Oshtemo Township - Planning Commission - September 10, 2026 Meeting

Updated 2 days ago

The Commission convenes to deliberate on a proposed energy systems ordinance. The meeting begins with a discussion on the solar moratorium proposal aimed at suspending new applications for solar energy projects while the ordinance is finalized. The commission reviews detailed provisions for solar, battery storage, and wind energy systems, addressing concerns about environmental impacts, safety, and the need for stringent regulations. Public comments highlight issues such as groundwater protection, property values, and the need for comprehensive risk assessments. The meeting underscores the complexity of integrating renewable energy projects into the township while ensuring community safety and environmental stewardship.

Chapters

Welcome and Call to Order (00:00:27)
The meeting of the Oshtemo Township Planning Commission is officially opened by the chair.

The chair welcomes everyone to the meeting of the Oshtemo Township Planning Commission, marking the official start of the meeting.
Pledge of Allegiance (00:00:46)
Participants recite the Pledge of Allegiance to the United States of America.

Attendees of the meeting stand and recite the Pledge of Allegiance to the flag of the United States of America as a customary practice at the start of the meeting.
Approval of Agenda (00:01:07)
The agenda for the meeting is reviewed and approved by the attending members.

The chair asks if everyone has had an opportunity to review the agenda for the meeting. A motion is made to approve the agenda as presented, which is seconded and approved unanimously by the members present.
Approval of Minutes (00:01:30)
The minutes from the previous meeting are discussed and approved with one correction.

The chair asks if there are any additions, corrections, or deletions to the minutes as presented. A correction is suggested regarding the wording under Planning Commissioner comments. After discussion and agreement on the correction, a motion to approve the minutes as amended is made, seconded, and approved.
Public Hearing on Solar Moratorium (00:05:38)
A public hearing is held to discuss the principle use of the solar moratorium proposal.

The chair opens the public hearing concerning the principal use of the solar moratorium, which was tabled at the last meeting. The proposal is reviewed, and the floor is opened for public comment. No public comments are made, and the hearing is closed.
Motion to Approve Solar Moratorium (00:10:08)
A motion is made to approve the solar energy development zoning moratorium ordinance and forward it to the Township board.

Following the public hearing, a motion is made to approve the principle use solar energy development zoning moratorium ordinance and forward it to the Township board for further action. The motion is seconded and passed unanimously by the attending members.
Discussion on Energy Ordinance (00:10:54)
The commission discusses the details of the energy ordinance, focusing on solar energy systems.

The commission continues its line-by-line reading of the proposed energy ordinance, specifically the provisions related to principal use solar energy systems. Topics include ground cover, fencing, lighting, sound, glare, signage, maintenance, and compliance with Michigan Public Service Commission requirements.
Discussion on Wind Energy Systems (00:22:55)
The commission discusses the requirements and regulations for wind energy systems.

The members move on to discuss the sections of the ordinance concerning wind energy systems. Discussion points include setbacks, height, sound, lighting, shadow flicker, signal interference, signage, maintenance, and compliance with state requirements. Suggestions for modifications and clarifications are made.
Discussion on Including Graphics in Ordinances (00:36:49)
The commission discussed the possibility of including graphics in ordinances to help visualize concepts like setbacks. Graphics and diagrams could aid in understanding.

The commission discussed whether it would be beneficial to include graphics or diagrams in ordinances, particularly to help visualize concepts such as setbacks. It was noted that some ordinances already include such visual aids, and there was a suggestion that more ordinances could benefit from similar treatment. The idea was to make ordinances more accessible, especially for visual learners. It was agreed that this was something to consider for future drafting of ordinances.
Discussion on Shadow Flicker and Occupied Buildings (00:37:32)
The commission discussed the impact of shadow flicker from wind turbines on occupied buildings and how to mitigate it, including programming turbines to stop during certain conditions.

The commission discussed the impact of shadow flicker from wind turbines, specifically how it affects occupied buildings under planned operating conditions. There was a debate about the wording in the ordinance regarding 'occupied' buildings and whether it should be expanded to include 'non-participating properties' as well. It was mentioned that turbines can be programmed to stop if shadow flicker is expected to affect a residence, thereby mitigating the issue.
Ordinance Language on Non-Participating Properties (00:38:48)
The commission considered changing the ordinance language from 'non-participating residences' to 'non-participating properties' to better protect all adjacent owners.

