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.
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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
295-0014-00313
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.
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Enter Applicant Information
Other
Casey Werner / Minnesota Power
30 West Superior Street
Duluth
MN
55802
(218)355-3610
cwerner@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.
Casey Werner / Minnesota Power
30 West Superior Street
Duluth
MN
55802
(218)355-3610
cwerner@mnpower.com
Site Information
If there is no site address, the application will be forwarded to 911/Communications to assign one.
No
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.The maximum allowed lot coverage for FAM-3 is 10 percent. The proposed development of the parcel would have a maximum lot coverage of approximately 55% (5.5 acres of coverage on the 10.1 acre parcel). The lot coverage proposed is necessary for the site as a regional pole/transformer yard. Minnesota Power currently has pole and transformer storage yards in multiple locations in the area which creates inefficiencies for material deliveries and operations. The proposed site development would consolidate several of the existing sites and significantly increase operational efficiency for the Eveleth Service Center.
Describe the intended/planned use of the property.The property would be developed as a regional Minnesota Power pole/transformer yard for the Eveleth Service Center.
Describe the current use of your property.The site is a reclaimed gravel pit and currently undeveloped.
Describe other alternatives, if any.Minnesota Power explored expanding area pole/transformer yards but site limitations made this option infeasible. Other properties in the Eveleth area were reviewed for development as a regional pole/transformer yard; however, none had the necessary highway access, developable land area or proximity to the Eveleth Service Center to fulfill all of the needs of a regional yard like the subject property.
If approved, how will the proposed use, with the variance, fit into the character of the neighborhood/area?The property could be developed to allow for a vegetated screen along CSAH 7 to minimize visual impacts. Also, in the immediate vicinity of the subject parcel, similar utility developments exist including a fenced substation on the opposite side of CSAH 7 from the subject parcel and a 3-phase transmission line passing through the southern portion of the subject parcel. The site would be active only intermittently for delivery and transfer of equipment and therefore would have minimal noise and traffic impacts.
Describe how neighboring properties and the use of those properties will be impacted by the proposed use with the variance.Adjoining landowners include St. Louis County, the state of Minnesota, Minnesota Power, and RGGS land and minerals LTD. These properties are largely undeveloped and forested. The nearest residence is approximately a quarter mile north of the proposed site development. Due to isolation and low-impact nature of the proposed development, the project with the proposed variance is expected to have minimal impacts on neighboring properties.
Describe how negative impact to the local environment and landscape will be avoided.Since the site had already been disturbed and impacted through its former use as a gravel pit, the proposed site development is expected to have little additional environmental impact. Stormwater best management practices will be designed and constructed in accordance with state standards and rules. These stormwater best management practices will reduce sediment transport and encourage infiltration to protect nearby water resources. The natural wetlands adjacent to the site development will be protected with a 50-foot natural buffer to minimize any impacts from the project.
Describe the expected benefits of a variance to use of this property.Without a variance to exceed the lot coverage as requested, the site will not be suitable for its intended use. A variance for the requested lot coverage will allow consolidation of several existing sites and significantly improve operational efficiency. This increased efficiency would be the result of less travel between sites for Minnesota Power staff and streamlined material deliveries. Ultimately, this means a safer work place for employees, less congestion on area roads and lower operational costs for Minnesota Power's customers.
Include additional comments that will clarify your request for the Planning and Community Development staff members and the Board of Adjustment.No response given.
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.
I have read and agree to the statement above.
