Comstock Township - Planning Commission - April 9, 2026 Planning Commission Meeting

Updated about 9 hours ago

The Commission addresses a proposal for a data center, and citizen comments regarding vacant land use restrictions. The commission reviews and amends conditions related to Soil Friends, a local business, and discusses a bylaw amendment concerning public comments from commissioners. The meeting includes detailed discussions on mobile vendor permits and landscaping revisions, as well as updates on the township's housing study.

Chapters

Call to Order (00:01:50)
The meeting of the Charter Township of Comstock planning commission is officially started.

The chairperson calls the meeting of the Charter Township of Comstock planning commission to order.
Pledge of Allegiance (00:01:57)
Participants recite the Pledge of Allegiance to the flag of the United States of America.

The participants join in reciting the Pledge of Allegiance to the flag of the United States of America, pledging allegiance to the republic for which it stands.
Approval of Agenda (00:02:22)
The agenda is reviewed and amended with additions and removals before being approved by the commission.

The commission reviews the agenda, discussing the addition of a bylaw amendment recommendation under old business and the removal of a public hearing on planned unit development. After adjustments and discussions, the amended agenda is approved.
Approval of Minutes (00:03:56)
Corrections to the minutes are discussed, including a clerical error, before approval with changes.

A commissioner notes a clerical error in the minutes which is corrected. The minutes are then approved with the mentioned changes following a motion and support.
Citizen Comments (00:05:28)
Citizens express concerns over business operations and conflicts of interest, particularly regarding soil friends.

During the citizen comment period, various citizens speak, addressing issues such as perceived conflicts of interest with soil friends and the treatment of small businesses. Concerns about the planning commission's actions and certain business operations are voiced.
New Business - Landscape Revisions and Public Hearing (00:19:28)
Discussion and public hearing on revisions to landscaping standards, focusing on flexibility and safety.

The planning commission discusses revisions to the landscaping standards in the zoning ordinances. Changes are highlighted in the packet, with the main adjustment being added flexibility for the planning commission to waive requirements for public safety. A public hearing is opened and closed with no comments from the public, and the landscaping revisions are approved.
Old Business - Soil Friends Continued Discussion (00:28:32)
The board discusses soil friends conditions and mutual consent for changes without a public hearing.

The board reviews an email from soil friends requesting the review of conditions placed by a previous commission. The attorney confirms that changes can be made with mutual consent without a public hearing. A formal complaint against a commissioner regarding soil friends is also noted.
Recusal Discussion (00:33:51)
Discussion on whether a member should recuse themselves from voting due to potential conflicts of interest.

A board member discussed the possibility of recusing themselves due to comments made by the audience and past statements. The legal advisor suggested recusal to protect the decision-making process. The board deliberated on the matter, with some members expressing that public statements had brought the situation upon the member, and a motion was made to have the member recuse themselves from voting on certain issues.
Definition of Small Winery and Event Center (00:41:05)
Clarification sought on definitions of a small winery and event center for ordinance purposes.

There was a discussion about the need for clear definitions of a small winery with tasting and an event center, as these definitions impact what activities are permissible under the local ordinances. The lack of clarity in these definitions could lead to legal challenges, and there was a suggestion to finalize an agritourism ordinance that would address these issues.
Ordinance and Event Regulation Discussion (00:49:00)
Concerns about regulating events at wineries due to potential legal liabilities and ordinance definitions.

The board discussed the implications of regulating events at wineries, referencing a case where vague ordinances led to legal liabilities for a township. The discussion emphasized the need for precise definitions in ordinances to avoid constitutional vagueness and potential damages arising from unclear regulations, especially regarding events at wineries.
Motion to Accept Recusal (00:59:04)
Motion carried to accept a board member's recusal from voting on certain issues.

A motion was made and seconded to accept the board member's request to recuse themselves from discussion and voting on issues related to soil friends. The motion passed with a roll call vote.
Discussion on Small Winery Operations (01:00:33)
Detailed discussion on small winery operations, including permit requirements and operational conditions.

The board examined various operational aspects of a small winery, such as production limits, licensing requirements, and special land use conditions. The need for annual reviews was debated, and clarifications were provided on the licensing authority's requirements. The board also discussed the implications of different production levels and the need for planning commission approval.
Discussion on Special Exemption Use Reviews (01:05:19)
The committee discussed the necessity of annual reviews for special exemption uses and decided to remove future requirements for such reviews.

