Comstock Township - Planning Commission - September 25, 2025 Planning Commission Workshop

Updated 4 days ago

The board focuses on developing strategies to address housing needs within the township. Discussions include the prioritization of accessory dwelling units (ADUs) as a way to increase housing options, the need to remove barriers for multi-generational housing, and the potential for using community land trusts to maintain affordable housing. The board also considers zoning changes to allow duplexes and encourages the use of pre-approved plans to streamline housing development. Additional topics include strategies for maintaining existing housing quality and promoting community engagement in housing-related initiatives.

Chapters

Introduction and Prioritization Exercise (00:00:00)
The meeting starts with a prioritization exercise to determine short and long-term housing strategies.

The meeting begins with an introduction, outlining a prioritization exercise aimed at categorizing housing strategies into first and second tiers based on what can be accomplished in two years versus five years. The goal is to create actionable strategies tied to the board or staff to develop a living housing plan.
Presentation of Housing Plan Importance (00:00:39)
Discussion on the significance of creating a housing plan to coordinate actions, funds, and unify county strategies.

The presenter discusses why creating a housing plan is essential, emphasizing the need to coordinate actions and funds, and establish comprehensive policy solutions that unify county strategies. Housing plans for the county, city, and township are mentioned, stressing the importance of collaboration to address housing issues.
Analysis of Housing Demands and Strategies (00:01:23)
Housing assessments, demographics, and demand projections are reviewed to identify strategies for filling housing gaps.

The meeting reviews housing assessments, demographics, and demand projections to identify strategies for filling housing gaps. The discussion includes addressing concerns about community growth, housing prices, and the role of planning commissions in managing growth and housing types.
Planning and Development Constraints (00:02:03)
Discussion on planning constraints, including low-density desires and municipal budget considerations impacting service delivery.

The presentation highlights planning constraints, such as the desire for low-density living and low taxes, and how these affect municipal services. The need for municipalities to operate without deficits and the challenges of balancing development, density, and service delivery are discussed.
Demand for Housing and Development Costs (00:04:11)
Exploration of housing demand in Comstock Township and factors affecting development costs, including land use and financing.

The demand for housing in Comstock Township is explored, with projections based on building trends. The discussion includes factors affecting development costs, such as land use regulations, construction costs, design standards, permitting fees, and financing options. The impact of these costs on housing prices is also addressed.
Affordability and Housing Market Challenges (00:07:00)
Challenges in housing affordability are discussed, including the gap between wages and housing costs.

The meeting addresses challenges in housing affordability, highlighting the gap between rising housing costs and stagnant wages. The discussion includes the impact of these challenges on homeownership and rental markets, and the need for strategies to address affordability issues.
Community Survey and Demographic Insights (00:12:48)
Results from a community survey reveal insights into housing needs, commuting patterns, and demographic trends.

The results of a community survey are presented, revealing insights into housing needs, commuting patterns, and demographic trends in Comstock Township. The survey highlights the importance of housing diversity, affordability, and the challenges residents face in finding suitable housing.
Housing Preferences and Future Needs (00:21:22)
Discussion on housing preferences and future needs, including the desire for diverse housing types and community improvements.

The discussion covers housing preferences and future needs, emphasizing the desire for diverse housing types such as single-family homes, cottage courts, and accessory dwelling units. Community feedback includes requests for beautification, zoning improvements, and pedestrian-friendly infrastructure.
Strategic Planning and Development Goals (00:28:01)
The meeting discusses strategic planning goals to address housing supply, affordability, and community development.

The meeting concludes with a discussion on strategic planning goals aimed at addressing housing supply, affordability, and community development. The focus is on easing housing market pressures and expanding housing options while considering existing ordinance constraints and opportunities for growth.
Discussion on Housing Options and Demand (00:35:12)
Discussion on the shift in housing demand, focusing on the need for a variety of housing options due to smaller families and changing demographics.

The meeting discussed the current housing demand and supply, emphasizing that there is an oversupply of single-family homes, yet they remain highly desired. The demand is shifting towards alternative housing options, such as multi-generational housing and accessory dwelling units (ADUs). The conversation highlighted the need for more diverse housing options to meet the changing needs of families.
Accessory Dwelling Units (ADUs) (00:37:57)
Extensive discussion on ADUs, their benefits, barriers to implementation, and potential ordinance adjustments to facilitate their development.

The council explored the benefits of accessory dwelling units (ADUs) as a way to provide housing for multi-generational families and address housing shortages. They discussed the barriers to implementing ADUs, such as the need for planning approval and fees, which deter homeowners. Suggestions were made to allow ADUs more freely across zoning districts, with an emphasis on removing administrative barriers and considering ADUs as a right rather than a special use, potentially eliminating the need for planning commission approval and enabling administrative review instead.
Discussion on Duplexes and Housing Density (00:48:02)
Discussion on allowing duplexes by right to increase housing density and provide more flexible living arrangements.

