Comstock Township - Planning Commission - March 12, 2026 Planning Commission Meeting

Updated about 10 hours ago

The Charter Township of Comstock Planning Commission covered multiple agenda items on March 12, including the approval of a site condominium plan proposed by Watts Construction. The plan involves developing affordable housing in the township. The meeting includes significant citizen comments, both for and against the project, highlighting concerns about housing affordability, neighborhood impact, and infrastructure. The commission also reviews updates to the township's landscaping and planned unit development ordinances, preparing them for public hearings. The meeting reflects ongoing community engagement with local development and ordinance updates.

Chapters

Call to Order (00:01:06)
The meeting of the Charter Township of Comstock Planning Commission was officially called to order.

The meeting of the Charter Township of Comstock Planning Commission was officially called to order.
Pledge of Allegiance (00:01:12)
The Pledge of Allegiance was recited by the attendees.

The Pledge of Allegiance was recited by the attendees.
Approval of Agenda (00:01:36)
The agenda was reviewed, and a motion was made and passed to approve it as written.

The agenda was reviewed, and a motion was made by Commissioner Sherwood, supported by Commissioner Nichols, to approve the agenda as submitted. The motion was passed unanimously.
Approval of Minutes (00:02:08)
The minutes from the previous meeting were reviewed and approved.

The minutes from the previous meeting were reviewed. A motion was made by Commissioner Nichols, supported by Commissioner Sherwood, to approve the minutes. The motion passed unanimously.
Citizen Comments (00:04:08)
Citizens were given the opportunity to speak on various community concerns including housing and development.

During the citizen comments section, several citizens expressed concerns and opinions about community issues, particularly focusing on housing shortages, development plans, and community engagement. Citizens emphasized the need for affordable housing, discussed the impact of development on the community, and encouraged constructive dialogue between residents and developers.
New Business: Step One Review and Public Hearing of Lee Avenue Site Condominium (00:12:00)
The commission reviewed the tentative approval for a new site condominium development and held a public hearing.

The commission reviewed the tentative approval for a new site condominium development on Lee Avenue. The review covered various aspects of the development including street standards, lot sizes, and natural feature preservation. A public hearing was held where citizens voiced their opinions and concerns on the proposed development. The engineer and developer presented plans and addressed questions about the project.
Welcome and Introduction (00:33:17)
The meeting begins with a welcome and introduction to the discussion on a new development project.

The meeting starts with a welcome to attendees and an introduction to the topic of discussion, which is a new development project. The speaker addresses the community and acknowledges concerns from residents, particularly mentioning feedback from a gentleman on Fordham.
Community Concerns and Development Plan (00:33:31)
Discussion on community concerns and presentation of the development plan, including green spaces and housing.

The speaker addresses community concerns regarding the development plan, including traffic, homelessness, and the impact on the Fordham neighborhood. A map is shown highlighting green spaces and buffers created to address these concerns. The development is proposed as a site condominium with more regulations to maintain control over the neighborhood.
Impact of Development on Housing Market (00:34:08)
The impact of the new development on the local housing market is discussed, including increased density and tax base.

The proposed development is described as having smaller houses on smaller lots to achieve higher density, which will increase the tax base for the Township. The speaker addresses misconceptions about the development, comparing it to another project behind Planet Fitness, and emphasizes its benefits for the community.
Public Discussion and Questions (00:36:08)
Public discussion and questions focused on the development, including housing types, regulations, and community impact.

Attendees are invited to ask questions about the development. Topics include the types of houses to be built, whether lots will be sold as bare lots or developed, and the impact of the development on the community. The developer emphasizes the flexibility of housing plans to meet different needs.
Discussion on Public vs. Private Roads (00:50:00)
A discussion on the pros and cons of public versus private roads within the development project.

The board discusses whether the roads in the development should be public or private. Public roads would not pass costs to residents but may have slower snow plowing. Private roads offer more control but require the association to manage maintenance and costs. The developer prefers public roads for this project.
Tax Increment Financing (TIF) and Its Implications (00:57:00)
Explanation of TIF financing and how it could support the development by reducing infrastructure costs.

The developer discusses the potential use of Tax Increment Financing (TIF) to support the development. TIF could help reduce infrastructure costs by capturing the increased tax value from the development. The board considers how this affects local taxes and services, and whether a community benefits agreement is needed.
Discussion on Township Development and Community Agreements (01:04:50)
Discussion on competitive township development, community agreements, and tax benefits for local entities.

The township is considering development plans that offer competitive advantages. The discussion includes how community agreements can bring money back to the township, maintaining services like police and fire, and ensuring the township's financial benefits. The township's millage rate and tax implications are discussed, emphasizing the importance of local entities being made whole.
Approval and Waiver of Road Length Requirements (01:06:16)
Discussion on waiver for residential street length and the impact on housing and site design.

