Comstock Township - Planning Commission - August 13, 2026 Planning Commission Meeting

Updated 2 days ago

The Commission considers the proposed Swan and Cygnet battery energy storage projects. The commission hears from representatives of Copenhagen Infrastructure Partners about the project's safety features, community benefits, and environmental impact. Public comments express concerns about safety, property values, and proximity to schools. Also discussed is a potential new foster care facility in the Comstock Center, with considerations for zoning amendments to accommodate the use.

Chapters

Call to Order (00:02:12)
The Charter Township of Comstock planning commission meeting is called to order.

The meeting of the Charter Township of Comstock planning commission is officially called to order.
Pledge of Allegiance (00:02:17)
Attendees recite the Pledge of Allegiance to the United States flag.

Following the Call to Order, all attendees are invited to join in reciting the Pledge of Allegiance to the flag of the United States of America.
Approval of the Agenda (00:02:42)
The agenda is approved with a revision to add a communication from the Michigan Economic Development Corporation under future items.

The board discusses the approval of the meeting agenda. A communication from the Michigan Economic Development Corporation is added under future/informational items. A motion is made to approve the agenda as amended, which is supported and carried unanimously.
Citizen Comments (00:03:52)
Time allotted for citizens to comment on non-agenda items; comments on the battery energy storage project are advised to wait for the public hearing.

The chair opens the floor for general citizen comments, reminding attendees that this is not the time for comments related to the battery energy storage project, which will be addressed during the public hearing. Citizens are allowed three minutes to make their comments, one per person, without giving time to others, and are reminded to keep comments clean and respectful.
Approval of Minutes (00:06:08)
The minutes from the previous meeting are approved without opposition.

A motion is made to approve the minutes of the previous meeting held in July. The motion is supported by Commissioner NOAC and Secretary Kreuzer. The motion passes with all in favor and none opposed.
New Business - Public Hearing for Swan Energy Project (00:06:42)
Public hearing for the Swan energy project is opened for discussion and presentations.

The board opens the public hearing for the Swan Energy Cigna Energy project, focusing on the battery energy storage facility. A motion is made to open the public hearing, supported and carried unanimously. The hearing will include presentations from Swan Energy, reports from staff, and comments from citizens.
Presentation by Swan Energy (00:08:21)
Swan Energy presents their battery energy storage project proposal and introduces key team members.

James Huston, lead developer at CIP, introduces the Swan Energy and Cignet Energy storage projects, explaining they are two phases of a single cumulative facility. The presentation includes introductions of key team members and outlines the importance of the project, its design, and its benefits.
Discussion on Infrastructure and Energy Storage Needs (00:14:00)
Discussion on the need for energy storage solutions due to increased demand and infrastructure stress.

Jannik from CIP discusses the current energy infrastructure challenges post-COVID, including increased demand and the retirement of power plants. The presentation emphasizes the need for solutions like energy storage to stabilize the grid, reduce costs, and support clean energy transitions.
Overview of the Facility Proposal (00:21:01)
Detailed overview of the proposed Swan and Cignet battery storage facility and compliance with local ordinances.

The presentation provides an aerial overview of the proposed facility, including its location, design, and compliance with Comstock Township's battery storage ordinance. Key compliance aspects such as setbacks, sound requirements, and open space provisions are discussed.
Fire Safety and Decommissioning Plans (00:28:07)
Plans for fire safety compliance and decommissioning of the facility are outlined, including local fire department coordination.

The facility's compliance with NFPA 855 fire safety standards is detailed, along with emergency response planning and training for the Comstock fire department. The decommissioning plan ensures the site is returned to a meadow-like state, with financial bonding to cover costs.
Facility Overview and Operational Details (00:34:11)
Discussion on the facility's design, including battery storage units, safety features, and site layout.

The presentation covers the design and operational aspects of the facility, including the assembly of power components, safety features of containerized batteries, conversion processes, and the infrastructure connecting to the Jaguar substation. It details the components like inverters, transformers, and substations, as well as fire safety measures and future-proofing for battery replacement. It also includes visualizations of the completed facility.
Fire Safety and Emergency Procedures (00:40:50)
Presentation on fire safety features and emergency communication systems for battery energy storage systems.

