Comstock Township - Planning Commission - May 14, 2026 Planning Commission Meeting

Updated 24 minutes ago

Citizen comments at the Comstock Planning Commission meeting on May 14 included concerns about rejected fireworks tent permits on vacant lots ahead of July 4, and requests for ordinance changes. The commission spent the large majority of the meeting reviews a presentation on solar and wind energy by the University of Michigan. Furthermore, they deliberate on potential updates to the township's zoning ordinances, including the issue of allowing temporary sales on vacant lots, which they will hold a public hearing for at the next meeting.

Chapters

Call to Order (00:00:10)
The meeting of the Charter Township of Comstock Planning Commission was officially called to order at 6:00 PM.

The meeting of the Charter Township of Comstock Planning Commission was officially called to order. Members were asked to join in the Pledge of Allegiance.
Pledge of Allegiance (00:00:18)
Attendees recited the Pledge of Allegiance to the flag of the United States of America.

Attendees recited the Pledge of Allegiance, pledging allegiance to the flag of the United States and to the Republic for which it stands, one nation under God, indivisible, with liberty and justice for all.
Approval of Agenda (00:00:42)
The agenda for the meeting was approved by motion, with no amendments or objections.

The agenda for the meeting was called for approval. No amendments were proposed. A motion to approve the agenda as presented was made by Treasurer Bloomfield and supported by Secretary Chrysler. The motion passed with all in favor.
Approval of Minutes (00:01:14)
Minutes from the previous meeting were approved without any adjustments or objections.

The approval of minutes from the previous meeting was discussed. No adjustments were suggested. Treasurer Bloomfield made a motion to approve the minutes, supported by Commissioner Weintraub. The motion carried with all in favor.
Public Comments (00:01:55)
Citizens provided comments on various issues, including property development and zoning concerns.

During the public comment period, citizens addressed the board on several issues. Tim Shank discussed the rejection of Jake's Fireworks application at his property. Other citizens expressed concerns about zoning ordinances, property development, and the potential impact on community and environment.
New Business (00:10:03)
The board moved on to discuss new business items after public comments were concluded.

After concluding the public comment period, the board proceeded to address new business items on the agenda. Members were invited to bring up any new items for discussion.
Mobile Vendor Ordinance Public Hearing (00:23:03)
A public hearing was held to discuss amendments to the mobile vendor ordinance.

The board conducted a public hearing on proposed changes to the mobile vendor ordinance. Amendments included allowing annual permits and clarification on storage requirements. The hearing was opened and closed with motions, but no public comments were received.
Bylaw Update (00:27:28)
The commission discussed and adopted updates to the bylaws concerning social media conduct.

Attorney Thall proposed updates to the bylaws regarding the social media conduct of commissioners, which could be considered malfeasance. The board discussed the update and adopted it following a roll call vote.
University of Michigan Solar and Wind Presentation (00:29:32)
A presentation by the University of Michigan on solar and wind energy developments.

Madeline Kroll from the University of Michigan presented on large-scale solar and wind energy developments. The presentation covered the state of energy development, legislative impacts, and zoning considerations for renewable energy projects.
Overview of Renewable Energy Projects in Michigan (00:34:15)
Discussion of operational renewable energy projects in Michigan, including wind and solar farms, and their power capacities.

The session began with a detailed overview of renewable energy projects across Michigan. The presenter explained the difference between utility-scale projects and residential projects, emphasizing the focus on wind and solar farms. The majority of Michigan's renewable energy is currently sourced from wind, with projects operational in various parts of the state.
Future Renewable Energy Developments (00:35:05)
Developers are considering new renewable energy projects, mainly solar and battery energy storage, across Michigan.

The presenter introduced a map showing potential renewable energy projects that developers are considering. These projects include solar, wind, and battery energy storage. The discussion highlighted the growing interest in solar and battery storage due to technological advancements and cost reductions.
Questions on Solar Energy Capacity (00:37:03)
Clarification on solar energy generation capacity and efficiency in different weather conditions in Michigan.

A participant asked about the total megawatts generated by solar projects and how weather affects solar energy production in Michigan. The presenter explained the difference between megawatts and megawatt-hours, emphasizing that solar panels are efficient even in snowy conditions due to their bifacial design, which captures reflected light.
Renewable Energy Policy and Goals (00:39:00)
State policy goals for increasing renewable energy deployment in Michigan, driven by consumer demand and legislative action.

