Summary
This document is a January 27, 2025 memo from Jason Ball, AICP (Progressive Companies), addressed to Interim County Administrator Richard I. Lewis, responding point-by-point to concerns raised by the Leelanau Township Planning Commission at its January 23, 2025 meeting regarding a proposed communications tower on Kitchen Road. County Administrator Lewis forwarded the memo to Township Zoning/Planning Administrator Steve Patmore ahead of the Leelanau Planning Commission's January 30, 2025 meeting, where the county intended to address remaining concerns.
Public Comments
The memo references public comments made regarding the tower, noting there is "public disagreement over the potential net public benefit," but also stating that a large volume of public comments cited the need for improved cellular service in the township. No individual speaker names or direct quotes from public comment are included in this document.
Infrastructure Projects
The bulk of the memo addresses the proposed communications tower on Kitchen Road in Leelanau Township, which the county states was initiated at the township's own request. Key issues addressed:
- Zoning compliance: County asserts no outstanding zoning violations remain except a question over the tower's "metallic" finish.
- Master Plan consistency: County cites the 2010 Township Master Plan's Goal 9 (supporting infrastructure services) and argues the plan calls for regulation, not prohibition, of towers.
- Wetlands: County provided sealed engineering plans and environmental consultant reviews showing no "adverse" impact, per Section 12.6 of the zoning ordinance.
- Farmland: A few orchard trees will be removed for an access drive; county argues lease revenue could support the property's agricultural viability.
- Stormwater: Design maintains existing drainage patterns to the wetlands along Kitchen Road per Section 12.6.B.6.
- Finish: County maintains galvanized steel is not "shiny," citing the zoning administrator's own site visits and prior township approvals of similar towers.
- Environmental report: A recommended species site visit was addressed in an October 10, 2024 letter, noting such assessments are typically conducted prior to construction, not during special land use review.
- Demonstrated need: County points to propagation maps and public comments as evidence of coverage need.
- Alternatives: County states the existing Northport tower cannot be modified or replaced to resolve topography-driven coverage gaps, and that Village of Northport zoning ordinance prohibits building the tower there taller than its current height (a 400' tower was suggested by a commissioner but is not permitted).
No votes were recorded in this document; the memo was prepared for discussion at the January 30, 2025 meeting.
Action Items
- Leelanau County to attend and address further Planning Commission concerns at the January 30, 2025 meeting.
- County indicates willingness to work with the township on wetland protection measures and on identifying an alternative demonstrated-need methodology if requested.
- Species/site environmental assessment may be required as a condition of approval prior to construction, per the October 10, 2024 letter.