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i ■L' I'* §78-100 ORONO CITY CODE upon the specific grounds set forth in the subdivision regulations. Unusual hard ship includes but is not limited to inade quate access to direct sunlight for solar energy systems. (Code 1984, i 10.06(3XBX2)) See. 78>101. Offlelal map. After an official map is adopted, designating locations for future land that is needed for future street purpoaea and as sites for other necessary public uses, if a permit for a building in such location is denied, the board of appeals and ad justments shall have the power, upon appeal filed with it by the owner of the land, to grant a permit for building in sudi location in any case in which the board finds, upon the evidence and the argu ments presented to it, that: (1) The entire property of the appellant of which such area identified for public pur poses forms a part cannot yield a reason able return to the owner unless such a permit is granted; and (2) Balancing the interest of the city in pre serving the integrity of the official map and of the oomprdiensive municipal plan and the interest of the owner of the prop erty in the use of his property and in the benefits of ownership, the grant of such permit is required by considerations of justice and equity. (Cfode 1984, { 10.06(3XBX3)) 8Uto law nteeafle—Bflbct ofoindsl map, Mina Stat |468.8Se,aubd8. Secs. 78-108 —78.120. Reserved. Subdivision H. Mbnances* See, 78*181. When granted. The council upon application may grant vari ances from the strict application of the provisions of this chapter and impose conditions and safe guards in the variances so granted, in cases where there are practical difficulties or particular hardshipe in the way of carrying out the strict •Steto law raCmace-Vkrimiem, Minn. SUL 1 462.357, mibd. 6(2i. letter of the regulations of this chapter and where the variance does not adversely affect the purpose and intent of this chapter nor the health or welfare of the public. (Code 1984, S 10.08(1)) Sec. 78*122. References to board. Before authorization of any variances by the council, the request shall be referred to the board of appeals and adjustments for study concerning the effect of the proposed variance upon the comprehensive mtmicipal plan and on the charac ter and development of the neighborhood: and for its recommendation to the council for the grant ing of such variance so as to relieve such difficul ties or hardship to the degree considered reason able without impairing the intent and purpose of this chapter. The board of appeals and adjust ments shall recommend such conditions related to the variance regarding the location, character and other features of the proposed building, struc ture or use as it may deem advisable. The council by unanimous action may waive reference to the board. (Code 1984, S 10.08(2XA)) Sec. 78*123. Issuances. (a) In considering applications for variance, the council shall consider the advice and recom mendation of the board of appeals and adjust ments and the effect of the proposed variance upon the health, sedety and welfare of the com munity, existing and anticipated traffic condi tions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. Before granting a vari ance, the council shall hear requests for variances from the literal provisions of this chapter in instances where ^eir strict enforcement would cause undue hardship because of circumstances unique to the individual property under consider ation, and to grant such variances only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. The parameters within which a variance may be granted are as follows: (1) The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. CD78:28