Comstock Township - Planning Commission - November 13, 2025 Planning Commission Meeting

Updated about 5 hours ago

The Comstock Township Planning Commission addressed several key issues affecting the community. A significant portion of the meeting was devoted to public comments regarding a rezoning request by Redwood USA for a multi-family housing development, which was met with strong opposition from residents concerned about traffic, infrastructure, and community character. The commission also reviewed updates to the chicken ordinance, allowing for more hens on residential properties based on lot size. Additionally, the commission held a public hearing on the battery energy storage system (BESS) ordinance, discussing potential locations and safety concerns. The meeting highlighted community engagement and ongoing efforts to balance development with maintaining the township's character.

Chapters

Call to Order (00:01:11)
The meeting was officially opened at five o'clock.

The Charter Township of Comstock Planning Commission meeting was officially called to order by the chair at five o'clock.
Pledge of Allegiance (00:01:21)
The Pledge of Allegiance was recited by attendees.

All meeting attendees were asked to join in reciting the Pledge of Allegiance to the United States.
Approval of Agenda (00:01:48)
The agenda for the meeting was approved unanimously.

The first agenda item involved the approval of the meeting's agenda. Casey confirmed there were no changes, and a motion was made and seconded to approve the agenda. The motion passed unanimously with all in favor.
Approval of Minutes (00:02:18)
Meeting minutes were reviewed and approved with corrections noted.

The minutes from the previous meeting were reviewed. Commissioner Chrysler's last name was misspelled in several places, and some other minor corrections were noted. A motion was made to approve the minutes with these corrections, and the motion carried with all in favor.
Citizen Comments (00:04:12)
Citizens expressed concerns about a proposed battery plant and its impact on the community.

The citizen comments section allowed members of the public to speak on issues not on the agenda. Tammy Keeler expressed strong opposition to a proposed battery plant, citing potential negative impacts on property values, local schools, and community health. She urged the commission to let residents vote on the matter and highlighted the community's efforts to contact senators and oppose the development.
Upjohn Institute Housing Discussion (00:09:31)
A presentation on housing goals and strategies by the Upjohn Institute was discussed.

The Upjohn Institute provided a presentation on housing goals and strategies, focusing on promoting safe, desirable, and environmentally responsible housing options. The presentation covered topics such as density bonuses, green certifications, energy and waste reduction, and the integration of diverse housing types. Attendees engaged in a discussion about zoning flexibility, traffic calming measures, and the preservation of neighborhood character.
Discussion on Housing Strategies (00:35:54)
Discussion on supporting housing opportunities with strategies for aging in place, equal housing, and transitional services.

The meeting discusses a goal for a township that collaborates to support housing opportunities without discrimination. Several strategies are outlined, including supporting aging in place with appropriate zoning for older adult housing options, providing education and resources, transitioning older adults from nursing homes, and supporting equal housing opportunities. This includes creating an anti-discrimination ordinance and establishing a library of resources to inform residents of their rights.
Site Plan Review for Watts Development (00:46:42)
The site plan for a new indoor recreational facility by Watts Development was reviewed and approved.

The Township received an application from Watts Development for a site plan review of an indoor recreational facility in a Light Manufacturing district. The site plan was discussed, including zoning, landscaping, parking, and other standards. The applicant, Mr. Watts, provided additional background and details, mentioning community support and environmental considerations. The plan was approved after discussion.
Conditional Rezoning Request (01:08:28)
A conditional rezoning request by Redwood to change zoning from R1-A to RM for residential development was presented.

Redwood presented a conditional rezoning request to change a parcel from R1-A to RM for multifamily residential development. The proposal is for a low-density apartment community with conditions limiting the use and density. The presentation included details about Redwood's approach to residential development, including their target demographics, design principles, and community integration. The proposal aims to align with the township's master plan for compact residential development.
Presentation on Redwood Neighborhoods (01:20:50)
A detailed presentation on Redwood's neighborhood design, amenities, and conditional rezoning proposal.