The commission considered changing the ordinance language to broaden the protection offered to non-participating properties, rather than just non-participating residences. This change would account for properties that might not currently have residences but could be developed in the future. The goal was to ensure that all adjacent owners are adequately protected from the shadow flicker caused by wind turbines.
Michigan Public Service Commission Requirements (00:41:13)
Discussion on compliance with Michigan Public Service Commission requirements for wind energy systems, ensuring they meet more stringent standards if applicable.

The discussion focused on ensuring that wind energy systems comply with any more stringent requirements that may be adopted by the Michigan Public Service Commission. This was in reference to guidelines provided under MCL (Michigan Compiled Laws). The council emphasized the importance of adhering to these requirements to maintain compliance and uphold safety standards.
Energy Storage System Safety and Compliance (00:42:22)
Detailed discussion on safety and compliance standards for energy storage systems, covering battery management, monitoring, and inspection requirements.

The council engaged in a detailed discussion on the safety and compliance standards required for energy storage systems (ESS). This included requirements for battery management systems (BMS), monitoring protocols, and ensuring full compliance with the latest editions of relevant standards at the time a building permit is requested. The conversation covered the necessity of engaging qualified engineers and staff to review proposals and ensure compliance with all applicable standards.
Cybersecurity and Access Control for ESS (00:56:01)
The commission reviewed cybersecurity measures and access control requirements for energy storage systems, emphasizing the need for robust security protocols.

The discussion focused on cybersecurity measures for energy storage systems, highlighting the need for robust access control to protect against unauthorized access and cyber attacks. Requirements included network segmentation, use of firewalls, and deep packet inspection. The commission also discussed the importance of maintaining cybersecurity standards in a rapidly changing field and the need for continuous updates and expert consultation.
Discussion on Data Diodes and Expert Consultation (01:03:03)
A conversation on the potential requirement of data diodes for cybersecurity and the need for expert consultation in technology-related ordinance decisions.

The commission discussed the potential requirement for data diodes as part of cybersecurity measures for energy storage systems. There was a consensus that expert consultation is necessary for understanding and implementing these recommendations, as the technical complexity exceeds the knowledge of the board members. The council agreed that any decisions would require input from experts with specialized knowledge in cybersecurity and energy systems.
Early Warning Gas Detection (01:14:11)
Discussion on implementing a multi-gas detection system within the ESS to detect thermal runaway precursor gases before visible smoke or flame.

The meeting discussed the necessity of incorporating a multi-gas detection system within the Energy Storage System (ESS) enclosures. This system should be capable of detecting off-gases characteristic of early-stage thermal runaway, even before visible smoke or flame is present. The detection system should address off-gas detection, target gas species like hydrogen and carbon monoxide, and operate independently from the battery management system. Interlocks and sensor placements are also critical to the system's effectiveness.
Suppression System Requirements (01:21:21)
Requirements for active suppression systems within ESS enclosures, including agent types and design criteria.

The session covered the requirements for the active suppression system within the ESS, which must include an automatically actuated suppression system installed in each battery enclosure. Acceptable suppression agent types include clean agents, water mist, or inert gas systems selected based on compatibility with battery chemistry. The suppression system must be designed and installed by a licensed contractor according to NFPA standards, be capable of operating on battery power, and have sufficient agent quantity and nozzle design.
Required Submittals (01:23:16)
List of documentation required for ESS installation, including gas detection and fire suppression data sheets.

The meeting detailed required submittals for the ESS installation, such as UL listings, gas detection system data sheets, sensor placement drawings, fire suppression design package with hydraulic calculations, hazard mitigation analysis, and emergency response plan. All documentation must be submitted as part of the building permit application process.
Meeting Break (01:30:00)
Brief break in the meeting proceedings.

A short break was taken during the meeting to allow attendees to rest, use the restroom, or get water before continuing with the agenda.
Resumption and Further Discussion (01:30:50)
Continued discussion on inspection reports, quality assurance, and factory acceptance testing for ESS.

