Comstock Charter Township - September 4, 2025 Moratorium Committee & Planning Commission Special Meeting

Updated about 5 hours ago

The Comstock Township Joint Planning Commission and Moratorium Committee convenes to discuss the proposed location of a battery energy storage system near the new STEM Academy. The meeting highlights community concerns regarding safety and proximity to the school, with representatives from Copenhagen Infrastructure Partners (CIP) presenting safety measures and addressing questions. Alternative sites are considered, and the commission discusses potential ordinance changes, including setbacks and zoning overlays. The meeting aims to balance community safety with energy infrastructure needs.

Chapters

Call to Order (00:01:06)
The joint planning commission and moratorium committee meeting is officially called to order.

The meeting is officially called to order at four o'clock by the chair of the joint planning commission and moratorium committee.
Pledge of Allegiance (00:01:12)
The attendees stand and recite the Pledge of Allegiance to the United States flag.

All attendees stand and recite the Pledge of Allegiance to the flag of the United States of America, affirming their allegiance to the nation.
Approval of Agenda (00:01:41)
The agenda is reviewed and approved with no changes, but a note is made about the deputy treasurer sitting in place.

The agenda for the meeting is reviewed. There are no changes proposed. However, it is noted that the deputy treasurer, Sandra Bloomfield, will sit in place of the treasurer. This is allowed by board policy, although the deputy cannot vote.
Approval of Minutes (00:02:41)
There are no minutes available for approval due to a quick turnaround.

The approval of the minutes is on the agenda, but it is noted that there are no minutes available for approval at this time because of a quick turnaround.
New Business (00:02:56)
New business includes guest speakers discussing a development project and its safety and community impact.

Under new business, the committee has invited guest speakers from CIP and Jensen Hughes to discuss a development project involving battery energy storage. The speakers will present information on the project's safety and community impact.
Presentations from Guest Speakers (00:03:23)
Guest speakers from CIP and Jensen Hughes present on the battery energy storage project, its safety features, and community engagement efforts.

Guest speakers from CIP, including Jan Porvaznik and colleagues, and representatives from Jensen Hughes present on the battery energy storage project. They introduce themselves and discuss their roles, the project's development background, safety features, community engagement, and how they address community concerns. Jensen Hughes representatives detail the safety and environmental measures incorporated into the project design.
Discussion on Project Safety and Community Concerns (00:29:00)
A detailed discussion about the project's safety measures, community concerns, and the technology used in the battery systems.

The discussion focuses on the safety measures and technology used in the battery energy storage systems, with input from Jensen Hughes on fire protection and life safety issues. The speakers highlight the robust testing and environmental resilience of the systems and address community concerns about the project's impact.
Discussion on Hazard Analysis and Mitigation (00:33:25)
A comprehensive hazard analysis was performed to ensure safety and reliability, addressing community concerns.

The meeting began with a detailed discussion on the hazard analysis conducted by Jensen Hughes. This analysis is crucial for ensuring the safety and reliability of the proposed system. The analysis looked into various risks, including battery overheating and overcharging, and the effectiveness of the battery management system (BMS). The BMS continuously monitors the health and status of the batteries, acting as a first line of defense. The analysis resulted in a set of recommendations to make the system safer for the community.
Safety Protocols and Dispersion Modeling (00:35:00)
Safety protocols include an extensive dispersion model study to assess risk in event scenarios.

The meeting continued with an explanation of safety protocols implemented by CIP, which include conducting a dispersion model study. This study examines how gases would disperse in the event of a battery-related incident. Different scenarios were modeled using various airflow conditions. The worst-case scenario was considered, with data from four years of weather patterns analyzed to predict gas dispersion outcomes. The study aims to ensure the community's safety by understanding potential impacts.
Design Considerations and Code Compliance (00:37:01)
Discussed design compliance with current codes and evolving technology standards for safety.

The design of the BESS units was aligned with both manufacturer recommendations and current code requirements. The presentation highlighted the evolving nature of technology and codes, emphasizing that the layout complies with newer codes developed over recent cycles. The design adapts to ensure compliance and safety, addressing community safety concerns with a layout that meets all required standards.
Community Engagement and Risk Management (00:45:00)
Engaging with the community to manage risks and understand local infrastructure impacts.

