Summary
The Leelanau Township Planning Commission's September 12, 2024 agenda centered on continued discussion of a proposed Zoning Ordinance text amendment for Farm Stay Campsites, along with review of prior meeting minutes and status updates on the Kitchen Road Communications Tower special land use permit application. No votes are recorded in the September 12 agenda materials themselves; the attached documents largely consist of the agenda, a public comment letter, draft minutes from the June 27, 2024 meeting, and Zoning Administrator staff review memos on the tower project.
Public Comments
Phyllis Rebori submitted written comments via email (September 6, 2024) on the Farm Stay Campsites draft ordinance from the June 27, 2024 Public Hearing. She raised questions about inconsistent terminology, including undefined terms like "commercial farming activity" and "commercial agricultural use," and suggested the ordinance either adopt definitions from the Michigan Right to Farm Act 93 of 1981 (which defines "Farm" and "Farm Operation") or create standalone definitions for clarity. She also asked whether farm workers staying in RVs would pay camping fees and be subject to additional state/federal requirements, questioned whether "Guests" meant campers or non-campers, and asked for clarification on refuse management and trespass-prevention provisions. No formal response to her letter is recorded in the documents.
In the June 27, 2024 minutes, no public comment was offered in person or via Zoom during either public comment period, though Chair Kalchik noted opportunities were available. Applicant Phil Halstedt thanked the Commission for its work on the Farm Stay ordinance.
Infrastructure Projects
The Kitchen Road Communications Tower special land use permit application (Leelanau County, applicant) was reviewed extensively by Zoning Administrator Steve Patmore in memos dated September 10–11, 2024. Concerns included: wetlands near the site not delineated on site plans, construction within 40 feet of wetlands, no stormwater retention calculations provided, unclear Road Commission review of the proposed driveway on Kitchen Road, and questions about whether Kitchen Road is a designated Natural Beauty Road. Patmore also flagged incomplete propagation maps lacking dates, preparers, and legends, absence of a required township-wide tower map, no confirmed carrier commitments, and non-compliant barbed wire shown on tower fencing plans. The tower height was noted as 200'-3" including a lightning rod. Patmore stated Leelanau County must decide whether to amend the application or have it formally reviewed as-submitted; if reviewed as-submitted, findings would be presented at the September 26, 2024 Planning Commission meeting, or if revised, a new public hearing would target October 24, 2024.
Other Business
The agenda included routine items: approval of agenda, declaration of conflicts of interest, announcements and correspondence, reports from the Township Board and Zoning Administrator, and committee reports. The June 27, 2024 draft minutes noted Commissioner Tom Weber's resignation from the Commission effective August 1, 2024, due to relocation to Wisconsin (his term ran through July 2026), and discussion of the Leelanau Township Master Plan Update, with an editable draft posted on a Google Drive for Commissioner comments.
Action Items
- Zoning Administrator to prepare findings and reports for the September 26, 2024 Planning Commission meeting if the tower application is reviewed as-submitted.
- If Leelanau County revises the tower application, a new Public Hearing is targeted for October 24, 2024.
- Planning Commission to continue review of the Farm Stay Campsites ordinance, incorporating public comments such as those from Phyllis Rebori regarding terminology and definitions.
- Outstanding tower-related items needing clarification include wetland delineation, stormwater calculations, Road Commission review, propagation map details, and removal of non-compliant barbed wire fencing.