The meeting examined the potential for allowing duplexes by right in certain areas to increase housing density and provide additional housing options. Concerns were raised about impacts on parking and traffic, but it was noted that changes would likely occur gradually. The discussion included the need for design standards to ensure duplexes blend with existing neighborhoods and considerations for parking and lot sizes.
Ordinance Review and Zoning Barriers (00:57:00)
Review of zoning ordinances to remove barriers for housing projects and improve efficiency in land use.

The council discussed reviewing and potentially amending zoning ordinances to remove barriers to housing projects, focusing on parking, setbacks, and lot sizes. The goal is to allow for more flexible use of land and to encourage the development of housing that meets the needs of the community. There was a consensus on the importance of creating ordinances that facilitate the efficient use of available land and support housing diversity.
Discussion on Residential Building Codes and Minimum Requirements (01:05:38)
The council discussed the opinions of building inspectors and the minimum requirements for residential building codes.

The meeting involved a detailed discussion on the opinions of building inspectors regarding residential building codes. The focus was on minimum requirements and how they affect different residential zones. There was a particular interest in the size of homes and how zoning affects residential construction, with a mention of R1C zones and the flexibility they provide for building smaller homes.
Strategy for Expanding Administrative Review for ADUs (01:07:32)
The council considered recommendations to expand administrative review for accessory dwelling units to ease barriers for homeowners.

The discussion centered around the potential expansion of administrative reviews to include accessory dwelling units (ADUs). The aim is to remove barriers for homeowners who wish to add an additional unit to their property. This strategy is considered a best practice by many professionals and could apply to other areas as well.
Pre-Approved Plans for Small Builders (01:08:21)
The council discussed creating pre-approved plans for small builders to facilitate housing development, especially for ADUs.

There was a proposal to create pre-approved plans for small builders, particularly for accessory dwelling units. This would involve providing pre-approved designs that eliminate the need for builders to undergo a lengthy approval process, thus reducing barriers and encouraging development. Such plans could cover various configurations, including above-garage units and backyard constructions.
Consideration of Shipping Containers as Housing (01:09:42)
The use of shipping containers as housing units was discussed, including potential zoning changes to allow them.

There was an extensive discussion on the potential use of shipping containers as housing units. The council considered public interest in such homes due to their affordability and ease of renovation. Currently, the zoning does not allow shipping containers as homes, but there was interest in exploring changes to accommodate this innovative housing solution, especially for accessory dwelling units.
Housing Tax Increment Financing and Community Land Trusts (01:15:01)
Discussion on housing tax increment financing tools and community land trusts to promote affordable housing.

The council explored the use of housing tax increment financing as a tool to incentivize housing development. Additionally, the concept of community land trusts was discussed as a strategy to maintain permanent affordability. This involves land being owned by an entity, while the homeowner owns the house, allowing for shared equity models that sustain affordable housing over time.
Encouraging Mixed-Use Development in Commercial Zones (01:30:00)
Proposal to allow multi-family residential and mixed-use development in commercial zoning districts with existing infrastructure.

The council considered modifying zoning ordinances to allow multi-family residential and mixed-use development in commercial zones. This would leverage existing infrastructure and amenities, supporting higher density housing in areas already equipped with necessary services, thus promoting efficient use of resources.
Zoning Reform Toolkit Awareness (01:33:22)
The council was introduced to the Zoning Reform Toolkit, a resource for expanding housing opportunities.

The Zoning Reform Toolkit, developed by the Michigan Association of Planning, was introduced as a valuable resource for understanding best practices in zoning reform. The toolkit includes examples from across Michigan and offers guidance on expanding housing opportunities through revised zoning practices. Copies of the toolkit are available online, and a physical copy was offered to council members for review.
Budget Discussion (01:37:02)
Discussion on budget increases and related matters.

The meeting began with a discussion about potential increases in the budget. This topic was addressed by multiple members, exploring the implications and strategies related to budget management.
Community Volunteer Project (01:37:07)
A proposal for a community volunteer project to assist residents.

The discussion transitioned to a proposal for a community volunteer project. The project involves alerting community members to volunteer opportunities before issues escalate to court. The committee would work with local businesses for support.
Tool Lending Library Initiative (01:38:03)
Expanding a tool lending library to support community projects.

There was a detailed discussion about the 'tool shed' program, which allows community members to borrow tools for personal and community projects. Expansion ideas were considered, including partnerships with local organizations.
Support for Elderly Homeowners (01:39:02)
Strategies to support elderly homeowners and prevent displacement.

The meeting addressed strategies to support elderly residents in maintaining their homes, emphasizing the cost-effectiveness of keeping people in their homes rather than displacing them.
Community Outreach and Education (01:40:02)
Discussion on outreach and education for community support programs.

The discussion included ideas for better outreach and education to make residents aware of available support programs, using tools like newsletters, websites, and pamphlets.
Rental Property Management and Ordinances (01:50:00)
Discussion on rental property management and potential ordinances.

The board discussed the need for better management and oversight of rental properties, including the possibility of implementing ordinances to ensure property maintenance and prevent neglect.
Citizen Comments (01:55:23)
Opportunity for citizens to provide comments to the board.

The meeting included a segment for citizen comments, allowing attendees to express their opinions and concerns directly to the board, with guidelines on time limits and respectful discourse.