The committee deliberated on the need for annual reviews of special exemption uses, noting that some businesses have not yet opened and questioning the necessity of the reviews. After discussion, a motion was made and supported to remove the requirement for future annual reviews of special exemption uses. This motion was passed with a roll call vote, with the majority in favor.
Motion to Remove License Type Change Approval (01:09:00)
A motion was passed to remove the requirement for planning commission approval for changes in license types, aligning with Attorney Thall's recommendation.

Attorney Thall recommended that the planning commission should not require approval for changes in license types as it lacks the authority to do so. A motion was made and supported to remove the requirement for planning commission approval for any changes in license type. The motion was passed with a roll call vote.
Discussion on Production Increase Beyond Small Winemaker License (01:10:08)
The committee discussed whether increases in production beyond a small winemaker license should require planning commission approval, considering the potential community impact.

The committee evaluated the implications of production increases beyond a small winemaker's license, considering the potential impact on the local community. It was noted that any significant expansion would likely require site plan approval due to the need for additional facilities. After thorough discussion, a motion was made to remove the requirement for planning commission approval for increases in production beyond a small winemaker's license, which was passed with a roll call vote.
Amendments to the Mobile Vendor Ordinance (01:17:03)
The committee discussed potential amendments to the mobile vendor ordinance, including permit durations and storage requirements, with a motion to set a public hearing for further review.

The committee reviewed the mobile vendor ordinance, focusing on establishing short-term, seasonal, and annual permits, as well as amending storage requirements for equipment. Suggestions included changes to permit durations and storage rules to better align with operational realities. After detailed discussion, a motion was made to schedule a public hearing to review the proposed amendments.
Bylaw Revision on Public Comments by Planning Commissioners (01:32:09)
A new bylaw was proposed to restrict planning commissioners from making public comments on pending applications outside of meetings, defining violations as malfeasance.

A proposed bylaw amendment was discussed to prevent planning commissioners from publicly commenting on pending applications outside of official meetings. The amendment aims to ensure impartiality and defines violations as malfeasance in office. The proposal was supported and adopted through a roll call vote.
Discussion on Types of Data Centers (01:37:26)
Different types of data centers including private, cloud, co-location, and hyperscale were discussed in terms of their usage and characteristics.

The discussion covered various types of data centers such as private data centers, cloud data centers used by companies like Microsoft and Facebook, co-location data centers where developers build and lease space, and hyperscale data centers which are massive facilities supporting AI and large data processing needs.
Hyperscale Data Centers and Energy Usage (01:38:57)
Hyperscale data centers use enormous amounts of energy, equivalent to the usage of over a million homes, and require their own power structures.

The energy usage of hyperscale data centers was discussed, highlighting that a facility in Celine Township uses 1.4 gigawatts, exceeding the energy consumption of over a million homes. These data centers may require their own power plants, including potential use of nuclear or solar energy.
Regulation and Settlement of Data Centers (01:39:44)
The process of regulating and settling disputes regarding data centers was discussed, including zoning and legal challenges.

The settlement and approval process for a data center in Celine Township was discussed, where the township initially prohibited the center, leading to a lawsuit for being exclusionary. The township eventually settled and allowed the data center.
Concerns about Data Centers (01:41:07)
Various concerns associated with data centers such as energy needs, noise, water usage, and environmental impact were discussed.

Concerns regarding the establishment of data centers were addressed, including their massive energy and water needs, noise pollution, potential environmental impact, and the need for proper zoning and regulation to mitigate these issues.
Zoning and Site Selection for Data Centers (01:44:00)
The considerations for zoning and site selection for data centers were discussed, focusing on industrial and agricultural areas.

The discussion focused on how site selection for data centers should be based on zoning laws, and whether they should be located in industrial, commercial, or agricultural zones, taking into account the noise and visual impact.
Regulations and Prohibition Possibilities (01:47:00)
The potential to regulate or prohibit data centers through ordinances and zoning was explored, considering exclusionary zoning laws.

The possibility of prohibiting data centers was discussed, referencing exclusionary zoning laws that require a demonstrated need for such facilities. The township needs to determine if there's land appropriate for data centers or if prohibition is justified.
Regulation Details and Ordinance Development (02:00:00)
Detailed regulations for data centers were discussed, covering energy plans, environmental impact, noise mitigation, and decommissioning.

