Comstock Township - Planning Commission - August 27, 2026 Planning Commission Meeting

Updated 2 days ago

Tthe Charter Township of Comstock Planning Commission held a meeting where key agenda items included the appointment of Larry Nichols as the new chair and Greg Nowak as vice-chair. The primary focus was on the proposal for a battery energy storage system on the Hickory Ridge golf course site. The commission reviewed public concerns regarding safety, economic benefits, and environmental impact. Detailed information from the applicant addressed issues such as sound mitigation, stormwater management, and decommissioning plans. The meeting also highlighted community engagement, including citizen comments on the proposed project's impact and potential benefits.

Chapters

Call to Order and Pledge of Allegiance (00:01:49)
The meeting was called to order and the Pledge of Allegiance was recited by the members present.

The meeting of the Charter Township of Comstock Planning Commission was called to order at approximately 6:00 PM. The chair led the members in reciting the Pledge of Allegiance to the flag of the United States.
Approval and Amendment of Agenda (00:02:24)
The agenda was amended to include the appointment of a new chair and vice-chair and then approved as amended.

Before proceeding with the meeting, the agenda was amended to add the appointment of a new chair and vice-chair. The members present were asked for any additional changes, and a motion was made and passed to approve the amended agenda.
Appointment of New Chair and Vice-Chair (00:03:18)
Due to a recent appointment, a new chair and vice-chair were nominated and approved.

With the recent appointment of a member to the clerk position, they are no longer eligible to chair the planning commission.
Citizen Comments (00:05:13)
Citizens provided comments on various issues, including concerns about a proposed battery plant and its impact on the community.

During the citizen comment period, residents expressed concerns about a proposed battery plant, including safety, environmental impact, and economic implications. Some citizens were in favor of the development for its potential to support renewable energy and climate change efforts, while others raised issues about costs, safety, and the lack of public vote on the matter.
Approval of Minutes (00:16:58)
The minutes of the previous meeting were reviewed and approved with a correction to the meeting date noted.

The commission reviewed the minutes from the previous meeting. A correction was noted regarding the date, which was amended to reflect the correct meeting date. A motion was made to approve the minutes with this amendment, and the motion carried.
New Business: Wind Road Site Plan Review (00:19:54)
A site plan for a new business warehousing and storage facility was reviewed and approved, meeting all ordinance standards.

The planning commission reviewed a site plan for a new business warehousing, office, and storage facility on Wind Road. The proposal was found to be compliant with zoning and ordinance standards, including landscaping, parking, and lighting. The fire chief reviewed and did not require additional fire suppression. The commission approved the site plan and accepted the maintenance plan.
Discussion: Swan Cygnet Battery Energy Storage System Proposal (00:27:03)
A continuation of the discussion on the battery energy storage proposal was held, addressing public concerns and technical details.

The planning commission continued discussions on the Swan Cygnet battery energy storage system proposal. Staff provided responses to common public concerns, clarified misconceptions, and detailed the project's compliance with local ordinances. The applicant provided additional information on site selection and the purpose of a proposed well for fire suppression.
Discussion on Michigan State Code for Special Land Uses (00:35:29)
Explanation of Michigan state code provisions for special land uses and the requirements for approval if standards are met.

The speaker discusses the provisions in the Michigan state code regarding special land uses. They explain that if a land use request meets the standards stated in the zoning ordinance, it must be approved. The state law dictates that if an applicant meets the standards, the commission is required to approve it. The speaker emphasizes that they are informing the commission of these requirements, not advocating for any specific project.
Review of Applicant's Compliance with Zoning Ordinance (00:35:48)
Review of the applicant's compliance with the zoning ordinance and the conditions under which approval may be granted.

The meeting proceeds with a review of whether the applicant's request for special land use complies with the zoning ordinance standards. The state law requires that if the standards are met, the request must be approved. The discussion includes consideration of whether the standards are satisfied or if additional conditions are required. The speaker reiterates the obligation to approve requests that meet standards, as dictated by state law.
Update on Memorandum of Understanding and Site Review (00:36:59)
Discussion on the memorandum of understanding and site review process, including parking and recreational components.

An update is provided on the memorandum of understanding being reviewed by the Township legal counsel. The discussion touches on the site review process, specifically regarding parking needs for the proposed project. It is noted that the proposed use does not require a full parking lot due to limited personnel. Further review of parking requirements will be assessed if the recreational component is approved.
Consideration of Battery Energy Ordinance Review (00:37:59)
Introduction to the review process for the Battery Energy Ordinance and its implications for the project.