The presentation focuses on the fire safety measures for the battery energy storage systems, including automatic smoke and hydrogen detection systems within enclosures, communication with fire alarm control panels, and ventilation systems to prevent explosions. The process for alarm activation and emergency response coordination with local fire departments is also explained.
Environmental Impact and Survey Findings (00:43:52)
Report on environmental surveys and measures to minimize impact during construction and operation.

Discussion on the environmental assessments conducted, including surveys for aquatic features, endangered species, and cultural resources. The report highlights the absence of significant environmental concerns, with plans for minimal tree clearing, environmental impact mitigation, and compliance with noise and view shed regulations. Measures for pre-construction and post-construction noise testing are also discussed.
Local Benefits and Community Involvement (00:46:46)
Overview of the benefits to the local community from the facility's development, including job creation and grants.

The presentation outlines the economic and community benefits of the facility, such as job creation during construction, potential grants for Comstock, and enhanced community host agreements. It discusses collaboration with local fire departments for training and resource provision, as well as recreational use of land made available to the Township.
Review and Approval Process (00:50:05)
Summary of required reviews and approvals for the project from various local and state entities.

The discussion covers the necessary permits and approvals from county, state, and federal agencies, including environmental reviews, drainage and road commissions, and fire safety approvals. It emphasizes the ongoing coordination with multiple agencies to ensure compliance and secure necessary documentation for project advancement.
Planning Commission Staff Report (00:53:00)
Staff report on the planning and zoning review process for the facility, including compliance with local ordinances.

The staff report provides an overview of the planning and zoning process, detailing compliance with local regulations for site plan review, special land use, and battery energy storage ordinances. It includes input from legal, engineering, and fire department reviews, and outlines the criteria used to evaluate the project's impact on the community.
Fire Department Review and Comments (01:03:29)
Fire department's review of the project, focusing on safety standards and emergency preparedness.

The fire department discusses their review process, focusing on NFPA standards and local fire codes applicable to the project. They highlight the ongoing evolution of safety standards, the importance of emergency planning, and the collaborative efforts with the project team to ensure comprehensive safety measures are in place.
Emergency Response Plan Discussion (01:05:07)
Discussion on the emergency response plan for bus site, including equipment needs and fire safety.

The meeting began with a discussion on emergencies related to a bus site and the work done with CIP on a draft emergency response plan. Fire Marshal Kessler reviewed the plans and had few comments. The main issue was the driveway width and the need for secondary access. The equipment list for a battery energy storage system was discussed, including self-contained breathing apparatus and air monitoring equipment.
Equipment List Prioritization (01:07:14)
Prioritization of equipment needs for battery energy storage system, focusing on safety.

The prioritization of equipment needed for the battery energy storage system was discussed. Self-contained breathing apparatus (SCBAs) were identified as a top priority for responder safety. Air monitoring equipment is also crucial for detecting hazardous gases. Thermal imaging cameras and a drone program were also recommended to enhance situational awareness and responder safety.
Siren System and Emergency Alerts (01:10:49)
Debate over siren system versus electronic alerts for emergency notification.

Treasurer Bloomfield requested clarification on the use of a siren system for emergencies. The emergency manager recommended using electronic systems like iPods for notifications, as sirens could be confusing for residents. The discussion included the pros and cons of voice activating sirens and the redundancy of notification methods.
Battery Energy Storage System Classification (01:14:10)
Classification of battery energy storage systems under state law and local guidelines.

The Township Assessor was contacted to understand how battery energy storage systems are classified. The classification is based on state law, and the assessor provided relevant legal information. The communication was shared with the commission for further clarification.
Site Plan Review Findings (01:16:12)
Review of site plan for public utilities, stormwater management, and environmental protection.

Mr. Preston presented findings from the site plan review, focusing on public utility connections, site grading, stormwater management, and environmental protection. The plan met the Township's stormwater performance standards. There are no public utility extensions, and the site uses private well and septic systems. Stormwater is managed internally on the site.
Discussion on Fire Panel Monitoring and Safety Protocols (01:18:42)
Details on fire panel monitoring and the communication protocol for emergencies.