The community's concerns about risks were addressed, focusing on engagement and risk management practices. The presentation outlined the importance of understanding community risk, including potential impacts on local infrastructure such as schools. The discussion included the need for comprehensive risk analysis and emergency response plans to mitigate risks and protect community interests.
Transition to Renewable Energy and Project Justification (00:55:00)
Exploration of renewable energy transition, project importance, and state-level support.

The meeting addressed the broader context of transitioning from fossil fuels to renewable energy sources. The presentation justified the project as part of a statewide initiative to enhance energy reliability and infrastructure. The need for timely project development was emphasized, given the growing demand for reliable energy solutions in Michigan. The speakers highlighted the importance of meeting state targets for renewable energy and the strategic placement of energy storage facilities.
Public Engagement and Transparency (01:02:01)
Commitment to transparency and engaging the public in project discussions.

The meeting concluded with a commitment to transparency and public engagement. The project team expressed their readiness to share technical findings and engage with the community throughout the project development process. The importance of working collaboratively with local stakeholders to achieve balanced outcomes was emphasized, ensuring the community's voice is heard in decision-making processes.
Discussion on Alternative Sites for Development (01:03:28)
Discussion on the challenges and evaluations of alternative sites for development, including environmental concerns and ordinance compliance.

The speaker addresses the difficulties in finding alternative sites due to environmental concerns and the need for substantial remediation. They are evaluating options but find it challenging to comply with existing ordinances. They discuss attempts to find sites that would work, mentioning the importance of compliance with standing ordinances.
State Permits and Ordinance Compliance (01:08:08)
Discussion on the need to meet state permits and compliance with ordinances, and the challenges faced in understanding ordinance changes.

The speaker discusses turning to the state for permits and the need to meet and exceed current ordinances. They express uncertainty about future ordinance changes and emphasize the importance of understanding these changes to proceed with the project. They mention the timeline factors and the need for dialogue to find common ground.
Public Questions on Site Safety and Expansion (01:10:45)
Public questions regarding the possibility of future site expansion and safety implications of the current site layout.

A public member questions the potential for future expansion of the site and the implications of such expansion. The response indicates there is no space for expansion and further explains the current site design and safety considerations.
Consideration of Morrow Dam Site (01:11:41)
Discussion on why the Morrow Dam site was not chosen due to environmental and regulatory challenges.

The speaker explains that the Morrow Dam site was evaluated but not chosen due to the presence of wetlands, the need for remediation, and regulatory issues with the existing hydro plant. Additional factors include wildlife concerns and federal protection of certain species in the area.
Battery Safety and Fire Response Plan (01:14:14)
Detailed discussion on battery safety, fire response, and emergency management plans for the proposed site.

The discussion covers the safety measures in place for the battery systems, including early warning systems and fire response protocols. The speakers explain the technology used to prevent and manage thermal runaway in batteries and the coordination with local fire departments for emergency response.
Community Benefits of the Project (01:28:31)
Discussion on the potential benefits of the project to the local community, including power reliability and economic benefits.

A question is raised about the benefits of the project to the community. The response highlights improvements in power quality and reliability, potential economic benefits, and the project's role in preventing power outages in the area.
Safety and Risk Analysis of BSS Systems (01:33:26)
Discussion on the safety features and low probability of incidents in BSS systems compared to other battery systems.

The discussion focused on the low probability of fire events in Battery Storage Systems (BSS), with emphasis on the rigorous safety features and testing that BSS go through compared to other systems like e-bikes and automobiles. The presenter highlighted that the probability of incidents is very low due to the extensive safety features and testing BSS undergo, which exceed those of electric vehicles and other battery systems.
Lightning Strike and Site Selection Concerns (01:35:56)
Questions about BSS systems being struck by lightning and the challenges in site selection for new installations.

A question was raised about whether any BSS systems had ever been struck by lightning. The response explained that BSS containers act as Faraday cages, grounding any lightning strikes and preventing damage. Additionally, challenges in site selection were discussed, with emphasis on the difficulty of finding alternative sites that meet current ordinance setbacks without compromising the benefits or facing environmental concerns.
Emergency Response Plan and Job Creation (01:37:01)
Discussion on emergency response plan costs and job creation during BSS construction and operation.

