Comstock Charter Township - June 17, 2025 Comstock Township Moratorium Committee Meeting

Updated about 5 hours ago

The committee members deliberate on organizing a special planning commission meeting dedicated to discussing large-scale renewable energy projects, particularly battery energy storage systems (BESS). Key topics include the potential impact of these projects on agricultural and residential areas, decommissioning plans, and the importance of involving third-party reviews. The committee also touches on the need for comprehensive documentation and public accessibility to meeting materials. The meeting emphasizes the significance of aligning local ordinances with state regulations while ensuring community safety and environmental protection.

Chapters

Welcome and Call to Order (00:00:41)
The meeting of the moratorium committee is called to order, and attendees stand for the Pledge of Allegiance.

The meeting of the moratorium committee is formally called to order. Attendees are asked to stand and recite the Pledge of Allegiance to the flag of the United States of America.
Approval of the Agenda (00:01:13)
Motion to approve the agenda with amendments to discuss a special planning commission meeting related to renewable energy.

The committee discusses and proposes a motion to approve the agenda with amendments. A special planning commission meeting related to renewable large-scale energy projects is added. The motion is made by Commissioner Nichols and seconded by Trustee Amos. The agenda is approved with all in favor.
Approval of Minutes (00:03:29)
The minutes from the last meeting are reviewed and approved by the committee.

The committee reviews the minutes from the previous meeting. A motion to approve the minutes is made by Commissioner Nichols and supported by Commissioner NOAC. The motion is passed with all members in favor.
Discussion on Special Planning Commission Meeting (00:05:03)
Discussion on organizing a special joint meeting with the planning commission regarding renewable energy projects.

The committee discusses the need for a special joint meeting with the planning commission to address issues related to renewable energy projects, particularly battery storage. They consider the preparation of informational booklets and digital copies for the meeting. The motion to hold a special meeting is made by Supervisor Martin and supported by Trustee Amos.
Workshop and Related Documents (00:13:05)
Committee reviews various documents and data related to zoning, soil analysis, and environmental impacts of renewable projects.

The committee reviews data and documents related to zoning, soil analysis, and environmental impacts associated with renewable energy projects. They discuss ordinances, restoration plans, and the importance of collaboration between the moratorium and planning commissions. They also consider the need for environmental and impact studies, visual impact assessments, and the preparation of informational materials for future meetings.
Discussion on Zoning Ordinances and Alternative Locations (00:30:34)
Discussion on zoning ordinances, alternative locations for developments, and the requirement for feasible alternatives.

The meeting discussed zoning in areas and requirements for feasible alternative locations for developments. An ordinance from the Township and the Michigan public service commission was referenced, which requires a description of feasible, alternative developed locations for a proposed site of a system, especially if the land is undeveloped. This includes explanations of why certain locations were not chosen. The planning commission may waive this requirement.
Review of Existing Ordinance (00:31:40)
Review of the existing ordinance with notes and discussion on potential changes.

The clerk reviewed the existing ordinance, shared notes, and proposed a discussion on potential changes. The ordinance details were to be read through, and the notes would be used to facilitate a detailed discussion.
Definitions and Distinctions in Ordinance (00:32:53)
Clarifications on small and large offsite systems, and distinctions in ordinance definitions.

The discussion clarified the distinctions between small offsite and large offsite systems within the ordinance. Definitions were provided for terms like UBE, utility scale, and onsite systems, with a focus on principle versus accessory use of property. The ordinance was based on previous drafts, including one from the University of Michigan.
Onsite Battery Storage Systems and Zoning (00:36:01)
Discussion on onsite battery storage systems and how they fit into zoning regulations across districts.

The meeting discussed onsite battery storage systems as a permitted use in all zoning districts, but with considerations for setbacks and lot coverage. Concerns were raised about the appropriateness of these systems in residential areas, especially on small lots, and potential safety issues were noted, with suggestions to consult the fire chief. Page references were made to the ordinance to clarify where battery storage systems are addressed.
Site Selection and Farmland Preservation (00:42:01)
Considerations for site selection with a focus on farmland preservation and potential impact on prime farmland.

Discussion centered around site selection criteria for developments, emphasizing the need to avoid unreasonably diminishing farmland, particularly prime farmland. The need for a balance between development and preserving farmland was highlighted, with references to soil conservation data for grading farmland quality. The discussion also included potential impacts on housing and other land uses.
Industrial and Agricultural Zoning Considerations (00:50:01)
Debate on including industrial and agricultural residential districts for utility scale projects.

The council debated whether to include industrial and agricultural residential districts for utility scale projects. Concerns were raised about the potential loss of industrial land to these projects and the impact on job locations. The discussion included whether to restrict these projects to certain industrial districts and the implications for agricultural residential districts, with differing opinions on the best approach.
Ordinance Workability and Community Impact (00:57:01)
Ensuring ordinance workability while protecting community interests and aligning with state requirements.

