Lee County hearing examines proposal for 145-foot cell tower in ITEC Tract G

Hearing Examiner Donna Marie Collins heard the ITEC Cell Tower application on behalf of Lee County, where the applicant requested a planned development amendment and a special exception to build a 145-foot monopole on a 0.09-acre portion of ITEC Tract G.

Darren Taylor, a land-use planner with Holtzman Vogel, told the examiner the proposal would site a monopole designed for up to four carriers in the southwest corner of Tract G. "What we're proposing is a 145-ft monopole tower," Taylor said, and he asked the county to amend the master plan development to remove or increase a prior 100-foot height limitation and to reduce a 250-foot setback from Airport Hall Road to 52 feet, a change that requires a variance from the Lee County code.

Taylor said the site is within the ITEC Tradeport future land-use designation, east of I-75 and north of Aliko/Lico Road, an area he described as intended for industrial and commercial uses and therefore a preferred location for wireless facilities under county policy. The applicant submitted RF coverage maps and photo simulations and argued the tower would bridge coverage gaps and add capacity; Taylor presented maps showing existing "red" areas of unreliable service and expanded "green" coverage after the proposed installation.

Taylor also noted the site is largely cleared as part of the larger Tract G/F development and that the applicant provided supporting materials including a fall-radius letter, NEPA environmental analysis, a photo-simulation packet and an RF analysis. He said wildlife checks in the record showed no wood storks near the site and that the facility would not trigger demands for water, sewer or traffic.

Adam Mendez, Principal Planner in the county's Community Development Zoning Section, summarized staff's analysis and history of the master plan. Mendez explained that the 100-foot height and 250-foot setback language appeared originally as an administrative proffer and was later codified in a 2021 resolution; staff recommended approval of the special exception and the limited PD amendment because the proposed monopole is a preferred design (a monopole with panel antennas), buffers meet code, and the requested 145-foot height remains below the county's 149-foot code maximum.

On review criteria, staff emphasized that wireless facility siting requires balancing traditional variance/hardship standards with facility-specific compatibility and mitigation criteria; Mendez told the examiner the special exception is the proper vehicle for review of towers over 100 feet and that the record shows measurable coverage and capacity benefits for employment centers north of Ellicott/Aliko Road and some residential areas to the south.

No members of the public appeared to provide comment. The applicant provided paper exhibits that were marked in the record, including the PowerPoint presentation, RF study, photo simulations, fall-radius letter and NEPA study. The hearing examiner said she had already conducted a site visit and "anticipate[d] releasing a decision in this case in the next two or three weeks," and she closed the hearing.

The hearing record shows the primary unresolved items are the discrete PD amendment (change to the MPD's stated height/setback limits) and the special exception/variance request for the 52-foot setback; the hearing examiner has final authority over both applications and will issue a written decision after reviewing the transcript and exhibits.

Next steps: the examiner will issue a final written decision in approximately two to three weeks; no vote or final action was taken at the hearing.