A question was raised about who monitors the fire panel for false alarms. The monitoring system is automatic, notifying the local dispatch center. Personnel on site will verify alarms, reducing false dispatches. The discussion highlighted the importance of real-time monitoring and communication protocols.
Onsite Personnel and Safety Protocols (01:25:18)
Plans for onsite personnel at the battery storage facility and evolving safety protocols.

The discussion covered the need for onsite personnel during high-risk operations at the battery storage facility. While exact schedules are determined by the battery provider, there is a trend towards having personnel on site during critical operations to ensure safety.
Public Notification Systems for Emergencies (01:28:28)
Consideration of electronic versus audible alarms for public notifications in emergencies.

The meeting considered how the public would be notified in case of an emergency. Electronic alerts like the iPods system were preferred for their ability to target specific areas. The system can send alerts via text and other means, similar to Amber Alerts, without the confusion of traditional sirens.
Discussion on Notification Systems and SOPs (01:34:12)
Discussion on constantly changing products and incorporating new notification systems into standard operating procedures for emergency services.

The discussion focused on the continuous changes in products related to notification systems and their integration into panels for emergency services. The plan is to transform these into standard operating procedures and present them to key personnel such as the chief and EMS. The aim is to ensure that the right people are informed through internet gateways, and to incorporate new personnel into the system efficiently.
Public Hearing and Comments (01:35:04)
Public comments session for a proposed battery energy storage system at Hickory Ridge golf course, highlighting concerns about safety, environmental impact, and proximity to schools.

During the public comments session, several residents expressed concerns about the proposed battery energy storage system at Hickory Ridge golf course. Key issues raised included the potential risk of fires and explosions, the proximity to schools, the impact on property values, and the environmental effects on local wildlife and water sources. Many speakers emphasized the need for clear evacuation plans and questioned the choice of location for the facility. The session highlighted a mix of opposition and support, with some residents acknowledging the need for clean energy solutions but questioning the safety and suitability of the proposed site.
Public Comments on Environmental Concerns (02:05:42)
Residents expressed concerns about environmental impacts, water safety, and the proximity of the project to the community and natural resources.

Numerous speakers raised concerns about the potential environmental impact of a proposed project, highlighting risks to the water table, the connection to major water bodies, and the danger posed by proximity to natural resources and residential areas. The potential for pollution and depletion of water resources was discussed, emphasizing the value of water in Michigan. Some speakers also criticized the focus on AI and how it might impact humanity and property values.
Concerns about Renewable Energy Facility (02:10:14)
Emily Murphy criticized the renewable energy project, citing past issues and the proximity to schools, and questioned the acceptance of property for parks.

Emily Murphy, a resident and taxpayer, voiced her concerns regarding the renewable energy facility proposed by Copenhagen Infrastructure Partners. She criticized the project's proximity to schools and the township's acceptance of property for public parks from CIP, which she viewed as inappropriate. She expressed skepticism about the long-term benefits of the project and potential increases in utility costs, while also mentioning CIP's involvement in legal disputes over permits.
Public Hearing on Battery Storage Facility (02:12:34)
Residents raised questions about the battery storage facility's impact on property values, safety, noise, and environmental risks.

During the public hearing, residents expressed concerns about the proposed battery storage facility's effects on property values, especially those living near the golf course. They questioned the need for the facility, its safety measures, and the potential environmental impact, including noise and water usage. Residents were worried about the evacuation plans and the facility's overall benefit to the community. The discussion included questions about the construction process, the lifespan of batteries, and the facility's financial viability.
Responses and Clarifications from Planning Commission (02:28:00)
The Planning Commission addressed questions about the zoning process, decision-making, and the role of the state in energy planning.

The Planning Commission clarified that the decision on the battery storage facility would be made by the commission itself as part of the zoning process. They explained that the need for such facilities is driven by state energy plans rather than local demand. The commissioners discussed the rationale behind the distance requirements for schools versus homes, emphasizing the need for quick evacuation in emergencies. They also mentioned the availability of maps and documents related to the project and encouraged public engagement.
Discussion on Safety and Evacuation Plans (02:33:02)
Commissioners and officials discussed safety plans, including evacuation procedures and coordination with schools, in case of emergencies.

