Comstock Township - Planning Commission - July 23, 2026 Planning Commission Meeting

Updated about 22 hours ago

At the Comstock Township Planning Commission held an informational session for a battery energy storage system by Copenhagen Infrastructure Partners at the site of the Hickory Ridge Golf Course. The meeting focused on addressing community concerns regarding the environmental and safety impacts of the proposed facility. The developers presented detailed plans, including site layout, safety measures, and potential community benefits. Key concerns from residents included the safety of nearby schools, environmental impacts, and the management of potential emergencies. The commission discussed the need for proper safety equipment for the fire department and the potential for community recreational space. The meeting set the stage for a public hearing to gather further community input and ensure all concerns are addressed.

Chapters

Call to Order (00:02:20)
The meeting of the Charter Township of Comstock Planning Commission is officially started.

The meeting was officially called to order by the chair at 6:00 PM.
Pledge of Allegiance (00:02:25)
Attendees recite the pledge of allegiance to the flag of the United States of America.

The chair invites attendees to join in the pledge of allegiance. All attendees participate in reciting the pledge.
Approval of Agenda (00:02:51)
The agenda for the meeting is approved with a motion and support from board members.

A motion to approve the agenda is made by Treasurer Bloomfield and supported by Secretary Kritzer. The motion carries with all in favor and none opposed.
Citizen Comments (00:03:15)
Citizens express concerns about a proposed battery energy storage facility, asking questions about safety, noise, and environmental impacts.

During citizen comments, Marlene Jep and others raise numerous questions about a proposed battery energy storage system (BESS) facility. Concerns include potential impacts on personal water wells, noise pollution, and fire safety. Questions about facility design, liability, and operational impacts are also raised.
Approval of Minutes (00:11:31)
The minutes from the previous meeting are reviewed, a correction is made, and they are approved by the board.

Board members review the minutes from the last meeting. A correction is noted: adding 'vice chair' next to Larry's name. A motion to approve the minutes, with this correction, is moved and supported, and the motion carries.
New Business - Wireless Communications Facility Proposal (00:14:15)
Proposal for a new wireless communications facility is discussed and approved with conditions on a decommissioning agreement.

Kyle presents the proposal for the Bergen wireless communications facility. The proposal includes a decommissioning agreement to ensure removal when no longer in use. The board discusses and approves the proposal with a condition on the decommissioning agreement.
New Business - Battery Energy Storage System Proposal (00:19:07)
Discussion of a proposed battery energy storage system, focusing on project overview, community impact, and ordinance compliance.

Applicant presents the Swan Energy / Cygnet Energy Storage System Review, detailing its purpose, safety measures, and compliance with local ordinances. The presentation covers the facility's location, technology, and community benefits. Setbacks, decommissioning plans, and public use of land are key topics.
Financial Security for Facility Decommissioning (00:36:28)
Discussion on the financial security needed for facility decommissioning, including letters of credit or bonds.

The discussion focused on the need to provide financial security for the decommissioning of the facility. This includes options such as a letter of credit or a bond to ensure that funds are available if the site needs to be decommissioned. It was noted that the amount needed does not account for salvage value, meaning the bond will cover the full decommissioning cost.
Ordinance Requirements and Sound Limits (00:37:16)
Review of ordinance requirements, including sound limits and plans to meet them with sound walls and monitoring.

The presentation covered the ordinance requirements that the facility must meet, including a decibel limit on sound emissions. The sound limits apply to any adjacent non-participating parcels, meaning property lines must not exceed set decibel levels. Plans to install sound walls on the north, east, and west sides of the facility were discussed, along with pre- and post-construction sound monitoring to ensure compliance.
Lighting and Stormwater Management (00:39:49)
Discussion of lighting and stormwater management plans, including dark sky-friendly lighting and a retention pond.

The facility plans to use dark sky-friendly lighting that is downcast to prevent light pollution. Stormwater management was also a key topic, with plans for a retention pond to manage runoff and prevent it from affecting neighboring properties. The goal is responsible stormwater management to mitigate any changes caused by construction.
Fire Response and Emergency Planning (00:40:29)
Collaboration with the fire department on emergency response plans and access roads.

The facility has worked with the fire department to add a second access road and is developing an emergency response plan. This plan will be finalized closer to construction and will include training for the local fire department before operations begin and annually thereafter.
Environmental Impact and Cultural Resources (00:47:00)
Overview of environmental and cultural resource assessments, showing no significant impacts found.

Comprehensive environmental impact studies have been conducted, including assessments of aquatic features, endangered species, and cultural resources. The studies found no significant environmental conditions or cultural artifacts that would impact development. Cooperation with environmental consultants and agencies is ongoing to ensure compliance with all regulations.
Community Benefits and Host Agreement (00:51:48)
Discussion of community benefits, including host payments and land availability for public use.

