The lawful use of any building, structure or land existing at the time of the effective date hereof may be continued although such use does not conform with the provisions of this Title, and provided the following conditions are met:

   (A)   Unsafe Structures: Nothing in this Title shall prevent the strengthening or restoring to a safe condition of any portion of a building or structure declared unsafe by proper authorities. (Ord. 853, 7-2-1973)

   (B)   Alterations: A nonconforming building or structure may be altered, improved or reconstructed, provided such work is not to an extent to exceed an aggregate cost of fifty percent (50%) of the value of the building or structure, unless the building or structure is changed to a conforming use. Value shall be determined by the Planning and Zoning Commission in case of any dispute. (Ord. 961, 2-17-1981)

   (C)   Extension: A nonconforming use shall not be extended, but the extension of a lawful use of any portion of a nonconforming building or structure which existed prior to the effective date hereof shall not be deemed the extension of such nonconforming use.

   (D)   Changes: No nonconforming building, structure or use shall be changed to another nonconforming use.

   (E)   Construction Approved Prior To Effective Date Hereof: Nothing herein contained shall require any change in plans, construction or designated use of a building or structure for which a building permit has been issued and the construction of which shall have been diligently prosecuted within one month of the date of such permit, and the ground story framework of which, included in the second tier of beams shall have been completed within sixty (60) days of the date of the permit and which entire building shall be completed according to the plans as filed within one hundred twenty (120) days from the date of the effective date hereof. (Ord. 853, 7-2-1973)

   (F)   Restoration: Nothing in this Title shall prevent the reconstruction, repairing, rebuilding and continued use of any nonconforming building or structure damaged by fire, collapse, explosion or acts of God, subsequent to the date of the effective date hereof wherein the expense of such work does not exceed fifty percent (50%) of the value of the building or structure at the time the damage occurred. Value shall be determined in the event of disagreement by the Planning and Zoning Commission. (Ord. 961, 2-17-1981)

   (G)   Wear And Tear: Nothing in this Title shall prevent the reconstruction, repair and rebuilding of a nonconforming building, structure or part thereof existing at the effective date hereof, rendered necessary by wear and tear, deterioration or depreciation, provided that the cost of such work shall not exceed twenty five percent (25%) of the value of the building or structure at the time the work is done, nor prevent compliance with the provisions of the City Building Code 1 relative to the maintenance of buildings or structures.

   (H)   Abandonment: A nonconforming use of a building or premises which has been abandoned shall not thereafter be returned to such nonconforming use. A nonconforming use shall be considered abandoned:

      1.   When the intent of the owner to discontinue the use is apparent, or (Ord. 853, 7-2-1973)

      2.   When the characteristic equipment and the furnishings of the nonconforming use have been removed from the premises and have not been replaced by similar equipment within six (6) months unless other facts show intention to resume the nonconforming use, or unless permission is granted by Planning and Zoning Commission, or (Ord. 961, 2-17-1981)

      3.   When it has been replaced by a conforming use, or (Ord. 853, 7-2-1973)

      4.   When it has been changed to another use under permit from the Planning and Zoning Commission. (Ord. 961, 2-17-1981)

   (I)   Displacement: No nonconforming use shall be extended to displace a conforming use. (Ord. 853, 7-2-1973)

Nothing in this Title shall be interpreted as authorization for or approval of the continuance of the use of a structure or premises in violation of zoning regulations in effect at the time of the effective date hereof. (Ord. 853, 7-2-1973)

Whenever the boundaries of the district shall be changed so as to transfer an area from one district to another of a different classification, the foregoing provisions shall also apply to any nonconforming uses existing therein. (Ord. 853, 7-2-1973)