Except as otherwise provided in this article, the lawful use of any building, structure or land existing at the time of the enactment of this chapter, or any applicable amendment thereto, may be continued, although such use does not conform to the provisions of this chapter.
No existing building or structure devoted to a nonconforming use shall be enlarged, extended, reconstructed or structurally altered, except as follows.
Any nonconforming building or structure, which as a result of fire, explosion or other casualty has less than 50% of its then existing floor area made unsafe and/or unusable, said nonconforming building or structure may be restored, reconstructed or used as before, provided that the bulk, height and area requirements shall not be in excess of that which existed prior to said damage. Such restoration must be completed within one year of such occurrence or the use of such building, structure or land as a legal nonconforming use shall thereafter be terminated.
A nonconforming use shall not be extended, but the extension of a lawful use to any portion of a nonconforming building which existed prior to the enactment of this chapter shall not be deemed the extension of such nonconforming use. No nonconforming use shall be extended to displace a conforming use.
Any nonconforming building or structure, or portion thereof, declared unsafe by a proper authority may be restored to a proper condition based on applicable codes.
A. 
A nonconforming building or structure for other than residential purposes may not be reconstructed or structurally altered during its life to an extent that such alterations exceed in aggregate cost 25% of the City Assessor appraised value of the building or structure, exclusive of the value of the land, unless said building or structure is changed to a conforming use. A nonconforming building or structure containing residential use may be altered in any way to improve interior liveability, provided that no structural alteration shall be made which would increase the nonconformity with regard to the number of housing units or the bulk of the building or structure.
B. 
Normal maintenance repairs and incidental alteration of a building or structure containing a nonconforming use shall be permitted, provided that said repairs and alterations do not extend the volume or area of space occupied by the nonconforming use.
A. 
A nonconforming use or structure may be changed to another nonconforming use of equal or more restricted classification, provided that no structural change, enlargement, extension or reconstruction is made.
B. 
A nonconforming use may be changed into a conforming use.
C. 
When a nonconforming use is changed to a conforming use or a more restricted nonconforming use, the use of the structure, building or land shall not thereafter be changed into a nonconforming use or a less restricted nonconforming use.
D. 
Prior approval. Nothing herein contained shall require any change in the plans, construction or designated use of a building complying with existing laws, a permit for which had been duly granted before the date of adoption of this chapter, or any applicable amendment thereto, provided that said building shall be completed according to such plans as filed within 18 months from the date of this chapter.
A. 
Abandonment. The discontinuance of a nonconforming use for a period of one year and/or the change of use to a more restrictive or conforming use for any period of time shall be considered an abandonment thereof, and such nonconforming use shall not thereafter be revived. Intent to resume active operations shall not constitute continuance of a nonconforming use.
B. 
Partial destruction. Any nonconforming building or structure, which as a result of fire, explosion or other casualty, has 50% or more of its then existing floor area destroyed, the use of such building or structure, as a nonconforming use shall thereafter be terminated and any new construction shall be in accordance with the regulations of this chapter.
C. 
Amortization. In Residence Districts, certain nonconforming uses will be required to terminate at the end of an amortization period as follows:
(1) 
Junkyards and automobile wrecking yards must terminate in three years.
(2) 
Other open uses such as coal storage, open lumber storage, etc., with improvement assessed at less than $20,000, must terminate in eight years.
(3) 
Billboards must terminate in three years or immediately if destroyed to 25% of their value.
(4) 
In all districts, nonconforming signs will be required to terminate in three years.
The Building Inspector charged with the enforcement of this chapter shall prepare a map and maintain a list of all nonconforming uses showing the names and addresses of the owners of such nonconforming uses, and of any occupant other than the owner, a description of the property and the nature and extent of use. This list shall be reviewed annually to establish date of discontinuance.