The conversation covered the responsibilities and costs associated with emergency response plans for BSS, including potential payment arrangements with local fire departments. The discussion also touched on job creation during the construction and operation phases of BSS projects, noting that while construction involves significant labor, the operational phase is more autonomous with minimal staffing.
Review of School Engineering Report on BSS (01:43:12)
A review and critique of the school engineering report on the BSS project, focusing on its conclusions and risk analysis.

The report's accuracy and completeness were discussed, with concerns about the conclusions not being fully supported by the report's body. The lack of detailed hazard analysis and the connection between findings and conclusions were noted. Additionally, the potential for eco-terrorism was reviewed, with insights into the low risk and low targeting of BSS systems compared to other infrastructure.
Ordinance Amendments and Setback Discussions (01:51:17)
Review of proposed ordinance changes affecting BSS zoning, setbacks, and decommissioning agreements.

The committee discussed proposed changes to the ordinance regarding zoning districts, overlays, and setbacks for BSS installations. Amendments included changing zoning from agricultural to light manufacturing, adding setback requirements from sensitive areas, and updating decommissioning and financial assurance agreements. The discussion aimed to balance community safety concerns with project feasibility.
Discussion on Zoning Changes (02:04:48)
Discussion on potential zoning changes for future solar and battery energy projects, focusing on setbacks and overlay districts.

The meeting addressed concerns regarding zoning changes necessary for future solar and battery energy projects. The discussion focused on the importance of maintaining setbacks, the potential for minor amendments, and the creation of overlay districts to manage development. The need to consider proximity to sensitive land uses, such as schools, was emphasized. The committee discussed the implications of changes in layout, glare, and noise, and how these might affect zoning approvals. It was noted that changes to the site plan might require administrative approval or further review, depending on their magnitude.
Overlay District Proposal (02:14:20)
Proposal to establish overlay districts to facilitate solar and battery energy projects, with specific focus on setback requirements and site eligibility.

The committee proposed the establishment of overlay districts to facilitate the development of solar and battery energy projects. Discussions included criteria for site eligibility and the importance of setbacks from sensitive areas. The proposal included a presentation of overlay maps to illustrate potential sites and their viability, considering proximity to schools and other sensitive land uses. The discussion highlighted the need for careful planning to ensure that the sites selected are workable and meet all zoning requirements.
Public Comments and Citizen Input (02:19:01)
Opportunity for public comments and citizen input regarding the discussed zoning changes and overlay district proposals.

The floor was opened for public comments and citizen input on the proposed zoning changes and overlay district proposals. Citizens were encouraged to provide feedback that would help the committee find common ground and ensure that the plans are in the best interest of the community. The importance of considering public opinion in the decision-making process was emphasized.
Review of Maps and Setbacks (02:19:46)
Review of proposed maps showing overlay districts and setback requirements to assess viability for solar and battery projects.

The committee reviewed maps that showed proposed overlay districts and setback requirements for solar and battery energy projects. The maps were used to assess the viability of potential sites and understand the impact of various setback scenarios. The discussion included considerations of land use, proximity to sensitive areas, and the practicality of implementing the proposed setbacks. The maps provided a visual aid to facilitate understanding and decision-making.
Noise and Environmental Considerations (02:26:01)
Discussion on noise levels and environmental impacts of proposed energy projects, including potential mitigation measures.

The committee discussed the potential noise levels and environmental impacts of the proposed energy projects. Consideration was given to the current state regulations on noise, and the possibility of implementing stricter local standards was debated. The importance of conducting thorough noise studies and exploring mitigation measures, such as planting trees or constructing noise barriers, was highlighted. Environmental concerns, including the impact on nearby residential areas and sensitive land uses, were also addressed.
Discussion on Smoke and Noise Barriers (02:38:21)
Discussion about the effectiveness of trees and barriers for mitigating smoke and noise impacts on nearby structures.

The committee discussed the role of trees and other barriers in mitigating the effects of smoke and noise on surrounding areas. It was noted that trees serve as barriers primarily for sound and visual purposes. The effectiveness of such barriers in different scenarios was debated, including their placement and the role of setbacks.
Considerations for Landscaping and Tree Planting (02:40:00)
Inquiries about the design and impact of tree planting for noise mitigation, including tree height and spacing considerations.

The committee considered the aesthetic and functional aspects of landscaping and tree planting as part of site design. The discussion included questions about the height of trees at planting and their spacing to maximize noise mitigation. The impact of site-specific conditions was acknowledged, and there was a suggestion for open discussions on possible mitigation strategies.
Citizen Comments on Proposed Site Developments (02:47:44)
Public concerns about proposed site developments near schools and residential areas, focusing on safety and environmental impacts.