The project promises several community benefits, including annual community host payments based on the facility's megawatt capacity. Additionally, over 100 acres of land will be made available to the township for recreational use, with details to be worked out in collaboration with local officials and residents.
Park Development and Funding Questions (00:57:00)
Discussion on potential park development and funding, including community input and partnership models.

The parks director raised questions about the development and funding of the 100-acre park. The company expressed willingness to collaborate on a community-driven approach to park development, emphasizing recreational and green space usage. Funding and partnership models, such as public-private partnerships, were discussed as possibilities.
Engineering and Utility Considerations (01:04:02)
Overview of engineering review focusing on utility connections and stormwater management.

The engineering review covered public utility connections and stormwater management. No public water or sewer extensions are planned, with wells and septic systems to be handled by the county health department. The stormwater management plan includes a retention pond to manage runoff responsibly.
Health and Community Services Site Grading (01:05:59)
Discussion on site grading and stormwater management

The meeting began with a discussion on the site grading for Kalamazoo County Health and Community Services. It was explained that the site grading is limited to the area of improvements. The stormwater management plan directs all stormwater to a central retention pond, which meets the township's performance standards. The stormwater requirements have been met, and calculations have been submitted and reviewed. There are no additional concerns about the environmental review regarding wellhead protection, floodplains, wetlands, or contaminants. The site is currently a golf course, and comparisons to other battery energy storage facilities were made. Questions from the board were addressed regarding other sites in the Kalamazoo area.
Fire Department Site Plan Review and Emergency Response Plan (01:18:18)
Fire Department's involvement with the site plan review and the creation of an emergency response plan.

Chief Beauchamp and Fire Marshal Kessler provided an overview of the fire department's involvement with the project. Their major components were the site plan review, emergency and fire response plan, and equipment needs assessment. The emergency response plan was suggested to be consolidated into one document, which has been drafted and reviewed by the emergency manager. The fire department uses NFPA standards for site plan review and has requested certain fire protection measures such as hydrant placement and access roads. The process involved back-and-forth discussions to meet all requirements.
Equipment Needs Assessment for Fire Department (01:21:32)
Assessment of equipment needs for the fire department in relation to the project.

The equipment needs assessment by the fire department was outlined. The top priority is the self-contained breathing apparatus (SCBA), which protects firefighters during incidents. The current SCBAs have limited service life left, and the fire department is seeking grants for replacements. Air monitoring equipment, thermal imaging cameras, and drones were also discussed as essential needs for effectively responding to incidents at the site. The assessment aims to improve safety and response capabilities.
Training and Familiarization for Fire Department (01:25:18)
Importance of training and familiarization for fire department personnel.

The fire department emphasized the importance of training and familiarization with the site for effective emergency response. This includes site-specific training to enhance the capability of responding to incidents at the facility. The discussion highlighted the ongoing efforts to ensure that personnel are well-prepared to handle emergencies.
Public Concerns and Questions (01:26:02)
Addressing public concerns and questions regarding the project and emergency preparedness.

Public concerns were addressed, including the potential need for disaster sirens given the proximity to schools. The board discussed the importance of having effective alert systems in place to ensure the safety of the community. The discussion included the potential for confusion with sirens and the need for clear communication in emergencies.
Expert Consultation on Fire Safety and Emergency Management (01:27:50)
Consultation with fire safety expert on emergency management and notification systems.

Mike Stanley, a senior fire and emergency service consultant, was present to provide expert advice on fire safety and emergency management. He discussed the challenges and liabilities associated with traditional emergency notification systems like sirens and suggested alternative approaches. The consultant provided insights into industry trends and recommendations for improving emergency preparedness and safety.
Emergency Management Discussion (01:36:48)
Discussion on emergency management systems, including communication methods and public safety strategies, focusing on the use of cell phones and social media for alerts.

The discussion covered the use of cell phones and social media platforms for emergency alerts, due to the decline in landline use. The potential for large-scale evacuations was also addressed, with references to past incidents and the importance of preparedness. Challenges of reaching the elderly population without the latest gadgets were noted, with solutions like using local law enforcement for public announcements. The need for coordinated systems involving the FCC and other agencies for effective emergency broadcasting was emphasized.
Public Hearing Preparation (01:42:21)
Preparation for upcoming public hearing, including community questions and the creation of a FAQ document to address concerns.

The meeting discussed the preparation for an upcoming public hearing where community questions will be addressed. Commissioners have noted down questions and will work on compiling answers. A FAQ document is suggested to help address common questions, with responses to be included in agenda packets for interested residents. The applicant is asked to provide responses online before the next meeting to facilitate discussion.
Fire Safety and Facility Management (01:44:00)
Discussion on fire safety measures for oil-filled transformers, including their containment and fire resistance features.

Questions were raised about the safety of oil-filled transformers and their fire resistance. It was clarified that while containers are fire resistive, nothing is truly fireproof. The oil used is similar to vegetable oil, which is not highly flammable. The discussion included industry standards for fire hazards and the regulatory measures in place. The importance of having information available in the FAQ about fire safety standards was noted.
Impact on Property Values (01:47:11)
Concerns about the impact of the facility on local property values, with a request for data from similar projects.

