ST. LOUIS COUNTY, MN
PLANNING AND ZONING DEPARTMENT
Government Services Center
Government Services Center
320 West 2nd Street, Suite 301
201 South 3rd Avenue West
Duluth, MN 55802
Virginia, MN 55792
(218) 471-7103
(218) 471-7103
VARIANCE REQUEST PERMIT APPLICATION
Your Contact Information.
If the information is not correct, you may need to update your contact information using the 'Maintain Contact Information' option once you have filled out this application.
Alexander
Luman
30 W Superior St
duluth
MN
55802
2183553029
aluman@mnpower.com
Any
General - This application is used to apply for a Land Use Permit. Applicants will need to attach the appropriate worksheet(s) in order to process. Incomplete applications will be returned. Note that the 'clock' does not begin until after payment has been processed for the application. For more information, see our website at:
www.stlouiscountymn.gov/BuildingStructures
570003100815
Is this application being submitted for a Rehearing?
If this application is being submitted because a previous Variance Permit application was denied or disapproved, please select Yes.
No
Enter Applicant Information
Landowner
Minnesota Power
30 W Superior St
duluth
MN
55802
2183553029
Alexander Luman
(218)355-3029
Mailing Address Information.
This address can default from the address you selected. If the values defaulted are not correct, please enter the correct information.
Minnesota Power
30 W Superior St
duluth
MN
55802
(218)355-3029
aluman@mnpower.com
Site Information
If there is no site address, the application will be forwarded to 911/Communications to assign one.
Yes
6786 Giants Ridge Road Embarrass, MN 55732
No
US Forest Service
US Forest Service
MN DNR, Area Hydrologist
MN DNR, Area Hydrologist
MN DNR Land and Minerals
MN DNR Land and Minerals
St. Louis County - Duluth
St. Louis County - Duluth
Government Services Center
320 West 2nd Street, Suite 301
St. Louis County - Virginia
St. Louis County - Virginia
Do you have written authorization from the leased property owner?
If Yes, you must attach written authorization form.
How is the property accessed?
Enter Project Information.
If you answered 'Yes' to any of the questions below, it is required that you submit a copy of a septic permit to construct or certificate of compliance approval or municipal/sanitary district approval when applying for a land use permit.
Is this project on a parcel less than 2.5 acres?No
Is this project within 300 feet of a stream/river or 1,000 feet of a lake?No
Is this project adding a bedroom?
Include home, garage, and accessory dwelling.No
Total # of bedrooms on property after project completion.0
Does this project include plumbing or pressurized water in proposed structure?No
If Yes, please explain:--
Is this project connected to a municipal or sanitary district system?No
VARIANCE REQUEST WORKSHEET
A variance allows the use of property in a manner otherwise forbidden by a zoning ordinance by varying one or more of the performance standards such as lot size, setbacks, etc.
Variances from official zoning controls are defined under Minnesota Statutes 394.27 and require the landowner to prove that the property could not otherwise be used or enjoyed in the proposed way by complying with ordinance requirements and that there will be no negative impact on surrounding properties.
It is advisable that you discuss your request with Planning and Community Development staff prior to submitting the application. Approval or denial of your request is dependent on the justification you provide in answering the questions on this application. For more information, please check our website at: www.stlouiscountymn.gov/VarianceRequired
VARIANCE REQUEST INFORMATION
Complete this form along with the Land Use Permit Application
What kind of variance request is this?
If this is a Variance After the Fact, you must answer additional questions below.
Variance Request
Describe what you are varying from and the situation that makes it difficult to comply with county ordinances.
If your proposal includes a structure, please also list the length, width and height of the structure.MN Power is proposing to expand its existing Embarrass Substation (The Project) to accommodate the installation of a new 115/23 kv breaker. The Project would exceed the 2% impermeable surface percentage required under the current zoning designation by St. Louis County. The site is currently 27% impervious. The additional impervious area resulting from The Project would be 0.06 acres for a new total impervious amount of 28% of the existing 5.8 acre lot. As a result, MN Power is requesting a variance from the County's impermeable surface requirements under its MU-2 zoning designation.
Describe the intended/planned use of the property.The proposed use of the property would be to continue its use for an electrical substation.
Describe the current use of your property.The current use of the property is for an electrical substation.
Describe other alternatives, if any.There are no alternatives. The project is required to support/correct voltage deficiencies in the area's electrical grid.
If approved, how will the proposed use, with the variance, fit into the character of the neighborhood/area?The use will be consistent with what is currently at the location. This is a secluded substation with no impacts to home owners
or private landowners.
Describe how neighboring properties and the use of those properties will be impacted by the proposed use with the variance.The adjacent landowner will be able to continue to utilize their property without any negative impacts.
Describe how negative impact to the local environment and landscape will be avoided.The proposed substation expansion will have no negative runoff or other environmental impacts to the landscape. The surrounding land is undeveloped woodland owned by IRRRB. The area of disturbance required for the Project is less than one acre and a NPDES Permit will not be required. However. MP will use erosion control BMPs to minimize any impacts resulting from the Project.
Describe the expected benefits of a variance to use of this property.The variance will enable MP to construct the Project which will correct voltage deficiencies currently experienced in the area's electrical grid. The Project will also result in the development of a backup power source for electrical supply outage scenarios.
Include additional comments that will clarify your request for the Planning and Community Development staff members and the Board of Adjustment.The project is needed to correct voltage deficiencies experienced in the area's electrical grid. The project will also create a backup power source that can be used during electrical supply outages. The adjacent landowner has been contacted and will not sell MP the additional land that would be needed in order to come into compliance with the county's MU-2 impermeable surface zoning requirements.
IF YOU ARE RESPONDING TO A PERMIT VIOLATION, PLEASE ANSWER THESE ADDITIONAL QUESTIONS
Describe your reasons county zoning ordinance requirements were not followed.St. Louis County did not have zoning control when the substation was constructed because it was located on state land. Once the parcel was sold, St. Louis County zoning
requirements applied.
Describe your effort to comply with the ordinance and to obtain a land use permit and/or other required permits.When Minnesota Power acquired the land, MP tried to acquire more than the 5.8 acres, but IRRRB was only willing to sell the 5.8 acres. Other attempts to acquire additional land to have been declined with one attempt in 2016 and one in 2024.
Describe any substantial investments, construction and/or repairs made to the property before you discovered you needed a variance.--
If there was construction or repair, on what date did it begin? What date did it end?
Who performed the construction or repair work?--
Was a survey of your property boundaries obtained?Yes
Prior to the construction or repair work, did you speak with anyone from the Planning and Community Development Department?No
By submitting this application, I certify and agree that I am the owner or the authorized agent of the owner of the above property, and that all uses will conform to the provisions of St. Louis County. I further certify and agree that I will comply with all conditions imposed in connection with the approval of the application. Applicants may be required to submit additional property descriptions, property surveys, site plans, building plans, and other information before the application is accepted or approved. Intentional or unintentional falsification of this application or any attachments thereto will make the application, any approval of the application and any result invalid. I authorize St. Louis County staff to inspect the property to review the application and for compliance inspections. Furthermore, by submitting this application, I release St. Louis County and its employees from any and all liability and claims for damages to person or property in any manner or form that may arise from the approval of the application or any related plans, the issuance of any resulting permit or the subsequent location, construction, alteration, repair, extension, operation or maintenance of the subject matter of the application.
If your name, contact information or email address have changed, you should update your contact information in the portal by selecting 'Maintain Contact Information' at the top of this page.
Alexander Richard Luman
aluman@mnpower.com
I have read and agree to the statement above.
