Comstock Township - August 28, 2025 Planning Commission Meeting

Updated about 5 hours ago

The Commission considers a special land use permit was approved for the construction of a greenhouse on East Main Street. The commission also recommended the rezoning of a property from residential to industrial use to the Township Board. Additionally, a new proposal for a Seven Brew Coffee drive-through on Gull Road was discussed, and both the special use permit and the site plan were approved. The meeting included public hearings for each item, with minimal public input. The commission expressed interest in revisiting landscaping ordinances in the future.

Chapters

Call to Order (00:00:54)
The meeting of the Charter Township of Comstock Planning Commission is called to order.

The Planning Commission meeting is officially called to order at six o'clock.
Pledge of Allegiance (00:01:02)
Members and attendees recite the Pledge of Allegiance.

The Pledge of Allegiance is recited by all present, showing respect to the flag and the country.
Approval of Agenda (00:01:29)
The agenda is reviewed and approved with no changes or adjustments.

The chair asks if there are any changes or adjustments to the agenda. A motion is made to approve the agenda as is, and it is passed unanimously.
Approval of Minutes (00:01:51)
The minutes from the previous meeting are reviewed and approved without changes.

The commission reviews the minutes from the previous meeting. No changes are proposed, and a motion is made to approve the minutes, which passes unanimously.
Public Comments (00:02:33)
Citizens are invited to make comments, following specific rules about time and decorum.

The chair explains the rules for public comments, including time limits and the requirement for speakers to state their name and address. A citizen shares concerns about a property issue, mentioning interactions with local and state bodies.
New Business: Accessory Structure Application (00:07:29)
An application for a special use permit for an accessory structure is discussed and approved.

The Planning Department presents an application for an accessory structure exceeding the standard size, requiring special land use approval. The applicant explains their intent to build a greenhouse. After discussion and a public hearing with no comments, the commission votes to approve the special use permit.
Rezoning Application (00:19:09)
A rezoning request is reviewed and recommended for approval to the Township Board.

An application to rezone a split-zoned property from R1B to LM is presented. The applicant provides background and historical context, indicating the property has been used for industrial purposes. The commission holds a public hearing with no comments and discusses the rezoning, deciding to recommend approval to the Township Board.
Special Land Use and Site Plan Review for Coffee Drive-Through (00:35:46)
Review and discussion of a special land use application for a drive-through coffee shop by Seven Brew on Gall Road, including compliance with zoning and site requirements.

The meeting discussed a special land use and site plan review for establishing a Seven Brew Coffee drive-through on a vacant parcel on Gall Road. The drive-through is classified as a special land use, requiring a detailed review of zoning compliance, site plan, setbacks, parking, and other standards. The site is surrounded by commercial and retail operations, fitting the area's character. The plan meets the requirements for zoning, setbacks, exterior lighting, and agency reviews. The applicant, Dennis Perro, described the business model focusing on drive-through service and customer interaction. A public hearing was opened with no public comments, and the special use was approved.
Public Hearing for Seven Brew Coffee Special Use (00:41:46)
Public hearing opened and closed for Seven Brew Coffee's special use application, with no public participation.

A motion was made to open the public hearing for the Seven Brew Coffee special use application on Gall Road. The roll call confirmed six votes in favor, and the hearing was opened. However, no members of the public came forward to speak, and a subsequent motion was made to close the public hearing, which was approved by all commissioners present.
Site Plan Review and Approval for Seven Brew Coffee (00:49:09)
Detailed site plan review for Seven Brew Coffee drive-through, including landscaping, parking, and agency reviews, followed by a motion to approve the plan.

The site plan review for Seven Brew Coffee included compliance with zoning ordinances, landscaping requirements, and exterior lighting standards. Discussions covered the adequacy of public services, parking, and traffic flow. The site plan showed significant landscaping, including tree credits for preserved vegetation. Parking and drive-through lanes meet ordinance requirements. The planning staff supported the plan's quality and compliance, and the commission discussed minor concerns about landscaping density. The site plan was approved unanimously after discussion.
Discussion on Landscaping Ordinance (01:00:59)
Commissioners discuss the need to revisit and potentially revise the landscaping ordinance to address concerns about visibility and safety.

During the meeting, commissioners expressed concerns about the current landscaping ordinance, noting that excessive vegetation can obscure businesses and create safety issues. They agreed that the ordinance might need revision to balance aesthetic goals with commercial visibility and safety concerns. Several members emphasized the importance of addressing this issue in future meetings, although they acknowledged it might not be feasible to tackle it within the current year.
Training and Conference Opportunities for Commission Members (01:02:34)
Discussion about upcoming Michigan Association of Planning conference and potential attendance by commission members using township training funds.

The planning staff informed the commission about the upcoming Michigan Association of Planning conference in October and suggested sending commission members to attend various sessions. They highlighted the availability of training funds in the zoning budget and discussed the possibility of adjusting the commission's schedule to accommodate conference attendance. Commissioners expressed interest in participating, noting the value of the educational sessions and networking opportunities.
Citizen Comments and Adjournment (01:03:34)
Opportunity for citizen comments was provided, but none were received, leading to the adjournment of the meeting.

The chair opened the floor for citizen comments, but no citizens came forward to speak. After confirming there were no further comments or business, the meeting was adjourned.