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Excerpt: Robbinsdale City Code (Zoning) Section 535 - Zoning: administration and enforcement 535.05. Variances and appeals. Subdivision 1. Authori .The city council, upon receipt of the recommendation of the planning commission, shall have the authority to consider and grant variances to the provisions of this code where it finds: (a) that undue hardship or practical difficulties would result from the strict application of the provisions of these regulations; and (b) that the granting of the variance will permit the accomplishment of the purposes of this code. The city council, upon receipt of the recommendation of the planning commission, shall have the authority to review and rule upon appeals upon the part of any affected property owner where it is alleged that there has been an error in the interpretation or application of the provisions of this code. Subd. 2. Application. Requests for review and approval of variances or consideration of appeals shall be submitted by the applicant to the city staff upon an approved application form. Requests shall be submitted a minimum of four weeks prior to the planning commnission meeting at which formal action is requested. A certificate of survey showing existing and proposed structures, if any, shall be submitted with all variance requests. Subd. 3. Application fee. Submission of a request for a variance or an appeal shall be accompanied by a fee as established by subsection 535.15 of this code. Subd. 4. Review and approval. (a) Requests for consideration of variances and appeals shall be reviewed by the planning commission, which shall hold public hearings on the items. (b) Individual notices of the public hearing shall be mailed to each owner of record of property located within three hundred fifty feet of the exterior boundaries of the affected property at least ten days prior to the public hearing. Failure of a property owner to receive said notice shall not invalidate any proceedings set forth in this code provided a bona fide attempt has been made to comply with this section. (c) It shall be the duty of the city staff, upon submission of a request for a variance or appeal, to prepare a report on the request for the use of the planning commission and city council. Copies of the report and the submissions of the applicant shall be provided to the planning commission at least five days prior to the scheduled public hearing. Upon presentation at the public hearing, the report shall be entered in and made part of the record of the public hearing. (d) The planning commission shall hold the public hearing on the request as scheduled. The planning commission shall consider the report and recommendation of city staff along with the comments of any members of the public in attendance. The planning commission shall have the authority to request additional information of the applicant, or to obtain expert testimony at the • expense of the applicant.