Specific regulations that could be imposed on data centers were discussed, including requirements for energy plans, environmental impact studies, noise mitigation measures, and decommissioning plans to ensure responsible operation and closure.
Monetary Benefits and Tax Implications (02:03:00)
The potential monetary benefits and increased tax base from data centers were discussed, despite the associated concerns and issues.

The discussion concluded with the monetary benefits of data centers, such as increased taxable value and potential reduction in tax rates for residents, although these should be weighed against the other concerns and impacts of data centers.
Discussion on Facility Noise and Setbacks (02:07:10)
The discussion focused on the impact of facility size on noise levels and the importance of setbacks to mitigate effects on neighboring properties.

The council discussed how the size of a facility influences its noise levels and the need for significant setbacks to reduce visual and noise impact on neighboring properties. They emphasized setting a noise level limit at the property line and considered the challenge of accommodating large facilities within the township without negatively impacting the environment or community.
Housing Study Final Draft Discussion (02:12:00)
The final draft of the housing study was discussed, with emphasis on gathering final feedback and considering how to implement recommendations.

The council discussed the final draft of the housing study. The draft was not ready for public viewing, but members received it via email. Feedback is to be gathered for final adjustments. Implementation challenges were considered, particularly in relation to grant requirements and the township's ability to incorporate recommendations into the master plan or zoning ordinances.
Public Comments on Data Centers (02:18:00)
Citizens expressed concerns about data centers, focusing on noise, environmental impact, and regulatory enforcement.

During the public comment section, citizens voiced concerns regarding the potential establishment of data centers in the area. They highlighted issues such as noise pollution, environmental risks, and the necessity of strict enforcement of regulations to ensure compliance. Citizens urged the council to ensure that any regulations put in place have sufficient 'teeth' to prevent violations and protect the community.
Updates from Other Boards and Training (02:29:07)
There were no updates from other boards. A training session on solar and wind energy was scheduled.

The council noted there were no updates from other boards. They mentioned an upcoming training session on solar and wind energy, scheduled for October 10th, to be conducted virtually by Sarah Mills and Madeline from the University of Michigan.
Discussion on Structures on Vacant Land (02:30:07)
Council discussed the issue of allowing structures on vacant land, considering feedback from residents who want to build sheds or barns.

The council addressed resident concerns about restrictions on building structures on vacant land. Some residents expressed frustration at being unable to construct sheds or pole barns on their property. The council considered whether to revisit this rule, acknowledging it as a common restriction in surrounding communities.
Planning Commission Emails and Communication (02:33:07)
The council discussed the need for official emails for planning commission members to handle township communications effectively.

The council discussed the logistics and necessity of providing official email addresses for planning commission members to handle township communications, emphasizing the importance of keeping personal emails separate from official business to comply with FOIA requests and improve communication efficiency.
Chair Discussion (02:36:53)
The committee discusses the role of the chair and potential changes.

The committee members discuss whether the chair should have the ability to move changes without full committee approval, as some members' terms are ending soon.
Informational Action Items (02:37:09)
Review of requests by Tim Kearney regarding food truck and housing.

Tim Kearney had two requests: one for a food truck and another for DH H S housing at King Highway and River Street. The Township board waived the fee and directed the planning commission to handle it.
Planning Commission Instructions (02:37:30)
Planning commission to create a use in Comstock Center.

The planning commission is tasked with creating a use in Comstock Center for an office space that can also be used for housing emergency placements for children.
Future Steps for Housing Use (02:37:46)
Discussion on creating definitions, standards, and restrictions for housing use.

The committee discusses the need to define, standardize, and restrict the use of office space for emergency housing placements. They plan to contact their HS contact for further details.
Public Hearing Rescheduling (02:38:56)
Need to reschedule the public hearing for UD.

The committee agrees that the public hearing for UD needs to be rescheduled and added to the agenda.
Planning Commissioner Comments (02:39:06)
Commissioner comments on various issues including outdated ordinances.

Commissioners Larry, Bob, Joseph, and Sandy provide comments. Joseph mentions outdated ordinances and the need for improvements. Sandy agrees on the need for more transparent agendas.
Adjournment (02:40:19)
The meeting is adjourned after final comments.

The meeting is concluded with final comments from the commissioners, expressing excitement about ongoing projects and the need for transparency.