The commission discusses a waiver for the maximum length of a residential street. The impact on housing availability and site design is considered, with input from the fire chief about safety concerns. The waiver's approval is crucial for the development's feasibility, as it affects the number of housing units and the overall site design.
Motion to Waive Bylaws and Approve Recommendations (01:09:42)
A motion is made to waive the bylaws to allow an immediate decision on the development recommendation.

Commissioner Sherwood moves to waive the bylaws, allowing the commission to make an immediate recommendation to the township board. This motion is supported and carried through a roll call vote, allowing the commission to proceed with their recommendation without further delay.
Review of Findings and Approval Recommendation (01:11:02)
Review of the development plan findings and making a recommendation for approval to the township board.

The commission reviews the development plan findings, ensuring compliance with township ordinances. Detailed review includes application completeness, plan preparation, road layout, public services, and environmental impact. The commission prepares to recommend approval to the township board, highlighting areas of compliance and considerations for further action.
Discussion on Road Safety and Traffic Concerns (01:16:00)
Discussion on potential speeding issues on longer roads and possible solutions with the Road Commission.

The commission discusses potential speeding issues due to longer road lengths in the development. Suggestions include working with the Road Commission to explore traffic calming measures. The developer has already consulted with the Road Commission, finding no immediate safety concerns, but the discussion emphasizes the importance of continued cooperation.
Motion to Recommend Development Approval (01:23:13)
Motion to recommend the development plan and road extension to the township board based on findings.

A motion is made to recommend the development plan, including the road extension, to the township board. The motion is based on the comprehensive review of the findings and compliance with township standards. The motion is supported and passed, moving the development closer to final approval.
Old Business: Landscaping Ordinance Revisions (01:26:13)
Review of proposed changes to the landscaping ordinance, focusing on flexibility and safety.

The commission reviews proposed revisions to the landscaping ordinance. The changes aim to ensure safety and flexibility in landscaping requirements, with input from the township attorney for legal compliance. The revisions are designed to balance aesthetic goals with practical considerations for public safety.
Motion to Move Landscaping Ordinance to Public Hearing (01:31:06)
Motion to advance the revised landscaping ordinance to the public hearing stage for further input.

Commissioner Sherwood moves to advance the revised landscaping ordinance to a public hearing. The motion is supported and passed, setting the stage for public input and further refinement of the ordinance before final adoption by the township board.
Old Business: Planned Unit Development (PUD) Revisions (01:31:59)
Discussion on revisions to the PUD ordinance, focusing on flexibility and density bonuses.

The commission reviews revisions to the PUD ordinance, ensuring flexibility and appropriate density bonuses. The discussion includes changes from city-specific provisions to township-specific language, and the implications for future developments. The aim is to create a flexible framework that encourages sustainable and community-friendly development.
Discussion on Planned Unit Developments (PUDs) (01:35:48)
The commission discussed the flexibility of PUDs, allowing for developments without a minimum size, subject to planning commission discretion.

The commissioners debated the merits of leaving PUD requirements unspecified, allowing greater flexibility and control over development approvals. The discussion included the potential for existing buildings to be converted to mixed-use PUDs without a size constraint and emphasized that no vested rights are granted by the ordinance.
Motion to Move PUD Ordinance to Public Hearing (01:38:42)
A motion was made and passed to move the PUD ordinance to a public hearing, allowing for public comment and potential adjustments.

The commissioners discussed the process for moving the PUD ordinance to a public hearing, where public comments could be considered for further modifications. A motion was made by Commissioner Nichols and supported by Commissioner Weintraub to proceed with the public hearing, with the understanding that revisions could be made based on public input before being sent to the Township board.
Citizen Comments on Watts Construction Project (01:41:43)
Citizens expressed mixed opinions on the Watts construction project, highlighting community concerns and support for development.

During the citizen comment period, several residents shared their views on the ongoing Watts construction project. Concerns were raised about community opposition, tax implications, and the need for housing. Some citizens supported the development, acknowledging the need for housing options and understanding the challenges faced by the developers.
Updates from Other Boards (01:51:01)
There were no significant updates from other boards, except a mention of an upcoming Zoning Board of Appeals meeting.

The meeting briefly covered updates from other boards, with no major developments reported. It was noted that a Zoning Board of Appeals (ZBA) meeting is scheduled for later this month, addressing a property setback issue due to a fallen tree.
Planning Commissioner's Comments (01:52:22)
Commissioners shared their thoughts on the meeting's discussions, with some expressing support for the presented plans and approaches.

In the final segment of the meeting, planning commissioners provided their comments on the discussions. Some commissioners expressed approval of Mr. Watts' updated plans, noting improvements over previous proposals. They also clarified the commission's role and the importance of basing decisions on factual findings.