No building or structure shall be erected, moved, added to, structurally altered, nor shall any building, structure, or land be established or changed in use without a permit issued by the Responsible Authority. No zoning permit shall be issued for any project requiring the obtaining of such permit that does not conform with all provisions of this Zoning Ordinance unless the Zoning Board of Appeals or Planning Commission have been given the authority to grant a variance, through procedures that are provided by this ordinance.