Comstock Township - Planning Commission - May 28, 2026 Planning Commission Meeting

Updated 1 day ago

During the Charter Township of Comstock Planning Commission meeting, the commission addresses several key issues. They review and discuss revisions to the temporary sales and services ordinance, focusing on permitting sales on vacant lots and establishing clear signage guidelines. The commission also considers the implications of a previously conducted housing study, debating the integration of its goals into the master plan while avoiding restrictive strategies. Additionally, the commission reaffirms its stance against allowing non-residential structures on vacant lots without accompanying residential development. These discussions aim to balance regulatory oversight with community development needs.

Chapters

Call to Order (00:01:39)
The meeting of the Charter Township of Comstock Planning Commission was called to order at 6 PM.

The chair called the meeting to order at 6 PM for the Charter Township of Comstock Planning Commission.
Pledge of Allegiance (00:01:48)
The Pledge of Allegiance was recited by those present at the meeting.

The chair invited attendees to join in the Pledge of Allegiance, which was recited by all present.
Approval of Agenda (00:02:12)
The agenda was reviewed and approved with a motion supported by Treasurer Bloomfield and Secretary Kreuzer.

A motion to approve the agenda was made and supported. The agenda was approved by a vote with all in favor and none opposed.
Approval of Minutes (00:03:05)
The minutes of the previous Planning Commission meeting were approved after a motion by Secretary Kreuzer and support from Commissioner Nichols.

A motion to approve the minutes of the previous Planning Commission meeting was made by Secretary Kreuzer and supported by Commissioner Nichols. The minutes were approved by a vote with all in favor and none opposed.
Citizen Comments (00:03:25)
Citizens were given the opportunity to comment. Tammy Keeler expressed concerns about the sale of a golf course and zoning issues.

Citizens were invited to speak for up to three minutes. Tammy Keeler raised issues regarding the sale of a golf course, potential solar power installation, and zoning moratoriums. She also discussed concerns about pole barns and storage containers.
New Business - Temporary Sales and Services Revisions (00:07:07)
The commission discussed revisions to the temporary sales and services ordinance, including permit terms, use on vacant lots, and application processes.

The commission reviewed proposed changes to the ordinance governing temporary outdoor sales and services. Discussion included the possibility of allowing temporary sales on vacant lots with conditions, revising permit terms to allow for different lengths of operation, and ensuring safety and compliance with zoning regulations. The need for a tiered permit system and the importance of tracking and managing permits effectively were also considered.
Permit Renewal Fee Discussion (00:32:34)
Discussion on renewal fees for temporary sales permits, considering waived fees for same-use renewals and the impact on small vendors.

Participants discussed whether vendors should pay a renewal fee for the same type of permit. The conversation highlighted the burden of fees on small vendors selling items like sweet corn and strawberries. The need for renewal was justified as it allows review of code enforcement history. However, opinions differed on whether there should be a fee for this review.
Permit Requirements and Conditions (00:35:06)
Discussion on permit conditions including sanitation, traffic flow, and site requirements for temporary sales.

The discussion covered requirements for maintaining a clean site, managing traffic flow, and having a proper site layout for temporary sales. Challenges with unsupervised porta-johns were mentioned, leading to a decision against requiring them. The need for a legitimate driveway for site access was also discussed, with suggestions to align with county road requirements.
Signage and Business Operation Discussion (00:40:10)
Consideration of rules for signage and business operations for temporary sales, including costs and permit integrations.

The board discussed integrating signage permits with temporary sales permits to reduce costs and simplify processes for vendors. There was a consensus to allow reasonable signage within the temporary permit, avoiding additional burdensome fees. The conversation also touched on avoiding excessive regulation that deters business.
Vacant Lot Structure Discussion (00:55:00)
Debate on allowing structures on vacant lots without a primary residence, considering potential blight and commercial misuse.

The board revisited the issue of permitting structures on vacant lots. Concerns were raised about potential misuse for commercial activities and resulting neighborhood blight. The discussion reflected differing opinions on personal property rights versus community aesthetics and zoning regulations. The board leaned towards maintaining current restrictions to prevent unregulated development.
Discussion on Non-Residential Building Ordinance (01:02:26)
The council discussed the allowance of non-residential buildings on residential lots, with opinions on maintaining current ordinances and allowing garages.

The council engaged in a discussion about the current ordinance that allows non-residential buildings, like detached garages, on residential lots. Members expressed differing views on whether to maintain the status quo or make changes. The consensus was to leave the ordinance unchanged, with some members agreeing that allowing such buildings was acceptable if the parcel could support it. The discussion concluded with the council's decision not to vote and to move on without any immediate action.
Housing Study and Grant Compliance Discussion (01:07:09)
The council discussed compliance with grant terms related to a housing study, focusing on master plan amendments and zoning ordinance requirements.

The council deliberated on the terms of a grant related to a housing study, which required amendments to the master plan and zoning ordinance. They explored whether the current zoning changes met the grant's requirements and discussed the possibility of extending the grant timeline. The council agreed to focus on incorporating goals from the housing study into the master plan while avoiding binding strategies that were not aligned with the council's vision. The discussion also covered the procedural steps for amending the master plan and the implications of not complying with grant terms.
Citizen Comments and Other Business (01:19:01)
The council opened the floor for citizen comments and discussed other business, including updates on board meetings and upcoming action items.

During this segment, the council invited citizen comments, although none were made. They provided updates from other boards and discussed upcoming agenda items, including temporary sales permits and special land use applications. The council also addressed the need for better communication regarding building permits and administrative reviews to keep members informed about developments within the township. Planning commissioners shared their comments, and the council addressed concerns about a nonconforming property and its compliance with zoning ordinances.
Discussion on Permit Issuance and Access Issues (01:31:06)
Discussion about a permit issued without clear access. Concerns about property access and regulatory consistency were raised, involving MDOT and potential liability issues.

The meeting focused on a permit issued for a property without clear road access. Concerns were raised about the consistency of permitting processes and the potential liability of the Township if access issues led to accidents. The role of MDOT in controlling access from state highways was discussed, and it was suggested that they should ensure proper access before a permit is granted. The Township's liability and possible regulatory inconsistencies in the permitting process were debated. The Zoning Administrator defended the approval process, stating it followed regulations. The discussion highlighted a need for clarification and possible future procedural changes.
Adjournment (01:39:00)
The meeting was adjourned after the final discussion on permit and access issues concluded.

Following the discussion about the permit and access issues, the meeting was formally adjourned, concluding the session.