Comstock Township - Planning Commission - May 22, 2025 Planning Commission Meeting

Updated 2 days ago

The commission discusses potential amendments to the battery storage ordinance, particularly in relation to its proximity to schools and other sensitive locations. They also review a site plan for a parking lot expansion and evaluate the current regulations concerning mobile vendors. The commission considers input from various stakeholders, including a presentation by Emily Pets from the W.E. Upjohn Institute on housing survey results. The meeting serves to address community concerns and ensure that township regulations meet current needs.

Chapters

Call to Order and Pledge of Allegiance (00:00:58)
The meeting was officially called to order at 6:00 PM, followed by the Pledge of Allegiance.

The Chair called the meeting to order at 6:00 PM and led the attendees in reciting the Pledge of Allegiance to the flag of the United States.
Approval and Amendment of Agenda (00:01:34)
The agenda was amended to include discussions on battery storage and mobile vendor ordinances and was approved as amended.

Amber proposed an amendment to the agenda to discuss the battery storage ordinance under old business. Additional items were added, including the mobile vendor ordinance. The motion to approve the amended agenda passed unanimously.
Approval of Minutes and Discussion on Recusals (00:03:27)
Discussion on the approval of minutes, focusing on recusals and abstentions due to conflicts of interest in previous meetings.

The minutes from a previous meeting were discussed, with questions raised about two members who abstained from voting without formal motions. Clarifications on the proper procedure for recusals were provided by the attorney, emphasizing adherence to bylaws.
New Business: Housing Survey Results Presentation (00:10:14)
Emily Pets presented the results of a housing survey conducted by the Upjohn Institute, focusing on housing needs and preferences in the community.

Emily Pets from Upjohn Institute presented detailed results from a housing survey. The survey covered demographics, work habits, family sizes, and housing preferences, revealing a need for affordable housing and smaller units. Concerns about senior housing and community amenities were also discussed.
Discussion on Mobile Vendor Ordinance (00:31:13)
Misty Ivison discussed the proposed ordinance for mobile food vendors and suggested possible improvements.

Misty Ivison, a local business owner, reviewed the draft mobile vendor ordinance and suggested splitting it into two types of permits: temporary and event-based. She highlighted concerns about the complexity and restrictions of the current draft.
Discussion on Food Truck Ordinances (00:34:28)
Detailed discussion on food truck ordinances including permits, zoning, and private property issues. Consideration of temporary vs. annual permits and their implications.

The meeting involved a detailed discussion on the food truck ordinances, focusing on the benefits of temporary permits versus annual permits. Concerns were raised about the impact of year-long permits on local businesses, particularly brick-and-mortar restaurants. The discussion also covered zoning issues and the importance of protecting private property rights, especially for events held on private property. The attendees considered the need for flexibility in ordinances to allow for adjustments based on community feedback and experience. There was also a consideration of the fee structures for different types of permits and how they should be structured to support both temporary and special event needs.
Discussion on Food Truck Licensing and Site Plan Requirements (01:03:27)
The board discussed the requirements and considerations for licensing food trucks and the necessity of site plans, especially regarding property ownership and health department permits.

The meeting involved a detailed discussion about food trucks operating on private property, the necessity of having a health department license, and whether a site plan is needed if the truck is parked year-round. Concerns were raised about the impact on brick-and-mortar businesses paying property taxes and how to balance equity between mobile vendors and established businesses. The discussion also touched on the legal aspects of veterans' peddlers licenses and how they interact with local ordinances.
Aetna Parking Lot Expansion Site Plan Review (01:10:14)
The board reviewed and approved a site plan for Aetna's parking lot expansion, focusing on ordinance compliance, reduction in trees, and green space waiver.

The Aetna parking lot expansion was presented for site plan review, requesting approval to expand the parking area. The board discussed the ordinance requirements, including tree count reduction and green space waiver. Additional conditions for approval included the installation of wheel chocks or curbs along the parking perimeter and a bicycle rack. The staff recommended approval with these conditions, and the board agreed after a motion and vote.
Public Hearing and Approval for Accessory Dwelling Unit (ADU) (01:13:38)
The board conducted a public hearing and approved a special land use for an accessory dwelling unit, with conditions on size, lot requirements, and residency covenant.

A public hearing was held to discuss a special land use permit for an accessory dwelling unit (ADU), involving converting a garage into living space. The board reviewed concerns about the size of the ADU, internal access to storage areas, and lot size requirements. A waiver for the 1.5-acre minimum lot size was granted. The board also discussed the residency covenant to ensure compliance with local regulations. After discussion and public comments, the board approved the ADU with the specified conditions.
Discussion on Battery Storage Ordinance and Community Concerns (01:25:30)
The board discussed potential amendments to the battery storage ordinance, focusing on proximity to sensitive areas like schools and evacuation challenges.

The board discussed revisiting the battery storage ordinance following community concerns about safety and proximity to schools. The conversation centered on the need for setbacks and proximity restrictions, considering the potential evacuation complications in case of emergencies. There was a consensus on the importance of balancing safety concerns with the feasibility of ordinance implementation. The board considered directing staff to draft changes to address these issues before the moratorium is lifted.
Discussion on Ordinance Amendments and Moratorium (01:34:50)
The board discussed the repeal of a moratorium and potential amendments to an ordinance, including considerations for proximity requirements to sensitive areas such as schools.

The meeting involved a detailed discussion regarding the existing ordinance that is stiffer than the state requirements. The board members acknowledged the hard work put into the ordinance but considered community feedback suggesting further tightening. The board voted to repeal the moratorium, which was established through police power and zoning ordinances. A new ordinance is needed to undo the moratorium. The planning commission will make a recommendation after a public hearing. The discussion also covered potential amendments to include proximity requirements to schools and other sensitive structures to address community concerns. The meeting concluded that more information and discussions are needed.
Mobile Vendors Ordinance Discussion (01:53:00)
The board discussed the mobile vendors ordinance, noting that further work and workshops are needed to finalize the regulations for temporary and special events.

The board reviewed the mobile vendors ordinance, acknowledging that it requires more work to streamline and simplify. They discussed the need for a workshop to address the ordinance's details, which are considered too detailed currently. They also discussed specific types of vendor events, such as temporary, special, and permanent additions to businesses. The board decided to table the discussion for a future meeting.
Hazardous Material Ordinance Discussion (01:55:00)
The board reviewed the hazardous material ordinance, considering updates for handling battery storage and addressing potential gaps in responsibility for hazardous releases.

The meeting addressed the township's existing hazardous material ordinance, which is outdated and requires updates to handle potential battery storage issues. The discussion included reviewing communications from the Kalamazoo County hazardous materials team and considering recommendations for ordinance amendments. The board considered expanding the ordinance to include fire caused by batteries and pollutants, ensuring that companies are held responsible for hazardous releases, even if caused by external factors like arson. The discussion concluded with the need to review and possibly amend both the hazardous material ordinance and the battery storage ordinance.