The discussion focused on the safety and evacuation plans related to the proposed facility. Officials explained that real-time decisions would be made by incident command based on the situation. They mentioned coordination with schools for evacuation plans and the use of notification systems to alert residents and officials during emergencies. The importance of shelter-in-place orders and other safety measures were also addressed, ensuring public safety in the event of an incident.
Meeting Adjournment and Next Steps (02:36:42)
The meeting concluded with discussions on the next steps, including requests for additional information and documents from the applicant.

The meeting concluded with Commissioners discussing the need for additional information from the applicant to address outstanding questions raised during the public hearing. They agreed to focus on key issues highlighted in the reviews and requested further details to be prepared for the next meeting. The importance of addressing public concerns and providing clear communication was emphasized as part of the ongoing process.
Discussion on Audience Questions (02:38:30)
Participants reviewed questions from the audience to ensure they were addressed and discussed how to provide answers.

The meeting participants discussed a list of questions that came from the audience. They were unsure if all questions had been addressed and talked about the importance of providing answers. There was a suggestion to jot down what was captured and have it evaluated to ensure no questions were missed.
Proposed Text Amendment for Comstock Center District (02:49:05)
Discussion on a proposed text amendment to allow emergency shelter and foster care services in Comstock Center District.

The board discussed a proposed text amendment related to allowing emergency shelter and foster care services in the Comstock Center District. This proposal came from a property owner seeking to provide emergency placement for foster care children transitioning to permanent homes. The meeting covered zoning, use definitions, potential standards, and the need for consultation with the Department of Health and Human Services.
Citizen Comments (03:06:00)
Citizens expressed concerns about local issues, including a proposed battery plant and land use.

During the citizen comment period, several residents expressed their concerns. Issues raised included the safety and community impact of a proposed battery plant, the need for transparency and public input on such projects, and potential uses for donated land, such as recreational or housing purposes. Citizens emphasized the importance of community involvement in decision-making.
Updates from Other Boards (03:15:10)
Brief updates from other boards and a discussion on a potential program for municipal assistance.

The meeting included updates from other boards, though specific details were minimal. A potential program offered by the Michigan Economic Development Corporation was discussed, which would place AmeriCorps members in municipalities to help with tasks such as housing development and community engagement. The board considered the benefits and commitments associated with joining the program.
Discussion on Township Board's Role in Project Funding (03:18:25)
The board deliberated on whether to authorize funding for a new position related to the Upjohn deal, expressing the need for more information and clarification on budgetary commitments.

The meeting included a discussion on the Township board's role in authorizing funding for a position related to the Upjohn deal. Concerns were raised about budgetary commitments and ensuring adequate information before proceeding. It was noted that the position would work with the planning commission to implement changes, but the board ultimately decides on funding. The need for more information was emphasized, as past projects had caused issues due to lack of clarity.
Future Action Items: Data Centers and Solar Facilities (03:20:37)
The board was informed about the need to address data centers and solar facilities, with draft language prepared for future meetings.

The board was briefed on future action items related to data centers and solar facilities. Due to a current moratorium, there is a need to start addressing these issues. Draft language has been prepared to assist the board, and there is an emphasis on the importance of incorporating these discussions into future meetings.
Discussion on Board Membership and Appointments (03:21:48)
Concerns were addressed about the vacancy in the planning commission, with discussions on efforts to fill the position.

The board discussed the current vacancy in the planning commission, addressing concerns about the lack of interest in the open position. It was suggested that the vacancy may need to be advertised again, as there is currently no active movement to fill the seat.
Public Acknowledgment and Community Engagement (03:22:39)
The board expressed appreciation for community engagement and reiterated the importance of addressing public concerns.

The board took time to acknowledge the participation of community members in the meeting, expressing gratitude for the engagement and feedback received. They reassured attendees that their concerns are taken seriously and that the board is committed to addressing them diligently, balancing personal emotions with legal responsibilities.
Meeting Adjournment (03:25:01)
The meeting was formally adjourned after addressing all agenda items and discussions.

The meeting was formally adjourned following the completion of all agenda items and discussions. The board thanked attendees for their participation and assured them of continued efforts to address community issues.

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