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` T ., § �0 •0 / shall approve a certificate of occupancy for a non-conforming use. Failure to apply for such occupancy certificate will be prima facie evidence that such non-conforming use was either illegal or did not lawfully exist on January 1, 1985 . Subd. 6. Building-'Permit. It is unlawful for any person to hereafter erect or structurally alter a structure until a building permit shall have been issued indicating that the existing or proposed structure and the use of the land co mply with this Zoning Chapter and all building codes. All applications for building permits pertaining to the erection or major alterations which will affect the outside dimensions of a structure, shall be accompanied by three (3) copies of a site plan. If the site consists of land not a part of a subdivision or land composed of partial lots, the site plan shall be attached to a survey by a registered land surveyor showing the actual dimensions of the lot, lots or parcel to be built upon. The site plan shall also show dimensions of existing and/or proposed structures to be erected or structurally altered, their location on the site in relation to outside boundary, the required off-street parking plan and such other information as may be necessary to provide for the enforcement of these regulations. Site plans submitted for all uses except one and two family dwellings shall contain lighting and landscape plans, and all site improvements are to be bonded at the rate of 1-1/2 times their estimated cost. i SEC. 10.08. VARIANCES. Subd. 1. Variances: When Granted. The Council may grant variances from the strict application of the provisions of the Zoning Chapter and impose conditions and safeguards in the variances so granted , in cases where there are practical difficulties or particular hardships in the way of carrying out the strict letter of the regulations of the Zoning Chapter and where the variance does not adversely affect the purpose and intent of the Zoning Chapter nor the health or welfare of the public. Source: Municipal Code Effective Date: 9-14-67 Subd. 2. Variances; Reference to the Board of Appeals and Adjustments. A. The Planning Commission is constituted as the Board of Appeals and Adjustments. The decisions of the Board are advisory to the Council. Before authorization of any variances, the request therefor shall be referred to the Board of Appeals and Adjustments for study concerning the effect of the proposed variance upon the Comprehensive Municipal Plan and on the character and development of the neighborhood; and for its recommendation to the Council for the granting of such variance so as to relieve such difficulties or hardship to the degree considered reasonable ORONO CC 264 (4-1-84)