Summary
The Leelanau Planning Commission reviewed a Special Land Use Permit application by Leelanau County for a 200'-3" communications tower under Article 18 of the Leelanau Township Zoning Ordinance. Staff conducted a section-by-section compliance review, finding the application generally meets ordinance standards but identifying several items requiring Planning Commission discretion, clarification, or conditions of approval before a final decision.
Public Comments
The document notes that "considerable public comment" was received regarding cellular coverage gaps, with residents noting areas of the township not served by the existing Northport tower. No individual speaker names are recorded. Verizon submitted a written letter stating the proposed tower location would meet its needs, though this was not a commitment to provide service. The applicant also submitted a written statement withdrawing the originally proposed barbed wire fencing.
Infrastructure Projects
The primary infrastructure item was the proposed 200'-3" communications tower on a 50' x 100' leased area within an Agricultural-zoned lot, replacing an existing 58' tower. Staff confirmed the tower meets setback requirements (239' from the nearest property line, versus the required tower-height equivalent), yard requirements, and is not located in a right-of-way or natural beauty road setback (none exist nearby). The application included propagation maps showing coverage gaps versus the existing Northport tower, an engineer's fall-zone certification, a map of area towers, and contact information, satisfying Section 18.3(D) application requirements. Access is via a 12-foot gravel driveway off the seasonal portion of Kitchen Road; staff recommended township emergency services comment on the adequacy of all-weather access. The applicant stated intent to allow co-location by other carriers. As the tower exceeds 100 feet, review proceeds as a special land use requiring Planning Commission approval, rather than administrative approval by the Zoning Administrator.
Other Business
Staff noted that Section 18.4 (replacement of existing towers) does not apply to this application but recommended a condition acknowledging removal of the existing 58' tower. Staff also flagged Section 18.5 (abandonment), noting that if the new tower is built but not used for cellular service as demonstrated in the application, it could be deemed abandoned by the Township. Section 18.6 was noted as allowing future height variance requests (up to 30 additional feet for co-location) through the Planning Commission, with other variances going to the Zoning Board of Appeals.
Action Items
- Planning Commission to determine whether the tower must have a non-shiny/non-metallic finish, as submitted photos appeared shiny, though similar County-built towers did not appear shiny in the field.
- Planning Commission to decide whether landscaping/screening is required on the East, Southeast, and Northeast sides of the tower base (West, North, South sides are already screened by existing vegetation).
- Possible condition of approval: compliance with EIA/TIA structural standards and Leelanau County Department of Building Safety approval.
- Possible condition of approval: no advertising signage except provider identification/emergency numbers.
- Possible condition of approval: prohibition of barbed wire fencing, consistent with applicant's written withdrawal of that feature.
- Township emergency services requested to provide a statement on the need for all-weather road access via Kitchen Road.
- Possible condition of approval requiring applicant to obtain and comply with all local, state, and federal permits (FCC, FAA, etc.).
- Possible condition of approval acknowledging removal of the existing 58' tower on the property.