1. A variance may be renewed only under circumstances and upon conditions which would justify its original granting.
2. An application for a renewal of a variance must be made at least 60 days before the expiration of the variance. The Commission shall give public notice of the application.
3. If a protest is filed with the Commission against the renewal, the Commission shall hold a public hearing and shall not renew the variance unless it makes specific, written findings of fact which justify the renewal.