The discussion shifted to state policy and the legislative actions aimed at increasing renewable energy in Michigan. The presenter highlighted the efficiency improvements in wind turbines and the cost reductions in solar technology, making them more viable. The state's renewable energy standard and clean energy targets were also discussed.
Introduction to Wind Energy (00:44:00)
Basic concepts of wind energy, including the scale of projects and their distribution across Michigan.

The presenter provided an introduction to wind energy, differentiating between residential and utility-scale wind projects. A map was shown detailing the locations of existing wind turbines in Michigan. The potential for further wind development was discussed, with emphasis on technological advancements allowing for taller turbines.
Local Impacts of Wind Energy (00:56:00)
Discussion on the local benefits and concerns of wind energy development, including economic impacts and environmental considerations.

The session explored the local impacts of wind energy, covering both benefits and concerns. Benefits include economic development through landowner payments and tax revenue, while concerns focus on noise, wildlife impacts, and visual aesthetics. The importance of decommissioning agreements for wind projects was also highlighted.
Introduction to Solar Energy (01:01:00)
Overview of solar energy projects, their scalability, and the locations being considered for future developments.

The presenter introduced solar energy, emphasizing its scalability from rooftop installations to large solar farms. Pictures of various solar projects were shown to illustrate their potential size. The discussion included the factors influencing where solar developers choose to build, such as proximity to power lines and land availability.
Comparison Between Rooftop Solar and Utility-Scale Solar (01:05:54)
The cost of rooftop solar is significantly higher compared to utility-scale solar due to bulk purchasing and permitting costs.

The discussion highlighted the significant cost difference between rooftop solar installations and utility-scale solar farms. Developers of large solar farms benefit from bulk purchasing, which reduces costs. In contrast, the higher cost of rooftop solar is primarily due to the local permitting process and the logistics of installing solar panels on individual roofs, which incurs additional soft costs.
Local Impacts of Utility-Scale Solar Projects (01:06:36)
Utility-scale solar projects have several local impacts, including landowner payments, tax benefits, and changes in land use.

The presentation covered the local impacts of utility-scale solar projects. Landowner payments for solar projects are typically higher than for wind projects because solar farms occupy land that cannot be used for other purposes like farming. Tax benefits include industrial personal property tax, utility personal property tax, and real property tax, all benefiting local townships, counties, and school districts. There is also an option for townships to choose between regular taxation or a payment in lieu of taxes agreement.
Jobs and Environmental Impact of Solar Projects (01:10:03)
Solar projects create construction jobs but fewer long-term jobs; they can also benefit water quality and pollinator habitats.

During the construction phase of solar projects, numerous jobs are created, typically filled by local electricians, as the installation of solar panels does not require high-tech skills. However, once operational, solar projects offer fewer long-term positions, mainly in maintenance. Environmental benefits include improved water quality and the creation of pollinator habitats through the planting of beneficial seed mixes instead of turf grass.
Wildlife and Visual Impacts of Solar Projects (01:12:02)
Solar projects can affect wildlife and landscapes, with ongoing research on their impact on deer migration and property values.

Solar projects require fencing, which can impact wildlife, though developers use wildlife-friendly fences allowing small animals to pass. Research is ongoing regarding the impact on deer migration patterns. Solar farms also change the landscape, potentially affecting property values, although data on long-term impacts is still developing. The visual impact is significant, as solar farms are not invisible and alter the character of local areas.
Legislative Update on Solar Permit Process (01:14:08)
A new law allows developers to bypass local permits under certain conditions, opting for state-level permits instead.

The update explained a recent legislative change that allows developers to seek permits from the Michigan Public Service Commission (MPSC) if local permit applications stall. This state-level process acts as a backstop unless townships have compatible renewable energy ordinances (CREO). The law applies to large solar, wind, and storage projects, creating new pathways for developers to navigate the permitting process.
Implications of Compatible Renewable Energy Ordinances (CREO) (01:16:19)
CREOs streamline the development process but require specific standards; penalties exist for non-compliance.