A question was raised regarding the potential impact of the facility on local property values. It was noted that data from other states or areas with similar facilities would be useful. Examples like Moss Landing in California and Surprise, Arizona were mentioned as potential case studies. The need for more data on the long-term impact of such facilities on property values was emphasized, especially in communities that have experienced significant events.
Ownership and Operation of Facilities (01:49:04)
Explanation of the ownership structure and operation of the battery storage facilities, including interconnection applications.

The discussion covered the organizational structure of the battery storage facilities, which are managed under the same umbrella but require separate entities due to interconnection applications. The facilities are studied in different clusters and may eventually be merged depending on agreements with the utility. The complexity of interconnection studies and the reasons for having separate legal entities were explained. The potential for merging facilities if both are deemed viable was considered.
On-Site Personnel and Remote Management (01:55:59)
Discussion on the decision to operate the facility remotely versus having on-site personnel, with industry trends noted.

Questions were raised about why some facilities choose to have on-site personnel while others are managed remotely. It was noted that industry trends are leaning towards having facilities manned, influenced by utility contracts and manufacturer requirements. The potential for future staffing at the facility was acknowledged, with considerations for operational and maintenance buildings already planned. The possibility of eventual on-site staffing in line with industry trends was discussed.
Fire Safety Protocols and Emergency Response (01:59:00)
Overview of fire safety protocols, including emergency response plans and the role of local fire departments.

The discussion included fire safety protocols for the facility, with a focus on emergency response plans. It was clarified that while the fire department has the authority to enter the site, it is strongly recommended that they do so only for life safety issues. The importance of a risk-benefit analysis in emergency situations was emphasized. The process of allowing a fire to self-extinguish and the protocols for monitoring and fire watch were explained. The need for coordination with fire departments and having a contractor for emergency response was highlighted.
Discussion on Container Replacement and Fire Safety (02:05:53)
Discussion about the process of replacing damaged modules and the root cause analysis done by manufacturers under warranty after a fire.

The discussion focused on the replacement of damaged modules within containers following a fire. If a fire occurs, the involved modules are replaced, and a root cause analysis is performed by the manufacturer under warranty. The analysis determines whether the entire container needs replacement or just specific racks. Until the analysis is complete, the container is decommissioned, and no electronics are reconnected.
New Fire Station Location and Construction Labor (02:07:41)
Brief mention of the new fire station location and potential use of incoming labor to construct it, aiming to save costs.

The new fire station location was approved on Monday night. There is an understanding that a lot of labor is coming, and there is a proposal to talk to Jan about using some of that labor for building the station to save money.
Equipment Needs for Emergency Situations (02:08:05)
Discussion on equipment needed for emergencies, focusing on life safety, monitoring, and evacuation rather than interference with hazardous sites.

The conversation centered around the need for equipment to handle emergencies, emphasizing the importance of life safety. The equipment needed is for monitoring and evacuation purposes, not for entering hazardous sites unnecessarily. The planning commission may evaluate the necessity of items on the equipment list as part of project approval.
Developer Contributions for Equipment Needs (02:09:25)
Discussion on having developers voluntarily fund equipment needs for departments, rather than purchasing directly.

A discussion was held about the possibility of developers making voluntary donations to fund equipment needs for departments instead of purchasing the equipment directly. The idea was to engage in discussions with developers and the fire department to determine needs and possibly have the developer fund them voluntarily.
Remote Access Monitoring for Fire Safety (02:10:40)
Discussion on the feasibility and benefits of remote access monitoring for fire safety to prevent false alarms.

The meeting discussed the possibility of implementing remote access monitoring for fire safety to avoid false alarms and unnecessary deployment of personnel. Concerns about platform changes and staff turnover affecting the system's efficacy were raised. It was suggested to bring in an expert to discuss best practices for remote monitoring in industrial applications.
Public Hearing and Community Involvement (02:14:20)
Discussion about preparation for the public hearing, inviting community input, and ensuring transparency.

The board discussed the upcoming public hearing, emphasizing the importance of community involvement and transparency. They agreed to continue compiling public comments and questions to ensure they are addressed adequately. The need for additional documentation and visuals for the public hearing was also discussed.
Citizen Comments (02:20:00)
Citizens raised concerns about environmental and safety impacts of the new facility, and requested access to presentation materials.

During the citizen comment period, residents expressed concerns about the environmental and community impact of the new facility, particularly its proximity to residential areas and schools. They requested access to the presentation materials and emphasized the need for thorough research and transparency.
Updates and Future Action Items (02:26:11)
Updates on future action items and administrative approvals, including text amendments and project extensions.

The meeting provided updates on future action items including potential text amendments for child emergency service placements and administrative approvals for project extensions. The board is working with applicants and interested parties on ordinance requirements and submissions.