The meeting introduces the review process for the Battery Energy Ordinance, which is a key component of the discussions. The commission is reminded of the need to review site plans, special land use requests, and the battery energy ordinance as part of the decision-making process for the project. The speaker invites questions from the commissioners to address any concerns or clarifications needed.
Discussion on Waiver Requests for Separate LLCs (00:39:03)
Debate over the applicant's request for a waiver to allow two separate LLCs to manage different phases of the project.

The commission discusses the applicant's request for a waiver that would permit two separate LLCs to manage different phases of the project. Concerns are raised about the financial implications and the ordinance's requirement that changes should promote the health, safety, and general welfare of the Township. The applicant's representative argues that the separate LLCs are necessary for administrative purposes and assures financial stability due to the backing of a larger parent company.
Technical Explanation of Renewable Energy and Storage (00:42:01)
Explanation of how the battery storage system works with renewable energy sources, including solar and wind power.

A detailed explanation is provided on how the battery storage system interacts with renewable energy sources like solar and wind. The discussion clarifies that the system stores excess energy generated when demand is low and releases it when demand is high. The technical explanation addresses concerns about the renewable energy aspect of the project and how it contributes to grid stability and reliability.
Clarification on Project and Emergency Response Plans (00:51:00)
Clarification on emergency response plans and coordination with local emergency services for the project site.

The applicant provides clarification on the emergency response plans for the project site, emphasizing coordination with local emergency services. The goal is to ensure that first responders have all necessary information and training to handle any incidents at the site. The discussion includes the applicant's commitment to keeping emergency services informed and prepared, with specific plans to be developed in coordination with local authorities.
Considerations for Weather and Environmental Impact (00:58:00)
Discussion on the project's design to withstand weather conditions and environmental impacts, including tornadoes and lightning.

The meeting covers the design considerations for the project to withstand various weather conditions and environmental impacts. The enclosures are designed to be weather-resistant, and grounding plans are in place for lightning protection. The weight and secure installation of the battery enclosures are discussed as measures to prevent movement during extreme weather, such as tornadoes. The discussion assures that the project is designed to handle the local environmental conditions.
Community Impact and Safety Data Sheets (01:03:28)
Discussion on the community impact of the project and the inclusion of safety data sheets in emergency planning.

The applicant discusses the community impact of the project and the commitment to transparency and safety. Safety data sheets are included in the emergency response plans to ensure that all potential hazards are documented and communicated to local authorities. The discussion emphasizes the importance of community engagement and the applicant's efforts to address safety and environmental concerns.
Discussion on Battery Energy Delivery and Local Distribution (01:04:28)
Discussion on scenarios involving battery energy delivery, local distribution benefits, and grid balancing.

The meeting discussed various scenarios involving battery energy delivery, particularly focusing on local distribution benefits. The discussion highlighted how locally distributed energy can provide advantages over reliance on far-away high voltage transmission lines. The conversation also touched upon grid balancing and the potential to mitigate outages by having a locally distributed energy source.
Ancillary Services and Grid Stability (01:06:00)
Explanation of how batteries provide ancillary services to maintain grid stability and frequency regulation.

Batteries offer significant benefits for ancillary services, crucial for maintaining grid stability. They can quickly come online to regulate deviations in voltage or frequency, providing flexibility and stability to the grid. This capability is advantageous compared to other types of plants that must be operating to offer such services.
Substation and Transmission Line Outages (01:08:00)
Discussion on substation interconnections and the distinction between planned and unplanned outages.

The meeting covered details about the Jaguar substation and its high voltage transmission lines, highlighting the distinction between planned and unplanned outages. Unplanned outages often occur due to unforeseen events like a tree falling on a transmission line, while planned outages are scheduled for maintenance on aging infrastructure.
Economic Benefits and Property Taxes (01:10:00)
Economic benefits for residents, focusing on property taxes from land and equipment investments.

The discussion shifted to the economic benefits for residents, focusing on property taxes generated from the land and equipment investment. The equipment itself, a significant portion of the investment, will be taxed, contributing to the local economy.
Community Host Agreements and Financial Impact (01:12:00)
Details on community host agreements and potential financial impacts on the township.