The discussion on CREOs outlined how these ordinances facilitate the development of renewable energy projects by setting standardized requirements. They ensure projects meet specific setbacks, sound, height, fencing, and lighting standards. CREOs are designed to make project development faster and easier, with a limited timeframe for township review. Non-compliance with CREO standards can result in penalties, including loss of access to intervener funds.
State-Level Permitting via Michigan Public Service Commission (MPSC) (01:20:23)
MPSC permits include additional conditions and require community payments, with a year-long review process.

Projects permitted through the MPSC must meet CREO standards and additional conditions for compliance. Developers are required to make two types of payments to communities: a host community agreement and intervener funds. The MPSC process is thorough, with a year-long review period, and includes requirements like vegetative screening and sound studies to ensure compliance and community benefit.
Workability of Zoning Ordinances for Solar Projects (01:23:09)
Developing workable zoning ordinances requires balancing CREO standards with local priorities and constraints.

The presentation emphasized the importance of crafting zoning ordinances that are both compliant with CREO standards and adaptable to local needs. It highlighted strategies for achieving workability, such as tweaking CREO standards slightly to align with local zoning practices and ensuring sufficient land availability for development. The discussion also covered the challenges of balancing developer needs with community priorities in zoning decisions.
Renewables Ready Communities Award and Local Permitting (01:25:35)
The Renewables Ready Communities Award incentivizes local permitting by offering financial benefits to townships.

The Renewables Ready Communities Award provides financial incentives for townships that approve renewable energy projects locally. This grant program, funded by Egle, offers payments directly to townships, encouraging them to work with developers to permit projects locally. The award is designed to offset the lack of guaranteed payments to townships in local permitting processes, promoting local engagement and decision-making.
Current State of MPSC Solar and Wind Project Applications (01:26:05)
Nine solar and wind project applications are under review by the MPSC, with rigorous standards being applied.

As of the meeting, nine applications for solar and wind projects are with the MPSC, which has set a high bar for approval. The MPSC's rigorous review process has resulted in many initial applications being deemed incomplete, requiring developers to provide additional documentation and meet stringent conditions before receiving approval.
Conclusion and Strategies for Workable Zoning Ordinances (01:27:00)
Communities must carefully balance zoning requirements with developer needs to create workable ordinances.

The conclusion emphasized the need for communities to develop zoning ordinances that allow for renewable energy development while reflecting local priorities. Strategies include using CREO standards as a baseline, ensuring sufficient land availability, and being proactive in planning for infrastructure and development needs. The discussion also highlighted the importance of flexibility and understanding developer perspectives to avoid deal breakers.
Zoning and Ordinance Discussion (01:36:04)
The meeting involved a discussion on zoning and ordinance negotiation, focusing on solar energy projects and community priorities.

The meeting included a detailed discussion on how zoning becomes a negotiation between developers and local government. The speaker highlighted the importance of early consultation with state agencies, including DNR and Egle, and considerations for setbacks, screening, and sound standards. An interactive zoning activity was conducted, where participants used cards to prioritize different zoning components such as setbacks, sound, height, and decommissioning. The discussion emphasized the complexity of creating a dream ordinance and the need for negotiation and prioritization based on community goals and master plans.
Old Business (02:02:46)
There was no old business to discuss at the meeting.

The agenda item 'Old Business' was mentioned, but the chair confirmed that there was no old business to address at this meeting.
Rezoning Request Update (02:02:49)
The rezoning request on G was withdrawn for now, with potential plans to return in the future.

During the meeting, it was mentioned that the rezoning request on G was withdrawn temporarily. It was noted that the applicant has intentions to bring the request back in the future, but as of now, it is not on the table. This information was shared for public awareness.
Housing Study Feedback and Discussion (02:03:28)
Discussion on integrating the housing study into the master plan, with concerns about action items and resources.

The discussion focused on the housing study feedback, specifically about integrating it into the master plan. Concerns were raised about the practicality of implementing all action items due to resource limitations. The board was advised to pass a motion to distribute a notice of intent to plan, which would start the master planning process, potentially incorporating parts of the housing study after review and revisions.
Discussion on Master Plan Finalization (02:08:40)
The board discusses the finalization of the master plan, including feedback and timelines.

