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"where an unusual hardship on the land exists". For variances to zoning regulations, see M. S. § 462.357, Subd. 6(1), which permits variances from zoning ordinances only "in instances where their strict enforcement would cause undue hardship because of circumstances unique to the individual property under consideration, and to grant such variances only when it is demonstrated that such actions will be in keeping with the spirit and intent of the ordinance. "Undue hardship, as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to the property not created,by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance. Undue hardship also includes, but is not limited to, inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth sheltered construction as defined in section 216C.06, subdivision 2, when in harmony with the ordinance. The board of appeals and adjustments or the governing body as the case may be, may not permit as a variance any use that is not permitted under the ordinance. for property in the zone where the affected person's land is located. The board, or governing body, as the case may be, may permit as a variance the temporary use of a one family dwelling as a two family dwelling. The board or governing body as the case may be may impose conditions in the granting of variances to insure compliance and to protect adjacent properties." 5. Conditional Uses. M. S. § 462.3595 provides the method for issuing conditional use permits. Conditional uses are a cure for a problem with the use of the land and the city cannot impose conditions that go beyond resolving the problem. Conditional use restrictions must be reasonable and imposed only after a hearing is held: The city cannot require that conditional use permits be renewed after a specific time. Once a permit is granted, it cannot be modified except with the agreement of the city and the landowner. Conditional use permits cannot be for a specific period (use a licensing procedure for occupations where an annual license and review is desired).- A conditional use permit must be recorded by the city and the conditional use runs with the land and applies even to subsequent purchasers of the land so long as the conditions are being met. A conditional use permit can be revoked after a hearing if there is not substantial compliance with the conditions. 3