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. prosecutions for violations thereof, the Applicant or other person or officers of the City affected thereby may appeal to the City Council by filing a written notice stating the action appealed from and stating the specific grounds upon which the appeal is made. Subdivision 3. Referral. Before any determination of an appeal from action by the Zoning Administrator, the appeal shall be referred to the Planning Commission which shall function as the Board of Appeals for study and recommendation. The Planning Commission may conduct such hearings as it may deem advisable and shall prescribe what notice, if any, shall be given of such hearing. Subdivision 4. Hearing. The City Council shall by motion after the filing of notice of appeal, set a date for hearing thereon, not earlier than seven (7) days after nor more than sixty (60) days after the next regular meeting date of the Planning Commission. Subdivision 5. Notice of Hearing. Notice of the hearing before the City Council shall be mailed to all appellants. In all cases involving determination of district boundary lines or interpretation of the text of the Chapter, ten (10) days published notice of hearing in the official newspaper shall be given. Subdivision 6. Determination. If the recommendation of the Planning Commission is not transmitted to the City Council prior to the date of hearing, the City Council may take action without further awaiting such recommendation. • 9-15.03. Variances Subdivision 1. Application. Any owner of property or a person, firm, association or corporation holding a contract to purchase property, or an optionee holding an option conditioned solely on the grant of a variance, or the duly authorized agent of such Appellant, may make application for a variance. The application shall be made on forms prepared by the Zoning Administrator. The application shall contain the legal description of the property, the zoning district in which it is located, a brief statement of the reasons the variance is requested, a statement of the ownership interest therein of the applicant and the names and addresses of the owners of all abutting property as listed on the current real estate tax rolls. The application shall be verified. Subdivision 2. Variances Prohibited. No variance may be granted for a use of any property different from that permitted by this Chapter, either directly or through the application for a conditional use permit, provided, that variances may be granted for the extension of the non-conforming use of a property which was non-conforming on the date of the adoption of this Chapter and such non-conforming use or any extension thereof shall not have expired.