Comstock Township - July 10, 2025 Planning Commission Meeting

Updated 2 days ago

The commission discusses and approves a mobile vendor ordinance, which has been under development for six months, and moves it forward to the Township Board for approval. The meeting also includes citizen comments on the ordinance, highlighting discrepancies with original intents. Additionally, the commission reviews rezoning requests, such as the Baton Kill Drive special land use request and a rezoning for agricultural use on a large residential lot, both of which are approved and recommended to the Township Board. The meeting concludes with a discussion on prioritizing future ordinance updates, including those related to chicken ordinances, accessory buildings, landscaping, and digital signage within the DDA. The planning commission aims to address citizen concerns and improve local regulations.

Chapters

Call to Order and Pledge of Allegiance (00:00:49)
The meeting was called to order at 6:00 PM, followed by the Pledge of Allegiance.

The Charter Township of Comstock Planning Commission meeting was called to order. The Chairperson asked everyone to join in the Pledge of Allegiance to the flag of the United States of America.
Approval of Agenda (00:01:21)
The agenda was approved after a proposed amendment to move citizen comments under the minutes.

The Chair asked if there were any changes to the agenda. A member proposed moving citizen comments to be under the minutes, citing a software error. The agenda was approved as amended with all in favor.
Approval of Minutes (00:01:54)
The minutes from the previous meeting were approved without objection.

The Chair called for the approval of the minutes from the previous meeting. A motion was made to approve the minutes, which was seconded and passed unanimously.
Citizen Comments (First Session) (00:02:50)
Citizens were given the opportunity to comment, with each allowed three minutes. Comments included requests regarding mobile vendor ordinances and ordinance amendments.

Citizens were invited to speak for three minutes each. William Knight expressed hope for the completion of the mobile vendor ordinance. Another citizen proposed updates to the accessory use ordinance for residents with larger properties, advocating for more hens and a permitting process for roosters.
Public Hearing on Mobile Vendor Ordinance (00:09:37)
A public hearing was held on the mobile vendor ordinance, with citizen comments received and a discussion on the ordinance's intent and alignment with vendor needs.

The commission opened a public hearing on the mobile vendor ordinance, which had been developed over six months. A resident commented that the ordinance did not align with the original intent of the person who proposed it. The hearing was closed, and the commission moved to discuss the ordinance.
Discussion and Vote on Mobile Vendor Ordinance (00:12:29)
The commission discussed the ordinance and voted to recommend its approval to the Township Board.

The commission discussed the mobile vendor ordinance, addressing comments about its alignment with vendor needs. After hearing support from members, a motion was made to recommend the ordinance's approval to the Township Board. The motion passed unanimously.
Old Business - Baton Kill Drive Special Land Use Request (00:16:17)
The special land use request for Baton Kill Drive was discussed and approved by the commission.

The commission revisited the special land use request for Baton Kill Drive. The applicant described the small-scale nature of the business. After discussion, the commission approved the request with a unanimous vote.
Old Business - Rezoning Request (00:19:02)
A rezoning request was discussed, and the commission recommended approval to the Township Board.

The commission considered a rezoning request for agricultural use. The applicant presented their goals and answered questions about their plans for sustainable agriculture. After discussion, a motion was made to recommend the rezoning to the Township Board, which passed with six votes in favor and one against.
Citizen Comments (Second Session) (00:27:51)
The floor was opened for a second session of citizen comments, but no comments were made.

The Chair opened the floor for additional citizen comments. Citizens were reminded of the rules for speaking. However, no citizens came forward to speak during this session.
Discussion on Future Work Plan (00:29:59)
Commission members discussed potential topics for future work, including landscaping ordinances and accessory building regulations.

The commission discussed various topics to address in future meetings, such as landscaping requirements for businesses, accessory building regulations, and potential updates to ordinances regarding chickens and agritourism. Members shared their concerns and prioritized issues to be included in a work plan.
Discussion on Signage Regulations (00:35:13)
Discussion on the height and digital nature of signs in the DDA area, with suggestions to allow taller and digital signs.

The meeting discussed the current regulations on signage, particularly the height restriction of five feet in the DDA area. Members expressed concerns that such a height is insufficient for visibility and suggested that digital signs should be allowed. Comparisons were made with existing signs like the Dollar General and Nico's sign, which are more visible due to their height.
Drive-through Facilities in Downtown Area (00:36:19)
Proposal to allow drive-through facilities in the downtown area to attract businesses like coffee shops.

The discussion focused on the restriction against drive-through facilities in the downtown area, known as the Comstock Center. A suggestion was made to change this policy to allow businesses, such as coffee shops, to operate with drive-throughs, similar to existing facilities outside the area.
Chicken and Livestock Ordinance Review (00:37:05)
Consideration to expand the chicken ordinance to allow more flexibility for large lot residential properties.

The board discussed the current chicken ordinance, which limits the number of chickens to six. There was a proposal to expand the ordinance to allow for more chickens or other livestock on larger residential lots, providing more flexibility to property owners with significant land.
Accessory Buildings and PUD Review (00:38:01)
Prioritization of reviewing accessory building regulations and Planned Unit Developments (PUDs).

The board prioritized the review of regulations concerning accessory buildings and Planned Unit Developments (PUDs). There is a need to address these issues to allow property owners to construct accessory buildings before winter and to review the use of PUDs.
Public Comments and Board Member Remarks (00:39:32)
Board members and the public share their thoughts on the meeting discussions and overall satisfaction with progress.

During this section, board members and the public were invited to share their thoughts and comments. Many expressed satisfaction with the discussions and noted the importance of addressing citizen concerns. The board acknowledged that while there might be disagreements, they are committed to finding solutions.
Zoning Issues on Elliot Street (00:41:50)
Discussion about a zoning issue where a property is split-zoned, affecting potential business development.

A zoning issue was discussed involving a property on Elliot Street that is split-zoned between residential and light manufacturing. A potential business from Rhode Island was interested in purchasing the property but was unable to proceed due to the zoning issue. The board discussed the history of the zoning and the steps needed to resolve it.
Adjournment (00:44:48)
The meeting concluded with a motion to adjourn after all comments and discussions were finished.

After all agenda items were discussed and comments were made, the meeting was adjourned by the chairperson, concluding the session.