(a) Continuation
Any nonconforming structure may be continued and maintained through the amortization period, provided there are no structural alterations except as provided in this Chapter.
(b) Alterations
The following alterations are permitted to a nonconforming structure:
(1) When a subsequently adopted ordinance or regulation requires specific alterations, those alterations shall be made.
(2) Additions to a nonconforming structure may be made, provided the proposed addition meets all requirements in effect at the time the application for the addition is made.
(c) Amortization
(1) Every legal nonconforming structure shall be completely removed or altered to conform to the requirements of the zoning district in which it is located according to the amortization time schedule established by Resolution of the City Council or the provisions of this Chapter. Such time schedule for removal or alteration may not be fixed for a date before the expiration of the normal life of any building, as determined by the Planning Director. Such determination of the normal life of a nonconforming building, and the fixing of time for its removal or alteration, may only be made after notice to the owner.
(2) An order for removal or alteration shall require such action on a date no less than five (5) years from the time such an order is made. It shall be the duty of the Planning Department to give the owner of the affected structure written notice of the required removal or alteration immediately upon the order becoming final. A second notice shall be issued not less than sixty (60) or more than one hundred eighty (180) days prior to the date such removal or alteration is required to be completed. If the Planning Department fails to give this second notice within the above time period, the owner shall be given sixty (60) days from the notice's actual postmark date.
(d) Reconstruction of Damaged Structure
Any nonconforming structure damaged by any natural or man-made catastrophe subsequent to the effective date of this Zoning Code may be reconstructed, provided that the cost of such reconstruction does not exceed fifty percent (50%) of the appraised value of such structure at the time such damage occurred.
If, in the process of reconstructing a nonconforming structure pursuant to this subsection, certain nonconformities can be brought into conformance, they shall be brought into conformance.
[Ord. No. 544, Exhibit A, 3/23/16.]