Comstock Township - December 11, 2025 Planning Commission Meeting

Updated about 17 hours ago

The Comstock Township Planning Commission focuses on a proposal to rezone land for a Redwood apartment development. The meeting includes public comments from residents, who express concerns about traffic, environmental impact, and the change in neighborhood character. Redwood representatives present their case, highlighting the need for housing and the alignment with the master plan. The commission discusses the proposal's merits and ultimately recommends approval to the Township Board, despite some opposition.

Chapters

Call to Order and Pledge of Allegiance (00:01:16)
The Chair called the meeting to order and led the participants in the Pledge of Allegiance.

The meeting of the Charter Township of Comstock Planning Commission was called to order at six o'clock. The Chair invited everyone to join in the Pledge of Allegiance.
Approval of Agenda (00:01:48)
Discussion on the agenda took place, with no changes proposed. A motion was made and approved to accept the agenda as presented.

The Chair asked if there were any changes to the agenda. Kyle or Casey confirmed there were none. A motion was made to approve the agenda, which was seconded and carried unanimously.
Approval of Minutes (00:02:18)
The minutes from a previous meeting were reviewed, with one amendment noted. A motion to approve the amended minutes was passed.

The Chair noted an amendment to the minutes, specifically to include a resident's written comments and stance on rezoning. No other changes were noted. A motion to approve the minutes as amended was made, seconded, and carried.
Citizen Comments (00:03:21)
Citizens were invited to provide comments on various topics, including rezoning concerns and property use. Several residents spoke both in favor of and against the proposed rezoning.

During the citizen comment period, residents expressed their views on the Redwood rezoning proposal. Comments covered traffic, environmental concerns, and the impact on the community. Some residents supported the project for its potential benefits, while others opposed it, citing potential negative effects.
Discussion on Master Plan and Rezoning Proposal (00:30:00)
The Township's master plan and the rezoning proposal's alignment with it were discussed, with input from township staff and Redwood representatives.

Casey and Kyle discussed the master plan's designation for compact residential use and compatibility with the proposed rezoning. Redwood representatives addressed concerns and outlined their proposal, emphasizing community benefits and alignment with the master plan.
Discussion on Assisted Living and Residential Density (00:34:10)
Discussion on the equity needs of assisted living residents and fitting into the master plan's density.

The discussion centered on the needs of assisted living residents who want to extract equity from their homes. The speaker expressed confidence in fitting within the master plan's residential density guidelines of three to eight units per acre. The conditions initially proposed were reviewed and strengthened after receiving feedback from commissioners and residents.
Additional Conditions and Site Plan Considerations (00:35:01)
Proposal of three additional conditions to lower density, increase setbacks, and avoid road connections to single-family neighborhoods.

The speaker proposed three additional conditions to their application: lowering the density restriction to fit the compact residential density, increasing setback minimums to allow for more green space, and ensuring no direct roadway connections to adjacent single-family neighborhoods. These conditions aim to align the project with community concerns and existing residential standards.
Traffic Impact and Site Plan Process (00:39:06)
Review of traffic studies and site plan process related to the proposed development.

Ian discussed the traffic studies conducted by Redwood, noting that their developments typically generate less traffic than single-family homes due to the demographic of residents and the type of units offered. The site plan process will involve submitting plans to the Kalamazoo County Road Commission to address any required road improvements.
Housing Goals and Community Impact (00:41:38)
Discussion on how the development aligns with local housing goals and its impact on the community.

The speaker highlighted the alignment of the proposed development with Kalamazoo's housing goals, noting the shortage of housing in the county. The development aims to provide options for residents who wish to downsize or move within the township, contributing to housing filtration and meeting local demand. The community impact is anticipated to be positive, providing privacy and maintaining natural landscaping.
Environmental and Property Ownership Considerations (00:44:44)
Overview of environmental assessments and Redwood's commitment to long-term property ownership.

The presentation covered the environmental assessments conducted on the site, including wetland and geotechnical analyses, ensuring no significant environmental concerns. Redwood emphasized its role as a long-term property owner, committed to maintaining and investing in the community's quality and safety.
Questions and Discussion Among Commissioners (00:45:48)
Commissioners discussed concerns and asked questions about the project, focusing on traffic, community impact, and rezoning implications.

Commissioners raised questions about traffic impacts, the longevity of rentals, and the fit of the proposed development within the community. Concerns were expressed about the character of the neighborhood and whether the rezoning aligns with the master plan. The discussion highlighted differing views on the suitability of the site for the proposed development.
Motion and Vote on Conditional Rezoning (01:02:03)
A motion to recommend the conditional rezoning to the Township Board was made and passed with a vote of 4-2.

The commission discussed the conditional rezoning, considering the project's alignment with the master plan and community needs. A motion was made to recommend the rezoning to the Township Board for approval, which passed with four votes in favor and two against.
Public Comment Period (01:05:15)
Public comments were invited, with citizens allowed to speak for three minutes each.

The meeting opened the floor to public comments, allowing citizens to express their views on the proposed development. Speakers were reminded to state their name and address and to keep comments respectful and concise.
Public Comments (01:06:52)
Numerous residents express concerns about a proposed development project, highlighting traffic issues and community impact.

Several community members voiced strong opposition to a proposed development project, citing concerns over traffic congestion, safety issues, and the impact on the neighborhood's character. They argued that the development would benefit a few at the cost of many and urged the board to reconsider the plans.
Zoning Board of Appeals Update (01:22:00)
Report on the recent activities of the Zoning Board of Appeals, including upcoming appointments and ordinance updates.

The Zoning Board of Appeals has not met in the past two months, and currently, two members have stepped down. The Township is seeking applicants for these positions. Recent ordinance updates include the approval of the first reading for the chicken ordinance, accessory structure ordinance, and battery storage system ordinance.
Training Updates (01:23:13)
Announcement of cybersecurity training opportunities for board members to enhance security awareness.

Board members are invited to attend a cybersecurity training session organized by the finance director. The training is aimed at improving awareness of cyber threats and will take place around noon on an unspecified date. Members are encouraged to RSVP by Monday.
Planning Commission Comments (01:23:41)
Commission members share their thoughts on the meeting, reflecting on the challenges of decision-making and community engagement.

Members of the Planning Commission expressed appreciation for the community's input and acknowledged the difficulty of the decisions they face. They emphasized that their role is to make recommendations based on the master plan and existing ordinances, and that the ultimate decision lies with the Township board. The commissioners encouraged residents to continue voicing their opinions at future meetings.