Several citizens expressed concerns about proposed developments near schools, focusing on the safety of battery storage facilities and their proximity to residential areas. Issues raised included potential environmental impacts, safety during natural disasters, and the implications for local schools and residents. The public urged reconsideration of site locations and emphasized the need for safety planning.
Discussion on Safety Concerns of Battery Storage (03:10:31)
Discussion on safety and placement concerns regarding battery storage near residential and school areas, emphasizing risks of fire and explosion.

The meeting addressed safety concerns regarding the placement of battery storage systems near residential areas and schools. Various speakers highlighted the risks of fire and explosion, particularly if the batteries are damaged or improperly handled. Concerns were raised about the potential for accidents during maintenance and the implications of having such facilities in close proximity to communities.
Citizen Comments on Environmental Impact (03:13:10)
Citizens expressed concerns about the environmental impact of battery storage, focusing on smoke emissions and existing hazards.

Citizens voiced concerns about the environmental impact of the proposed battery storage facility. They questioned the safety of emissions, particularly the content of smoke in the event of a fire. Concerns were also raised about existing hazards and the credibility of arguments regarding local environmental safety. Several citizens emphasized the importance of maintaining community safety and questioned the transparency of information provided.
School Board Member's Concerns (03:18:50)
A school board member discussed the proximity of battery storage to schools, highlighting potential risks to students.

A member of the school board expressed significant concerns about the proximity of the proposed battery storage facility to local schools. The member highlighted the potential risks to students and the substantial investments made in school buildings to enhance educational environments. The speaker urged decision-makers to consider relocating the facility to ensure the safety and well-being of students.
Further Citizen Comments on Safety and Proximity (03:19:48)
Citizens continue to express concerns about safety and the proximity of battery storage to residential areas and schools.

Further comments from citizens reiterated concerns about the safety implications of placing a battery storage facility near residential areas and schools. Speakers questioned the decision-making process and the potential risks posed to families and children. There was a call for transparency and for officials to consider alternative locations that would not jeopardize community safety.
Response from Experts on Fire Safety and Battery Storage (03:32:34)
Experts addressed fire safety concerns related to battery storage, explaining safety measures and testing protocols.

Experts in fire safety and battery storage systems provided detailed responses to concerns raised by citizens. They explained the rigorous testing and safety measures in place to prevent fires and manage thermal runaway incidents. The experts discussed the differences in safety protocols between older and newer battery systems and assured the community of the ongoing improvements and regulations governing such facilities. They emphasized the importance of proper operation and maintenance in ensuring safety.
Discussion on Site Management and Safety Measures (03:50:07)
Discussion focused on site management, emphasizing gravel use to prevent grass growth due to fire risk and the application of herbicides for weed control.

The meeting discussed the management of site areas, emphasizing the importance of using gravel instead of grass to avoid fire hazards during dry seasons. Herbicides are applied to control weed growth in these areas.
Future Actions and Plans (03:51:39)
The council discussed the need for a special meeting to finalize an ordinance with changes highlighted and to determine the necessity of voting on it.

The discussion revolved around planning future actions, including deciding whether a special meeting is necessary to finalize an ordinance. They considered presenting a final copy with changes highlighted in preparation for a vote by the Township board.
Cost Recovery Discussion (03:52:47)
There was a discussion about including cost recovery for the fire department in the ordinance, considering false alarms during testing phases.

The meeting addressed the possibility of cost recovery for the fire department responding to alarms, which may occur during testing. They discussed options for incorporating this into the general ordinance, considering the frequency of false alarms.
Discussion on Ordinance and Public Hearing (03:55:02)
The committee debated ordinance details and the timing of a public hearing, considering potential feedback and the moratorium deadline.

The committee discussed the development of an ordinance, the timing of a public hearing, and the need for a special meeting to incorporate feedback. The urgency is driven by a moratorium deadline, and the aim is to finalize the ordinance to attract developers.
Planning Commission Comments and Adjournment (04:07:04)
Commission members expressed gratitude and provided closing comments before the meeting was adjourned.

Members of the planning commission gave their closing comments, reflecting on the discussions and expressing gratitude for the effort put into the meeting. The meeting was then formally adjourned.