Comstock Charter Township - August 7, 2025 Comstock Moratorium Committee

Updated about 5 hours ago

The Committee discusses the possibility of creating an overlay district for battery energy storage systems (BESS). The discussion centers on appropriate setbacks for such systems, particularly in relation to sensitive areas such as schools, daycares, and hospitals. The commission considers the benefits and challenges of including agricultural land in the overlay district and seeks to balance safety concerns with the feasibility of development. The meeting also addresses concerns about noise levels and the need for specific regulations to ensure public safety.

Chapters

Call to Order (00:00:55)
The meeting was officially called to order to begin proceedings.

The meeting was officially called to order, marking the beginning of the meeting proceedings.
Pledge of Allegiance (00:01:06)
The Pledge of Allegiance was recited by the attendees.

The attendees rose and recited the Pledge of Allegiance to the flag of the United States of America, affirming their allegiance to the nation.
Approval of the Agenda (00:01:55)
The agenda for the meeting was approved with no changes.

The agenda for the meeting was presented for approval. Members were asked if there were any changes. No changes were proposed, and a motion was made and seconded to approve the agenda as presented. The motion carried with unanimous consent.
Approval of Minutes (00:02:33)
Minutes from the previous meeting were reviewed and approved with amendments.

The minutes from the previous meeting were reviewed. Corrections were noted regarding attendance and specific wording changes, such as changing 'may' to 'shall' for financial surety. A motion was made to approve the minutes as amended, which was seconded and passed unanimously.
Old Business - Ordinance Workshop (00:04:13)
Discussion on ordinance adjustments, including financial surety and notification requirements.

The board continued the workshop on ordinance adjustments. Discussions included ensuring financial surety requirements are clear and that failure to update bond information is a violation. Various legal implications and enforcement mechanisms were also discussed to ensure compliance with ordinance requirements.
New Business (00:12:01)
No new business items were brought forward for discussion.

The chair asked if there was any new business to discuss. No new business items were brought forward by the members.
Discussion on Agricultural Zoning (00:28:52)
Concerns about agricultural zoning and the potential for energy projects to bypass local ordinances.

Members raised concerns about the potential for energy projects to bypass local ordinances by utilizing agricultural zoning. Legal counsel clarified the concept of vested rights and the implications of state-level approvals versus local zoning ordinances.
Discussion on Setback Requirements for Battery Energy Storage Systems (00:31:41)
The commission discussed the implications of setback requirements for battery energy storage systems, considering public safety and the impact on land use.

The discussion focused on whether to implement a per-megawatt setback requirement for battery energy storage systems. Concerns were raised about the safety implications of stored energy systems, comparing it to having gallons of gasoline stored in residential areas. The legal considerations of ordinance development were considered, emphasizing the need for reasonable regulations that are not arbitrary. The commission debated whether current setbacks are sufficient and the potential need for increased setbacks in proximity to sensitive areas like schools and hospitals.
Overlay District Discussion (01:04:22)
Discussion on establishing an overlay district with specific setbacks and zoning regulations, focusing on sensitive areas and zoning ordinance adjustments.

The meeting discussed the establishment of an overlay district with specific setbacks for areas adjacent to public and private schools, daycare centers, nursing homes, and hospitals. The discussion covered the potential for a thousand-foot setback and the application of different zoning ordinances within the district. The board debated the practicality of these setbacks and the implications for zoning ordinances, with contributions from various members and a focus on ensuring the protection of sensitive areas.
Public Comments on Setbacks and Overlay District (01:26:00)
Citizens expressed concerns about the proximity of developments to schools and sensitive areas, emphasizing the importance of setbacks.

During the public comment section, citizens voiced their concerns about the proximity of new developments, particularly those involving the overlay district, to schools and other sensitive areas. They emphasized the need for adequate setbacks to ensure the safety of children and residents. Some citizens questioned the adequacy of current noise restrictions and setback distances, suggesting that the proposed setbacks may not be sufficient to mitigate noise pollution and other potential risks.
Citizen Comments (01:30:09)
Citizens raised issues about noise restrictions and setbacks, suggesting improvements to the current proposals.

Several citizens commented on the noise restrictions proposed for the overlay district, highlighting potential issues with the current decibel level averages and the lack of maximum noise limits. They suggested that the ordinance should consider maximum noise levels to prevent disruptions. Concerns were also raised about the adequacy of setbacks, with suggestions to revisit and possibly increase the current proposed distances to better protect residential areas.
Future Meetings and Special Sessions (01:35:56)
Discussion on scheduling future meetings and the possibility of special sessions to address the ongoing issues.

The meeting concluded with a discussion about scheduling future meetings to continue addressing the issues regarding the overlay district and setbacks. There was consideration of whether to hold special meetings or to incorporate these discussions into regular planning commission meetings. The need for timely decisions was emphasized, considering the timeline constraints.
Discussion on Special Meeting (01:36:31)
The commission discusses the need for a special meeting to meet the September deadline for adopting new ordinances and rezoning changes.

The discussion revolves around the need for a special meeting due to the proximity of the September deadline for completing certain tasks. The commission members express concerns about the time constraints and agree that a public hearing is necessary before proceeding with ordinance adoption. They debate the feasibility of holding a special meeting to ensure that all necessary steps, including first and second readings of ordinances and rezoning changes, are completed in a timely manner. The timeline is crucial to meet end-of-year goals.
Scheduling the Special Meeting (01:40:00)
The commission settles on a date and time for the special meeting, considering the need for preparation and availability of documents.

The commission discusses potential dates and times for the special meeting. They consider the availability of necessary documents and the need for preparation time. There is a suggestion to move the meeting back by a week to allow for more thorough preparation and documentation. The members agree that having an extra week would be beneficial for drafting language and preparing maps and other items for the meeting. They aim to avoid stacking meetings too closely together, which would complicate the schedule.
Public Comments and Citizen Engagement (01:41:00)
Discussion on the necessity and frequency of reading the paragraph about citizen comments at meetings.

The discussion turns to the process of informing citizens about their opportunity to comment at meetings. A question is raised about whether it is necessary to read the paragraph outlining citizen comment procedures at every meeting. Some members suggest that it could be posted instead of read aloud every time, noting that it is already printed on the agenda. The consensus is that it should be read at least once per meeting to ensure all attendees are aware of their rights to speak, even if it is printed.
Adjournment (01:41:29)
The meeting concludes with no further comments, and the commission adjourns.

The chair asks for any final comments from the commission members. With no additional comments or discussion points raised, the meeting is adjourned. The decision to adjourn is unanimous, bringing the meeting to a close. The members are reminded of the special meeting that has been scheduled and their preparation duties leading up to it.