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.
Claudia
Ciganik
30 W Superior St
Duluth
MN
55802
2185907220
cciganik@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
570-0031-00815
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
Claudia Ciganik (Minnesota Power)
30 W Superior St
Duluth
MN
55802
2185907220
cciganik@mnpower.com
--
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Mailing Address Information.
This address can default from the address you selected. If the values defaulted are not correct, please enter the correct information.
Claudia Ciganik (Minnesota Power)
30 W Superior St
Duluth
MN
55802
cciganik@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 Rd,
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.Minnesota Power is proposing a substation upgrade that includes a new circuit breaker and an expanded driveway. These improvements would increase the site's impervious surface from approximately 24.5% to approximately 28.2%, exceeding the 2% limit set by St. Louis County's MU-2 zoning designation. The site currently has a 27% variance. Minnesota Power will require a variance from the impervious surface requirement to accommodate the substation upgrade project.
Describe the intended/planned use of the property.The property is developed and operated as a substation. The proposed upgrade is consistent with the existing use and is intended to support the continued operation of the 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 feasible alternatives to the proposed project. The substation upgrade is necessary to accommodate increased electrical load on existing lines. Installation of new equipment will enhance the stability and reliability of the local electrical grid.
If approved, how will the proposed use, with the variance, fit into the character of the neighborhood/area?The proposed upgrade is consistent with the existing use of the property as an electrical substation. The site is developed for utility infrastructure, and the planned improvements will not alter the character. It is a secluded location and will not negatively impact nearby homeowners or private landowners.
Describe how neighboring properties and the use of those properties will be impacted by the proposed use with the variance.The site will continue to operate as a utility facility, and the improvements will not introduce any long-term new activities or disturbances. Neighboring landowners will be able to use their properties as they currently do, without any adverse impact from the substation upgrade.
Describe how negative impact to the local environment and landscape will be avoided.The proposed upgrade is approximately 0.1 acres. A NPDES permit will not be required, however Minnesota Power 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.A substation upgrade is necessary to address increased electrical loads on the existing feeder line. The installation of new equipment will allow the load to be split between feeders, improving system reliability and providing operational flexibility in the event of a feeder outage. The upgrade will improve reliability of the local electrical grid and is not expected to result in any long-term impacts to neighboring properties.
Include additional comments that will clarify your request for the Planning and Community Development staff members and the Board of Adjustment.The proposed substation upgrade is needed to address increased load on the existing feeder line and to improve reliability for the local electrical grid. Minnesota Power has contacted the adjacent landowners to purchase the additional land that would be needed to meet the county's MU-2 impermeable surface zoning requirements. The owner declined to sell, leaving no feasible alternative than to obtain a variance.
IF YOU ARE RESPONDING TO A PERMIT VIOLATION, PLEASE ANSWER THESE ADDITIONAL QUESTIONS
Describe your reasons county zoning ordinance requirements were not followed.--
Describe your effort to comply with the ordinance and to obtain a land use permit and/or other required permits.--
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?--
Prior to the construction or repair work, did you speak with anyone from the Planning and Community Development Department?--
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.
Claudia Ciganik
cciganik@mnpower.com
I have read and agree to the statement above.
