit options. The importance of adapting housing surveys and master plans into these considerations was emphasized.
Public Hearing and Approval Process for PUDs (01:42:00)
Review of procedures for approving Planned Unit Developments (PUDs) and related rezonings.

Detailed discussion on the process of approving Planned Unit Developments, including the role of the Township in permitting deviations from zoning requirements. The importance of public hearings and the sequencing of rezoning in the approval process was highlighted.
Final Plan Approval and Developer Involvement (01:50:00)
Discussion on final plan approval for PUDs and developer engagement in the process.

The council deliberated on the final approval process for Planned Unit Developments, ensuring developer engagement to streamline project timelines. The necessity of involving developers early in the process to address potential issues and avoid unnecessary delays was discussed.
Landscaping Ordinance Review (02:00:00)
Review of landscaping ordinances with a focus on visibility and safety concerns.

The council reviewed the landscaping ordinances, emphasizing the need to maintain visibility and safety at driveways and intersections. Discussions included the adequacy of current setback requirements and the potential for revising ordinances to avoid obstructive landscaping.
Discussion on Landscaping Ordinance (02:13:08)
Discussion focused on providing flexibility in landscaping ordinance to accommodate practical issues and promote safety.

The meeting delved into the need for revisions in the landscaping ordinance to allow for exceptions and flexibility. Members discussed reducing the number of required plantings and considering safety and practicality. They suggested adding provisions for deviations from standards and allowing more leeway for the planning commission.
Review of Moratoriums on Data Centers and Renewable Energy Facilities (02:17:49)
The board reviewed moratoriums on data centers and renewable energy facilities to address public health and safety concerns.

Attorney Thal explained the process for instituting moratoriums on data centers and renewable energy facilities like solar and wind projects. The planning commission discussed the need for these moratoriums to allow time for studying and revising ordinances to ensure they protect public health and safety. The board voted to recommend these moratoriums to the township board.
Updates and Future Action Items (02:24:57)
Updates included future agenda items and planning for upcoming meetings and conferences.

The board discussed several updates regarding future meetings and potential agenda items, including the discussion of a site condominium project and a housing development. They also mentioned upcoming conferences and training opportunities, considering whether to schedule or cancel certain meetings based on attendance and agenda items.
Planning Commissioner Comments (02:29:04)
Commissioners shared their comments and reflections on the meeting's progress.

During the commissioner comment segment, various members expressed satisfaction with the meeting's progress and the discussions held. Commissioner Kritzer noted a planned absence for the next meeting but requested to receive the meeting packet for review. Other commissioners had no additional comments, expressing contentment with the outcomes of the discussions.