The presentation highlighted Redwood neighborhoods as high service, low maintenance communities with a variety of unit designs. The speaker discussed the neighborhood layout, exterior maintenance, and interior features like vaulted ceilings and washer/dryer hookups. The proposal is for a conditional rezoning, ensuring the development aligns with Redwood's community style and density limitations. The focus is on single-story buildings, not flipping to condos, and maintaining long-term ownership.
Public Hearing and Comments on Rezoning (01:24:32)
Residents express concerns over the proposed rezoning for multifamily housing, citing traffic, environmental, and community impact.

During the public hearing, many residents voiced opposition to the rezoning proposal by Redwood USA, LLC. Concerns included environmental impacts, increased traffic, loss of green space, and the proposal's inconsistency with the township's master plan. Residents highlighted the need for maintaining single-family home zoning to preserve neighborhood character and expressed fears about infrastructure strain and safety. Some emphasized the need for affordable housing options rather than high-density multifamily units.
Public Comments on Rezoning (01:55:19)
Multiple residents express concerns about rezoning for multi-family housing, citing traffic, safety, and community character issues.

Residents from Comstock Township voiced their opposition to the proposed rezoning of a property from single-family to multi-family housing. They expressed concerns about increased traffic, safety of children due to speeding cars, and the impact on the community's character. Many residents highlighted the importance of maintaining the area's low-density residential designation as per the town's master plan. Concerns about drainage and infrastructure were also raised, along with the potential impact on local schools and emergency services. The sentiment was overwhelmingly against the rezoning, with many residents preferring to keep the area zoned for single-family homes to preserve the community feel.
Public Hearing Closure (02:24:07)
The public hearing on the rezoning request was closed after receiving public comments and written submissions.

After extensive public comments, the board moved to close the public hearing. Several written submissions opposing the rezoning request were also acknowledged and submitted to the planning commissioners. A motion was made and seconded to officially close the public hearing, which was carried with all in favor.
Board Discussion on Rezoning (02:25:07)
Board members discuss the rezoning request, acknowledging public concerns and historical context.

The board engaged in a discussion about the rezoning request for the property in question. Members acknowledged the strong public opposition and concerns raised during the hearing. They discussed the historical context of the area, with one member recalling the development of the neighborhood over the years. The board recognized the need to balance development with community needs and appeared to lean towards agreeing with the residents' concerns that the site may not be suitable for high-density housing.
Public Comments on Redwood Development Proposal (02:28:01)
Community members express concerns about the proposed location for the Redwood development, suggesting alternative sites.

During this segment, various community members voiced their opinions on the proposed Redwood development. There was a consensus that the current location is not suitable, with suggestions to consider other locations. The community emphasized the importance of maintaining the rural and family-friendly environment of Comstock.
Discussion on Redwood Development and Next Steps (02:33:53)
The board discusses the feedback received and decides to table the decision on the Redwood development until the next meeting.

Following the public comments, board members discussed the feedback and agreed that the concerns raised were valid. They decided to defer any decision regarding the Redwood development to the next meeting, allowing for further consideration and ensuring that all standards and community concerns are addressed.
Accessory Structure Ordinance Public Hearing (02:47:12)
Public hearing held on the proposed amendments to the accessory structure ordinance, focusing on residential accessory buildings.

The planning commission held a public hearing to discuss changes to the ordinance governing accessory structures like pole barns and garages. The amendments aim to streamline approval processes and address issues related to nonconforming lots. Public comments were invited, but none were relevant to this agenda item.
Approval of Amended Accessory Structure Ordinance (02:54:11)
The board approves the updated ordinance for accessory structures, which will be forwarded to the Township for final approval.

After discussing the proposed amendments, the board moved to approve the updated accessory structure ordinance. This included provisions for rebuilding on nonconforming lots and adjustments to the ordinance text for clarity. The ordinance will be sent to the Township for final approval.
Chicken Ordinance Public Hearing and Discussion (02:58:34)
A public hearing on the chicken ordinance was held, addressing lot size and hen limits. The ordinance was amended to allow more hens based on lot size.