The meeting addressed community host agreements and their financial implications. Two separate agreements could represent a significant financial challenge, as the township might face capped payments from two separate entities instead of a single comprehensive agreement.
Ordinance Changes and Site Requirements (01:14:00)
Discussion on recent ordinance changes and a 100-acre site requirement for community use.

The conversation covered recent ordinance changes, specifically the 100-acre requirement for community use. The township is exploring how best to utilize this land for the benefit of the community, with options such as public infrastructure or recreational use.
Sound and Noise Management (01:16:00)
Discussion on sound levels, noise walls, and construction noise expectations.

The meeting discussed sound management, including the implementation of noise walls on three sides of the facility to meet ordinance requirements. The construction noise was described as less intrusive than traditional construction activities, mainly involving heavy equipment placement.
Environmental Concerns and Stormwater Management (01:18:00)
Addressing environmental concerns, stormwater management plans, and battery safety measures.

Environmental concerns were addressed, focusing on stormwater management plans and battery safety. The site will have improved runoff quality due to controlled stormwater systems and reduced use of fertilizers compared to its current state as a golf course.
Facility Management and Community Use of Land (01:20:00)
Discussion on facility management responsibilities and potential community uses of the land.

The meeting explored who would manage the facility and how the community might use the additional land. The township is considering various uses for the land, from minimal intervention conservation to more active recreational development.
Utility Procurement and Competitive Development (01:22:00)
Explanation of why independent companies build facilities instead of utilities due to competitive procurement.

The meeting explained that utilities in Michigan must use competitive procurement for future power needs, which involves independent developers competing to offer the best projects. This system encourages competitive pricing and innovation in energy development.
Financial Structure and Investment Strategies (01:24:00)
Discussion on financial strategies for facility operation, focusing on stable returns for investors.

The discussion detailed financial strategies for the facility, aiming to provide stable returns for investors, such as pension funds. The facility will seek contracts with utilities rather than engage in high-risk merchant trading.
Community Host Payments and Energy Supply (01:26:00)
Clarification that community host payments are contractually fixed and not dependent on energy supply.

The meeting clarified that community host payments are fixed by contract and will not be influenced by the facility's energy supply levels. This ensures financial predictability for the township regardless of operational variables.
Future Energy Prices and Site Operations (01:28:00)
Discussion on potential impacts of the facility on future energy prices and operational details.

The discussion covered potential impacts on energy prices, with the facility expected to exert downward pressure due to competitive procurement. The site will have no ongoing water usage, and operations aim for minimal environmental impact.
Discussion on Energy Storage Projects and Community Partnerships (01:32:36)
Presentation on various energy storage projects across the country and their partnerships with local schools for educational purposes.

The meeting included a detailed presentation on different energy storage facilities located in New York, California, and Texas. The discussion highlighted the partnerships between schools and developers, where students are given tours of the sites to learn about battery storage, grid integration, and the environmental impact. The presentation also mentioned murals painted by students on battery sites and ribbon-cutting ceremonies attended by school principals.
Recess for a Break (01:35:32)
The meeting paused for a five-minute break before resuming discussions.

The chair suggested a short recess to allow members to take a break before continuing with the meeting. This was a brief intermission in the proceedings.
Legal and Procedural Discussion on Meeting Structure (01:42:19)
Legal counsel provided guidance on the structure of the meeting, including the presentation of applications and conditions for approval.

Attorney Coaches explained the process for reviewing applications, including the presentation of findings and conditions for approval. The discussion included the importance of documenting standards and conditions as part of the decision-making process, as well as the role of the planning commission in reviewing and discussing the applications.
Site Plan Review and Standards Discussion (01:45:07)
Discussion on the site plan review process, including zoning, use standards, landscaping, and parking requirements.

The commission discussed various aspects of the site plan review, focusing on zoning and use standards, landscaping requirements, and parking lot landscaping. The discussion included whether the proposed plans met the spirit of the ordinance and the importance of future discussions on the 100-acre parcel. Commissioners agreed on the adequacy of the proposed plans and the need for further community involvement.
Stormwater Management and External Agency Reviews (01:51:23)
Confirmation that stormwater management standards have been met with further reviews required from external agencies.

The commission confirmed that the applicant has met the standards for stormwater management, with further reviews required by county and state agencies. The discussion included the need for additional third-party reviews and the ongoing collaboration with the county drain commission and other relevant bodies.
Fire Safety and Emergency Access (01:53:00)
Discussion on fire safety measures and emergency access, including the need for fire department approval of emergency plans.