The board members are in a holding and waiting period after receiving comments on the master plan draft. They discuss the advisory nature of these comments and the subsequent public hearing. Amendments to the plan are still possible based on public feedback. The plan will then be sent to the board for final adoption. The discussion includes whether they are prepared to move from a draft to a finalized version and the steps needed to notify the public about planning intentions. The Upjohn Institute's role in the process and the need for board feedback to finalize the draft are also discussed.
Consideration of Zoning Ordinance Amendments (02:14:01)
The board considers various zoning ordinance amendments related to housing and development.

Board members express concerns about amending zoning ordinances to allow accessory dwellings, permit multiple-family residences, and expand administrative review authority. They discuss the implications of these changes, including the impact on community control and the need for careful consideration of each proposal. The board agrees that some proposals are too broad and require further tuning before inclusion in an ordinance. They consider striking certain items and agree on the need for more dialogue and review before making decisions.
Review of Housing Study and Master Plan Goals (02:24:01)
The board reviews the housing study and discusses incorporating it into the master plan.

Board members discuss the upcoming requirement for master plans to include a housing portion. They consider adopting chapters of the housing study without being bound by specific action items, goals, or objectives that they find problematic. The board contemplates the value of the study and agrees to focus on key parts that align with their comfort level and community needs. They plan to review the goals incrementally and make decisions on what to incorporate into the master plan.
Future Planning and Workshop Scheduling (02:29:01)
The board plans future meetings and workshops to address master plan updates.

The board discusses setting aside time in future meetings for dedicated discussion on master plan goals and objectives. They consider scheduling workshops or dedicating entire meetings to master plan updates when there are no pressing community issues. The board agrees on the importance of thorough planning and community involvement in the master plan review process.
Citizen Comments (02:31:01)
The board opens the floor for citizen comments and public input.

The board allows time for citizen comments, inviting members of the public to speak for up to three minutes each. This section provides an opportunity for community members to share their thoughts and concerns with the board.
Firework Tent Regulations and Public Hearing Scheduling (02:32:01)
The board addresses issues regarding firework tent regulations and plans a public hearing.

The board discusses current regulations prohibiting temporary sales on vacant lots, which affects firework tent operations. They consider the history of approvals given by previous administrators and the justification for current restrictions. The board decides to schedule a public hearing to review the ordinance preventing temporary sales on vacant lots, acknowledging the need for community input and potential amendments.
Ordinance Enforcement Waiver Discussion (02:38:08)
Discussion on whether the board can waive enforcement of ordinances related to temporary sales until the public hearing.

The board discussed the possibility of waiving enforcement of certain ordinances while they are being reviewed. The enforcement is technically discretionary, and the discussion included potential issues with complaints if enforcement is waived. The board considered recommending to the Township board that enforcement be waived until a public hearing can be held.
Public Hearing and Ordinance Change for Tent Sales (02:39:00)
A public hearing is planned for changing the ordinance on temporary sales on vacant lots, specifically for fireworks tents.

The board plans to hold a public hearing regarding the sale of fireworks on vacant lots. They discussed the need for a formal motion to schedule this hearing and the preparation of ordinance changes for the next meeting. The discussion included how to handle enforcement during this period and the potential need for amendments to the ordinance.
Future Action Items and Site Plan Discussions (02:43:00)
Discussion on various future action items, including site plans and ordinance revisions, and their implications.

The meeting addressed various future action items, including a temporary pause on the Eastland bowls project due to zoning ordinance issues. Other items included landscaping vendor approvals and requests regarding vacant lot structures. The board also discussed upcoming meetings and the importance of addressing certain ongoing issues.
Stable Ordinance Clarification (02:45:00)
Clarification of the ordinance regarding stable and animal housing, specifically for saddle horses and ponies.

A resident inquired about the stable ordinance, and the board clarified that up to two saddle horses or ponies may be housed on lots of five acres or more. The language of the ordinance was discussed, and it was determined to be clear enough without need for additional changes.
Public Comments and Planning Commissioner Comments (02:47:00)
Public comments were noted, and planning commissioners discussed ongoing and future work, including the housing plan.

The board briefly allowed for public comments, which were restricted, and then moved to planning commissioner comments. Commissioners noted the need to focus on the housing plan and other ongoing issues. The meeting concluded with updates on communication methods, including new email accounts for board members.