The planning commission conducted a public hearing to consider changes to the chicken ordinance, which regulates the number of hens based on lot size for residential and small agricultural properties. Public comments varied, with some supporting the changes for more flexibility and others questioning the inclusion of agricultural properties. The ordinance aims to balance residential needs with community standards.
Approval of Amended Chicken Ordinance (03:08:11)
The board approves the amended chicken ordinance, allowing more hens based on lot size, following community input.

Following the public hearing, the board approved the amended chicken ordinance. The new ordinance allows for an increased number of hens based on the size of the property, responding to community requests for more flexibility while maintaining proper care and management to prevent disputes.
Battery Energy Storage Ordinance Public Hearing and Discussion (03:08:38)
The board discusses the proposed battery energy storage ordinance to regulate such systems within the Township.

The planning commission held a public hearing to discuss the battery energy storage ordinance. The ordinance aims to establish regulations and standards for the placement and operation of battery energy storage systems within the Township. The board emphasized the importance of having local control over these developments to ensure they meet community safety and environmental standards.
Public Hearing on Overlay District and Battery Energy Storage System (03:13:44)
Discussion on the public hearing regarding the overlay district and the proposed battery energy storage system (BESS), including community concerns and expert opinions.

The meeting included a public hearing on the overlay district and the proposed battery energy storage system (BESS). Speakers expressed concerns about the proximity of the BESS to schools and residential areas, citing safety and environmental risks. Various community members and representatives, including William Knight and Pamela Dickinson, voiced opposition to the project. The discussion highlighted the potential dangers of the BESS, such as thermal runaway and the release of toxic gases, and called for science-based safety measures. The Comstock school board opposed the BESS location due to safety concerns. Supporters of the project argued for the benefits of renewable energy and the safety of the proposed iron phosphate batteries.
Closing of Public Hearing and Motion Discussions (03:41:02)
The public hearing was closed with discussions on ordinances and motions related to the BESS project. The board deliberated on concerns presented during the hearing.

Following the public hearing, the commission discussed the next steps, including the closing of the public hearing and deliberations on the ordinances concerning the BESS project. A motion was made to close the public hearing, and discussions ensued regarding the recommendations from the planning commission and the concerns raised by community members. The board considered issues such as decommissioning plans and salvage value of the BESS, as well as the potential need for ordinance revisions to address public safety concerns.
Ordinance Discussion and Recusal (03:46:26)
Discussion on ordinance version, recusal by a member due to previous comments, and considerations on ordinance impact.

During the meeting, members discussed the current version of an ordinance. One member expressed satisfaction with the ordinance, while another had to recuse themselves from the discussion due to a previous advisory. The discussion included thoughts on the salvage value and decommissioning incentives for projects.
Battery Energy Storage System (BESS) Ordinance (03:49:00)
Detailed discussion on BESS ordinance, options for amendments, and potential impacts on the township.

Members deliberated on the BESS ordinance, noting the existing ordinance and the lack of options to remove it at the planning commission level. They discussed the need for improvements and recommendations to the Township board. The conversation included the idea of a floating overlay district versus a fixed one, and the need for public input and further meetings.
Public Comments on BESS and Ordinance (04:01:00)
Public comments received on the BESS project, ordinance concerns, and community impact.

Multiple citizens provided comments on the proposed BESS project and ordinances, expressing concerns about safety, environmental impact, and community involvement. Some citizens highlighted the need for recusal of conflicted officials, transparency on departmental impacts, and the importance of public awareness and involvement in decision-making processes.
Committee and Board Updates (04:10:00)
Updates from various committees and boards, with no new meetings reported.

The meeting included brief updates from other boards, with members reporting no new meetings or updates from their respective committees. Future action items and meeting plans were discussed.
Adjournment (04:12:00)
Meeting adjourned after closing comments from the planning commission members.

The meeting concluded with closing comments from planning commission members, expressing gratitude for participation and deliberation on the discussed topics. The meeting was then officially adjourned.