Summary
The Leelanau Planning Commission conducted a Special Land Use standards review for a proposed 200'-3" communications tower at 11015 N. Kitchen Rd., submitted by Leelanau County Administration. After evaluating the application against six Special Land Use Standards (12.6.1–12.6.6), the Commission found the application failed five of six standards and voted 4-2 to deny the Special Land Use Permit. Commissioner Mitchell recused due to conflict of interest and was absent from all votes.
Public Comments
Considerable public input was received from Leelanau Township residents and property owners. Some submitted written and verbal comments arguing the tower would change the essential character of the township; others submitted written and verbal comments stating the tower is greatly needed. No individual resident names were recorded in the document. The Applicant submitted a letter from a Professional Planner asserting the tower would not change the district's essential character and would have minimal impact on the adjacent orchard. The Leelanau Township Board's 2022 Resolution supporting a tower north/northwest of Northport was also part of the record.
Infrastructure Projects
The Commission reviewed the tower application under each Standard:
- Standard #1 (Essential character): Motion by Gerald Schatz to approve failed for lack of second. Motion by Hugh Scott that the standard was not met passed 4-2 (Fischer, Scott, Gans, Hart-yes; Schatz, Kalchik-no).
- Standard #2 (Public facilities/services): Motion by Kristi Fischer that the standard was met passed 6-0.
- Standard #3: Motion by Hugh Scott that the standard was not met passed 4-2 (Scott, Fischer, Hart, Gans-yes; Schatz, Kalchik-no).
- Standard #4 (Natural environment/wetlands): Concerns included an unconfirmed wetland boundary near red-osier dogwoods, a proposed 350-foot driveway with a stone check dam, and no biologist field assessment as recommended by the FCC consultant (EAS). Motion by Schatz to approve with conditions failed for lack of second. Motion by Scott that the standard was not met passed 4-2 (Hart, Fischer, Gans, Scott-yes; Schatz, Kalchik-no).
- Standard #5 (Farmland): Approximately 1.25 acres (about 15 rows) of cherry trees would be removed for the driveway. Motion by Scott that the standard was not met passed 4-2 (same vote split).
- Standard #6 (Stormwater): Williams and Works engineers recommended a detention pond with controlled outlet and stabilization of aggregate/shoulders on slopes over 10%. Motion by Scott that the standard was not met passed 4-2 (Fischer, Scott, Gans, Hart-yes; Schatz, Kalchik-no).
Motion by Hugh Scott, seconded by Kristi Fischer, to deny the Special Land Use Permit Application passed 4-2 (Scott, Fischer, Hart, Gans-yes; Schatz, Kalchik-no). Chair Kalchik declared the issue decided.
Action Items
The Special Land Use Permit for the communications tower was denied; no further approval action is pending. The recurring conflict centers on the tower's impact on wetlands, farmland, and the township's agricultural character, an issue on which the Commission was repeatedly split 4-2, with Schatz and Kalchik consistently dissenting.