After the break, the meeting resumed with a focus on manufacturer inspection reports and quality assurance requirements for the ESS. Each ESS unit must undergo factory acceptance testing at the manufacturer's facility. The testing should include verification of thermal management performance, electrical circuitry integrity, and BMS functional verification.
Groundwater Protection and Monitoring (01:39:33)
Requirements for groundwater plume modeling and long-term monitoring in ESS installations.

Discussions covered the requirements for groundwater plume modeling and long-term monitoring. A hydrological analysis must be conducted to project the travel of groundwater from the site, with a focus on potential impacts on groundwater levels and aquifers. Long-term monitoring must include annual testing for metals, PFAS, VOCs, and other relevant contaminants.
Sound and Lighting Regulations (01:49:53)
Discussion on sound pressure levels and lighting compliance for ESS facilities.

The agenda included sound and lighting regulations for ESS facilities. The sound pressure level must not exceed specified decibel levels at the property line shared with adjacent non-participating properties. Lighting must comply with relevant sections of the ordinance to ensure minimal disturbance to surrounding areas.
Emergency Response Plan (01:52:10)
Requirements for developing and maintaining an emergency response plan for ESS installations.

An emergency response plan (ERP) must be developed by the ESS owner or operator in consultation with the Oshtemo Township Fire Department. The ERP must align with department procedures and be submitted as part of the special use approval application. Updates to the ERP must be made available to the fire department following any significant changes or incidents.
Discussion on Signage and Safety Measures (01:57:08)
The board discussed the requirements for signage and safety measures around the facility, emphasizing legibility, weather resistance, and inclusion of hazard warnings.

Signs must be legible, weather resistant, and maintained for the operational life of the facility. There was discussion about including a reach-back phone number. Perimeter fencing and signage requirements were reviewed, including details about information for the facility's owner, site maps, and hazard warnings.
Explosion Control Systems and Safety Labeling (01:58:51)
Discussion on labeling and identification for explosion control systems to ensure first responders can identify and avoid hazardous zones.

Discussion on the need for clear and permanent labeling of explosion control systems, venting panels, and associated equipment to ensure safety during potential overpressure events.
Operation and Maintenance Manual Requirements (02:00:04)
An operation and maintenance manual must be provided, detailing maintenance and emergency procedures, complying with fire code and construction standards.

The manual must describe ongoing maintenance, property upkeep, design, construction, testing, commissioning information, and meet standards set by the fire code and Michigan construction code. For lithium-ion installations, a pre-incident plan must be developed with the local fire department.
Public Comments and Concerns (02:04:09)
Multiple residents expressed concerns about the social, environmental, and safety impacts of the proposed facility, emphasizing the need for thorough risk assessments and zoning considerations.

Residents raised concerns about the impact on children and families, the need for social impact assessments, the adequacy of financial assurances in case of failures, and the appropriate zoning for the facility. Specific issues included the risk of vibration-induced settlement, insurance adequacy, and the need for decommissioning plans.
Adjournment (02:34:02)
The meeting was concluded with a call for further review and consideration of the public comments and expert reports.

The meeting concluded with a call to consider all public input and expert advice carefully. There was an emphasis on the importance of aligning the final decisions with the master plan and ensuring public safety and environmental protection.
Public Comments (02:34:07)
Numerous residents raised concerns about alternative site requirements, decommissioning plans, property value impacts, and emergency response preparedness.

During the public comments section, several residents voiced their concerns regarding various aspects of the proposed projects and ordinances. Key issues included the need for a detailed alternatives analysis for undeveloped land projects, ensuring that decommissioning plans cover scenarios like fires or partial project failures, and the importance of protecting property values and marketability. Some residents also emphasized the necessity for on-site staff for effective emergency response and raised questions about the source and impact of water used for cooling systems.
Discussion on Alternative Site Requirements (03:00:00)
The commission discussed reinstating the alternative site requirement based on public feedback and previous recommendations.

In response to public comments, the planning commission discussed the importance of reinstating the requirement for an analysis of alternative sites, especially for projects proposed on undeveloped land. It was noted that earlier drafts of the ordinance included this requirement, which aligns with MPSC guidelines. The commission acknowledged the public's concerns and agreed to consult MPSC's language to ensure comprehensive evaluation of site alternatives.