To the extent required by a subsequently enacted or subsequently adopted law, ordinance or regulation and the director so finds. Such additions as are permitted by this subsection shall not be construed to extend the termination date of the subject nonconforming use;

Additions may be made to a nonconforming dwelling unit without requiring any additional garage, carport, parking space or driveway paving; provided, that such additions neither increase the number of families that can be housed in such structure, nor occupy the only portion of an area which can be used for required garages, carports, parking space or access thereto. Such additions as are permitted by this subsection shall not be construed to extend the termination date of the subject nonconforming use.

Existing convenience stores may expand within existing exterior walls only, subject to a conditional use permit.

Yards, provided such addition or expansion is developed pursuant to the yard requirements of this code;

Building height limits, but not including floor area ratio or maximum lot coverage provisions, provided such addition or expansion is developed pursuant to the height requirements of this code;

Access and paving width of access, improvement and landscaping of parking areas provided such addition or expansion shall be developed pursuant to the provisions of Chapter 11.38. Where the amount of parking provided prior to such addition is sufficient to comply with Chapter 11.38 after such expansion it shall be deemed to comply with this subsection;

Such additions as are permitted by this subsection shall not be construed to authorize the modification of any provision of this code nor extend the termination date of the subject nonconforming use.

That such construction or the proposed use of such building or structure under construction is not in violation of any other ordinance or law at said operative date; and

That such building or structure is completed within:

That such building structure is completed in accordance with the plans and specifications on which such building permit was issued.

That if the cost of reconstruction exceeds 50% of the replacement construction value of the building or structure at the time of damage or destruction, an administrative (staff) review shall be conducted that may limit reconstruction of parts of the project that would create a health or safety issue. Such cost shall not include the land or any factor other than the building or structure itself. The administrative review shall identify those items that, for reasons of health or safety, shall not be allowed to be reconstructed to the dimensions, footprint or use as they were prior to the damage, and shall provide for those items the required degree of compliance with current code. The administrative review shall also identify all other nonconforming items on the lot to provide the property owner with the option to remove non-health or safety-related nonconformities;

That all such reconstruction shall commence within one year from the date of damage and be pursued diligently to completion except where the director of community development finds that circumstances beyond the property owner's control have prevented such commencement. In such a case the director of community development may grant up to an additional year to commence reconstruction;

That the results of the administrative review, or the determination regarding the allowance of time to commence reconstruction, may be appealed to the city council;

That if the building use is commercial and is subject to the review criteria in subsection (G)(1) of this section, the building shall also be subject to façade and sign review and approval by the design commission; and

That reconstruction shall not extend the termination date of such nonconforming building or structure specified in this code.

That each existing and proposed use, building or structure, including appurtenant structures, improvements and open space, will be located on a lot or parcel of land having the required area as provided in this code for the zone in which it is located; and

That such lot or parcel of land can be divided into smaller lots or parcels of land each of which when considered as a separate lot or parcel of land will contain not less than the required area; and

That each such lot or parcel of land so divided into smaller lots or parcels of land will comply with the requirements of this code as to the number and location of structures.

Where the property is unimproved, one year;

Where the property is unimproved except for structures of a type for which the Building Code does not require a building permit, three years;

Where the property is unimproved except for structures which contain less than 100 square feet of gross floor area, or where such structures have a total market value of $500 or less as reflected by the current assessment roll, three years;

Outdoor advertising signs and structures, five years;

Where a nonconforming use is carried on in a conforming structure five years except where the provisions of subsection (B)(3) apply;

In other cases 20 years from effective date of the ordinance or amendment thereto establishing said nonconforming status, and for such longer time so that the total life of the structure from the date of construction, based on the type of construction as defined by the building code, will be as follows:

Requesting extension of the time within which a nonconforming use or structure must be discontinued and removed from its site as specified in Section 11.51.030(B), or

Requesting substitution of another use permitted in the zone in which the nonconforming use is first permitted where a nonconforming building is vacant despite efforts to insure continuation of a nonconforming use and is so constructed that it may not reasonably be converted to or used for a use permitted in the zone in which it is located.

That the nature of the improvement is such that to require cessation of use would impair the property rights of any person to such an extent as to be an unconstitutional taking of property; and

That such adjustment will not be materially detrimental to the public health, safety or general welfare, or to the use, enjoyment or valuation of property of other persons located in the vicinity.

That the nature of the improvement is such that to require cessation of use would impair the property rights of any person to such an extent as to be an unconstitutional taking of property; and

That such adjustment will not be materially detrimental to the public health, safety or general welfare, or to the use, enjoyment or valuation of property of other persons located in the vicinity.