The council discussed how to make the ordinance workable, ensuring it aligns with state requirements and protects the community's interests. The balance between making the ordinance strict enough to protect the public and flexible enough for developers to find it feasible was a key point. The discussion emphasized the importance of planning for future community needs and maintaining the character of neighborhoods.
Brownfield Sites and Development Opportunities (00:59:01)
Exploration of brownfield sites and their potential for development with financial incentives.

The meeting explored the potential of brownfield sites for development, noting the financial incentives available for such projects. The discussion included a review of possible brownfield locations within the Township and the strategic importance of utilizing these sites for developments, as opposed to using prime land areas. Coordination with the Kalamazoo director of the brownfield authority was mentioned.
Discussion on Sound Measurement and Regulation (00:59:53)
Discussion on sound regulation for energy systems, focusing on measurement locations and methods and their impact on nearby properties.

The committee discussed the regulation of sound levels generated by energy systems, particularly focusing on where sound measurements should be taken. Concerns were raised about measuring sound at the property line versus the building itself and the impact of sound reflection. The discussion highlighted the complexity of sound measurement, the need for expert advice, and the consideration of different methods such as maximum sound level versus average.
Decommissioning and Removal of Energy Systems (01:13:00)
Discussion on requirements for decommissioning energy systems, including cost estimation, review frequency, and plan details.

The committee examined the requirements for decommissioning energy systems, emphasizing the need for accurate cost estimation that is regularly updated. They discussed involving third parties and engineering firms in the review process and ensuring that decommissioning agreements are binding for successors. The frequency of review was debated, with some suggesting annual reviews for accuracy. The removal depth and restoration of the property were also considered, along with the financial implications for the township.
Building Permits and Legal Compliance (01:28:38)
Discussion on the necessity of building permits for energy projects and the legal challenges involved.

The committee reviewed the legal landscape surrounding the requirement of building permits for energy projects. They discussed ongoing legal cases and the implications for local ordinances. Concerns about compliance with state law and potential legal disputes were raised, highlighting the complexity of enforcing local requirements when state laws provide exemptions.
Discussion on Revenue through Building Permits (01:29:38)
Discussion on how municipalities can raise revenue through building permits and other means.

The discussion focused on whether municipalities can use building permit fees to generate revenue. It was clarified that under state law, building permit fees can only cover the cost of reviewing and issuing permits, not for raising general fund revenue.
Municipal Growth and Prosperity (01:31:00)
Exploration of how municipalities can grow economically and increase their tax base.

The conversation explored how municipalities can grow their bottom line, primarily through increased property taxes as property values rise. Development projects also contribute to economic growth, although municipalities may only receive a portion of the benefits.
Ordinances and Grants (01:32:24)
Discussion on the relationship between ordinances and grants and their impact on municipal projects.

The meeting participants discussed the impact of ordinances on grants and how the latter can be more flexible. It was noted that grants might be reloaded, but there's no guarantee. Ordinances, once established, are more fixed.
Planning Commission and Ordinance Reviews (01:34:04)
Recommendations for ordinance reviews and considerations for planning commission decisions.

Recommendations were made for the planning commission to look at decommissioning requirements, community host agreement dollar amounts, and possibly removing certain areas from agricultural zones. It was also suggested that certain plans should be part of the special use approval process.
Emergency Plans and Natural Disasters (01:35:15)
Discussion on emergency operation plans for natural disasters affecting municipal projects.

The need for a comprehensive emergency operation plan was discussed, including a response plan for natural disasters like tornadoes or fires. It was suggested that such plans should be part of the special use approval and reflect on building permits.
Special Meeting Planning (01:39:01)
Consideration of holding a special meeting to focus on pressing issues without distractions.

The participants discussed the possibility of holding a special meeting separate from regular meetings to focus on specific issues without the distractions of other agenda items. This would allow for a more in-depth discussion and decision-making process.
Citizen Q&A and Public Comments (01:45:02)
Opportunity for citizens to ask questions and provide comments on the meeting's discussions.

Citizens were given the opportunity to ask questions and provide comments. One citizen questioned the fairness of megawatt limits on residential versus other areas in the township.
Motion to Compile Committee Documentation (01:47:03)
Motion to compile documentation from the committee's work for public and board review.

A motion was made to compile minutes and educational materials from the committee's work into a hard copy for sharing with board members and the public. This was supported and approved by the committee.
Adjournment and Acknowledgments (01:49:32)
Acknowledgment of contributions and formal adjournment of the meeting.

The meeting concluded with acknowledgments of the contributions made by committee members and others involved. The meeting was then formally adjourned.