Summary
The Leelanau Planning Commission reviewed a Special Land Use Permit application submitted by Leelanau County for construction of a 195-foot (to 200'-3" including lightning rod) self-support communications tower at 11015 N. Kitchen Road, Northport, replacing an existing shorter tower on the site. The application package includes extensive supporting documentation responding to a Leelanau Township Zoning Administrator review letter dated September 11, 2024, addressing wetlands, stormwater, road access, propagation coverage, co-location capacity, and environmental/historic clearances.
Infrastructure Projects
The core matter is the proposed communications tower project. Jason Ball, AICP (Senior Planner, responding on behalf of the County) and Matt Ansorge, Director of Emergency Management/9-1-1, addressed multiple zoning administrator concerns. Key points: the tower will be built by Nello Inc./Midway Electronics as a 195.3-foot self-support lattice structure with a fall radius of 195.3 feet per Nello's engineering letter (Jason M. Lambert, PE). The tower is designed to accommodate four co-location spaces; Verizon (via RF engineer Michael Avery) submitted a Statement of Network Need and letter of intent to co-locate, citing a significant service gap on the north Leelanau Peninsula.
Access driveway: the original plan to use an existing easement was rejected after property owner Mr. Bensley requested an alternate route; a new route was developed in coordination with the Drain Commissioner, Conservation District, Road Commission, and Machin Engineering (Patrick J. Machin, PE). The Leelanau County Road Commission reviewed and approved the driveway (letter dated September 27, 2024), confirming no culvert is required and that Kitchen Road is not a designated Natural Beauty Road. The Leelanau Conservation District (Steve Christensen) confirmed stormwater and erosion control compliance (email dated September 19, 2024).
Environmental/historic review: Environmental Assessment Specialists, Inc. (Gavin Leaver, biologist Martyn Leaver) found the project would not significantly affect any of the nine FCC special interest items; a biological resource assessment before construction was recommended given potential habitat for species including Indiana Bat, Northern Long-eared Bat, and Eastern Massasauga. A Phase I archaeological survey (Fred A. Finney, PhD, Upper Midwest Archaeology) found no cultural resources, and Michigan SHPO (Kathryn Frederick) concurred on March 4, 2024, that no historic properties are affected. A geotechnical report (SME, Paul E. Anderson, PE) confirmed the site is suitable for a mat foundation. FAA determination and NEPA checklist were also completed, with no flood plain issues per FEMA determination.
Design modifications made in response to review comments: barbed wire fencing was removed from plans (replaced with chain-link only); a landscaped buffer was deemed unnecessary given the ~1,000-foot setback from the roadway and existing tree screening; tower material is confirmed as non-reflective galvanized steel.
Other Business
The zoning administrator's additional comments clarified that the application before the Planning Commission is specifically to evaluate the proposed tower location and co-location feasibility, not alternative site locations. It was noted the Township Board, as a funding partner, could participate in tower site selection or delegate that role to the Planning Commission.
Action Items
- County to provide at least 4 co-location spaces on the tower, per letter from Matt Ansorge.
- If required by the Planning Commission, a biological resource assessment/site visit by a qualified biologist could be made a condition of approval given potential sensitive species habitat.
- Construction activity should avoid the avian nesting season (February 1–September 30) per EAS recommendation; if unavoidable, a pre-construction clearance survey by a qualified biologist is required.
- Should any cultural, historical, or paleontological resources be exposed during construction, the Office of the State Archaeologist must be notified immediately.
- Damage to Kitchen Road during construction to be addressed by the driveway construction contractor.
- Existing tower on the subject property to be removed concurrent with construction of the new tower.