No building in need of repairs or which has been damaged by casualty loss of more than fifty percent (50%) of its appraised value shall be restored. Buildings in need of repair or damaged by a casualty loss of less than fifty percent (50%) of its appraised value may be restored or reconstructed in the same floor plan and size of the original building. Changes in use shall be in conformity with the regulations of this title. In the event of a site built residential use building that is a legally nonconforming property at the time of a casualty loss, regardless of percent of repair costs or damage to appraised value, may be reconstructed in the same floor plan and size of the original building. Deviations must be presented to the planning and zoning commission and approved by city council. (Ord. 1105, 2-14-2005)