Summary
The Leelanau Planning Commission reviewed a Special Land Use application by Leelanau County for a communications tower in the Agricultural Zoning District, per Article 12 of the Leelanau Township Zoning Ordinance. Staff walked through the seven required standards, noting where the application meets requirements and where conditions are recommended, particularly regarding wetlands, stormwater management, and farmland impact. No final findings (meets/meets with conditions/does not meet) were recorded in the document for each standard; these were left for Commission determination.
Public Comments
The document notes that Leelanau Township residents and property owners provided considerable written and verbal input. Several commenters stated the proposed tower would change the essential character of the Township; others submitted comments stating the tower is greatly needed, having seen its proposed appearance. No individual names of public commenters were included in the document.
Infrastructure Projects
The application concerns a proposed communications tower, including a new access driveway off Kitchen Road (a seasonal county road), replacing an existing tower on the property. Key details and staff-recommended conditions include: removal of the existing tower within 180 days of new tower completion; exterior lighting to conform to the Township's Dark Sky nuisance ordinance; construction completed within two years of approval; and no tower lighting unless later required by a federal agency (which would require an amendment).
Wetland concerns were raised: the Zoning Administrator observed red-osier dogwood vegetation suggesting the delineated wetland boundary may be inaccurate. Williams & Works (the Township's engineering consultant, per emails from Nathaniel Mehmed and David Mickevich dated January 15, 2025) recommended a stormwater detention pond with controlled outlet and forebay, geogrid stabilization of the driveway's aggregate and side slopes on grades over 10%, and correction of aggregate compaction to 98% per MDOT specification. Proposed conditions include: wetland delineation by an EGLE-recognized professional, a stormwater detention basin sized to the draining area, a 10-foot buffer between wetlands and grading, and ongoing maintenance of the stormwater system.
The Leelanau Township Fire Department, County Road Commission, and former County Drain Commissioner each submitted letters supporting or approving aspects of the application. The Township Board's 2022 Resolution (adopted January 18, 2022, signed by Supervisor/Clerk) had previously endorsed adding a third communications tower north or northwest of Northport, citing that 1,032 parcels (about 34% of inhabited parcels in the Township) were unserved or underserved for broadband/cellular access.
Farmland impact was also discussed: the driveway would remove trees from approximately 15 rows of an existing cherry orchard, though the Applicant's planner stated impact would be minimal and remaining trees could still be farmed.
Financial Summary
The 2022 Township Resolution requested that Leelanau County allocate "a substantial portion" of its American Rescue Plan Act (ARPA) funds to address internet accessibility for over 5,000 county residents, and stated the Township was prepared to dedicate a portion of its own ARPA funds toward the same goal. No specific dollar figures were provided.
Action Items
- Applicant to have wetlands delineated by an EGLE-recognized professional and shown on the Site Plan.
- Site Plan to be revised to include a stormwater detention basin sized for the draining area, per Williams & Works recommendations.
- 10-foot buffer required between delineated wetlands and any grading work.
- Stormwater management system to be maintained throughout the term of the Special Land Use Permit.
- Existing tower on the property to be removed within 180 days of new tower completion.
- Tower construction to occur within two years of approval, per staff recommendation.
- Zoning Administrator to prepare the Special Land Use Permit document if the application is approved, potentially conditioned on further permits/approvals being obtained first.