Buildings and structures that do not conform to the regulations established by this Chapter and which lawfully existed prior to or on September 1, 1972 or any subsequent amendment may be maintained, transferred and sold, provided that the Planning Commission may, after hearing, order the termination of a nonconforming use that creates substantial danger to public health or safety.

Any nonconforming structure, except as otherwise regulated, may be repaired, maintained, or altered in any manner which does not increase nonconformity. Any nonconforming structure, except as otherwise regulated, may be enlarged or expanded provided that any enlargement or addition shall conform to the regulations for the district in which it is located.

A nonconforming building or structure that is damaged or destroyed may not be reconstructed other than in accordance with the provisions of this Chapter unless the cost of reconstruction does not exceed 50% of the replacement cost of the building or structure prior to the damage having occurred. Where reconstruction is permissible, reconstruction shall be completed within one year from the date of damage or destruction and the building as reconstructed shall have no greater floor area than it had prior to being damaged. Where reconstruction is prohibited, the remaining portion of the nonconforming building or structure shall be removed or brought into conformity with the requirements of this Chapter. The Department of Public Works shall determine the extent of damage to determine whether the building may be restored.

Except as otherwise provided in this Section, no nonconforming structure that is voluntarily razed or required to be razed by the owner thereof may thereafter be restored except in full conformity with the provisions of this Chapter.

Any business building located on a lot of less than 6,000 square feet in a Business District may be rebuilt to its existing size subject to the condition that the front setback line shall be enforced and the building size decreased to provide for the setback.

A nonconforming use of land, buildings, or other structures may continue to the extent that the use existed on September 1, 1972 or any amendment hereto, as provided in this Section, provided that the Planning Commission may, after hearing, order the termination of a nonconforming use that creates substantial danger to public health or safety.

If any nonconforming use ceases for any reason for continuous period of 12 calendar months or for one season if the use be seasonal, then the use shall not be resumed and any use of the land or building thereafter shall be in full conformity with the provisions of this Chapter.

If the nonconforming use is carried on in a nonconforming building or structure and the portion of the building or structure within which nonconforming use is conducted is destroyed or damaged, the use may be resumed if restoration or reconstruction, as permitted by this Article, is completed within one year from the date of the damage or destruction. If the building or structure may not be restored or reconstructed under the provisions of this Chapter, or if the building or structure was conforming, the nonconforming use may not be resumed and any use of the land or building thereafter shall be in full conformity with the provisions of this Chapter.

Any building lawfully in existence and vacant prior to or on September 1, 1972 may within six months thereafter, be occupied by the use for which it was manifestly designed or arranged.

Variances. Any building or structure authorized under a valid Variance still in force issued prior to September 1, 1972 may be constructed if substantial construction activities related to the building or structure carried out on the site have been commenced or are commenced within 12 months after September 1, 1972.

Lots. Lots that do not conform to the requirements of this Chapter may be treated as lots existing on September 1, 1972 if they are created by a subdivision of land:

Permits. Any building or structure authorized under a valid Variance still in force issued prior to any subsequent amendment to this Chapter may be constructed if substantial construction activities related to the building or structure carried out on the site have been commenced or are commenced within 12 months after August 26, 2002.