The commission discussed the proposed fire safety measures and the need for emergency access to the site. The applicant confirmed that the fire department would need to approve their emergency action plan. The discussion included the installation of fencing and sound barriers as part of the safety measures.
Noise Contour and Mitigation Measures (01:55:02)
Presentation of noise contour analysis and proposed mitigation measures to comply with sound standards.

Kimley Horn provided a noise contour analysis showing the expected sound levels with and without mitigation measures. The proposed mitigation, including sound walls, is expected to bring the project into compliance with sound standards. The discussion included the need for baseline sound readings for comparison post-construction.
Public Safety and Liability Concerns (02:06:03)
Discussion on public safety concerns and liability in case of incidents, including insurance coverage and responsibility.

The commission discussed public safety concerns related to potential incidents at the energy storage facility. The applicant explained that the facility would be insured for third-party liability and that CIP would handle responsibilities for any incidents. The discussion included the roles of equipment providers and the level of liability coverage.
Decommissioning Plan Discussion (02:08:18)
Discussion on the decommissioning plan, focusing on financial assurances like bonds and trust funds.

The meeting addressed concerns about the decommissioning plan for a facility, emphasizing the need for financial assurances such as a bond or trust fund. The discussion highlighted discrepancies between the proposed ordinance and the current plan, stressing the importance of a detailed decommissioning agreement with the Township that includes a financial bond based on calculated estimates.
Special Land Use and Site Plan Requirements (02:26:18)
Review of special land use standards and site plan requirements, focusing on compliance and public safety.

The commission discussed the standards for special land use, emphasizing harmony with zoning codes and the character of the area. The discussion included the necessity of a fire response plan and an emergency response plan, which need approval by the Township fire department. Additional considerations were given to hazard mitigation and compliance with the battery energy ordinance.
Citizen Comments and Commission Discussion (02:31:01)
Commissioners discussed citizen concerns and the need for further information from the applicant.

Commission members shared their thoughts on the public's comments and expressed the need for more detailed information from the applicant to address concerns. The discussion also touched on the importance of the decommissioning agreement and the memorandum of understanding, with commissioners requesting these details be resolved before proceeding.
Discussion on Township Financial Contribution (02:36:43)
Discussion on whether the Township should commit to a financial contribution for a program, with concerns about potential negative outcomes.

The meeting discussed the possibility of the Township making a financial contribution to a program. There was uncertainty among the members about whether to commit, citing past negative experiences with similar commitments. Concerns were raised about potential future liabilities and the need for caution.
MAP Training Conference Information (02:38:05)
Information was provided about the upcoming MAP training conference, including available topics and registration details.

The members were informed about the MAP training conference happening at the end of September. The packet included topics for training, and attendees were encouraged to indicate their interest before the early registration deadline. The conference is scheduled to take place in Kalamazoo.
Citizen Comments (02:39:38)
Citizens expressed concerns about a new project, its impact on the community, and financial implications for Comstock Township.

Several citizens provided comments expressing concerns about a new project involving battery storage systems. Issues raised included potential financial liabilities for the Township, safety concerns, and the transparency of the project's benefits. Citizens also questioned the use of tax revenue and the impact on local properties, schools, and infrastructure.
Updates from Other Boards (02:49:02)
Reminders about trustee positions and updates on Township board activities were provided.

The meeting included updates from other boards, with a reminder about three trustee positions that need to be filled. The Township is still accepting applications, and interviews will be conducted to fill these positions to bring the board to full capacity.
Future Action Items and Ordinances (02:50:17)
Discussion on upcoming topics regarding data center and solar utility ordinances planned for September.

The meeting highlighted future action items, particularly discussions in September about the data center and utility-scale solar ordinances. Sample ordinances from other communities will be reviewed to aid in drafting suitable regulations.
Planning Commission Comments (02:50:35)
Planning commission members introduced themselves, shared backgrounds, and expressed goals for upcoming projects.

Newly appointed members of the planning commission introduced themselves, shared their backgrounds, and expressed their readiness to contribute to upcoming projects. They emphasized the importance of open discussion and collaboration in addressing community needs.
Adjournment (02:54:01)
The meeting was adjourned after thanking the board and acknowledging their efforts.

The meeting concluded with words of appreciation for the board's diligence and efforts. The adjournment marked the end of the session, with a note of confidence in the board's ability to address community issues.