(A) The Planning Commission may authorize alteration, restoration or replacement of a non-conforming use or structure when any of the following circumstances apply:
(1) The alteration is necessary to comply with any lawful requirements for alteration of said use or structure; and
(2) Restoration or replacement is made necessary by fire, casualty or natural disaster. Any restoration or replacement approved pursuant to this division (A) shall be commenced within one year from the occurrence of the fire, casualty or natural disaster.
(B) In any other circumstance, the alteration, restoration or replacement of a non-conforming use or structure may be authorized by the Planning Commission; provided that, the applicant demonstrates that the proposal satisfies the following criteria:
(1) The alteration of the use will result in a reduction in non-conformity of the use, or would have no greater adverse impact on the neighborhood; and
(2) The alteration of structures or physical improvements will result in a reduction in non-conformity of the structures or improvements or would have no greater adverse impact on the neighborhood.
(C) If any non-conforming use is discontinued for a period of one year, the non-conforming use shall not be resumed and any subsequent use of the property and structure involved shall conform to the requirements of this chapter.
(Prior Code, § 16.195.010)