The Board of Zoning Appeals shall have the power to determine and vary the application of these Regulations in the manner provided by state statute, in harmony with their purpose and intent and with due consideration for conserving the public health, safety, convenience and welfare, solely with respect to a parcel of land where, owing to conditions especially affecting such parcel but not affecting generally the district in which it is situated, a literal enforcement of such regulations would result in exceptional difficulty or unusual hardship so that substantial justice will be done and the public safety and welfare secured. Such variances may be for periods as determined by the Board of Zoning Appeals.

Before making such determination or variance the Board of Zoning Appeals must make a written finding in the minutes of each case giving in detail: a) the special circumstances which create the hardship for the particular parcel of land and which do not apply to other parcels in the district; b) that the hardship did not exist when the applicant became an interested party and was not created by any act of the applicant, and c) that the variance allowed was the minimum necessary to relieve the hardship. A copy of each variance shall be filed in the land records of the Town in the Town Clerk's Office.

Site Plan approval shall be required.