Any of the following conditions shall cause the automatic expiration of nonconforming uses and nonconforming buildings or structures for violation of or change of use:

Every nonconforming building, use, or structure shall be abated, completely removed, or altered to structurally conform to the uses permitted in the zone in which it is located, upon the expiration of the period of time herein specified. Said periods of time shall be deemed to commence to run as of the date such use, building or structure first became nonconforming by reason of the application thereto of the zoning ordinances of the City:

Ordinary Repair and Maintenance. The ordinary repair and maintenance of a nonconforming building or structure shall be permitted, provided that the cost thereof shall not exceed fifty (50) percent of the then assessed value of the building or structure, in any calendar year.

Eminent Domain. The repair, reconstruction, or remodeling of any building or structure shall be permitted where a part of such building or structure is taken for any public use by condemnation, dedication or purchase by any agency having the power of eminent domain. Such reconstruction, alteration or repair shall be limited to that necessary to render the said building or structure reasonably safe for occupancy and continued use.

Conforming Buildings. This section shall not be construed to place any limitations upon any reconstruction, repair or remodeling deemed appropriate by the property owner where the building or structures conforming but the use thereof is not.

Reconstruction of Nonconforming Building Partially Destroyed. A nonconforming building destroyed to the extent of not more than fifty percent (50%) of its reasonable replacement value at the time of its destruction by fire, explosion, or other casualty or Act of God, or the public enemy, may be restored and occupancy or use of such building or part thereof which existed at the time of such partial destruction may be continued subject to all other provisions of this Part.

A single family structure located in the R-1, R-A, and M-F-R zones may be restored in accordance with the zoning ordinances in effect at the time of the original construction, when it is totally destroyed by fire, explosion, or other casualty or Act of God, or the public enemy.

Any alteration, expansion or addition provided for in this section shall conform to development standards in effect at the time of such alteration, expansion or addition, except as may otherwise be provided in this section.

Residential Unit. Where the existing multiple family residential building has been validly erected and conforming prior to the ordinance enacting the M-F-R zone regulations which rendered the building nonconforming, because of lack of compliance with the Development Standards in the M-F-R Zone, this Part shall not apply. Any building coming within the terms and provisions of this section may be expanded, extended, enlarged, or reconstructed provided that said work shall not exceed twenty-five percent (25%) of the existing floor area of the existing structure or improvements located on the premises and the work complies with the ordinances currently in effect.

Nonconformity: Parking Facilities. In the R-1, R-A, and M-F-R zones where the use is conforming and the building was validly erected and conformed to the parking requirements of this Chapter at the time of construction, prior to the enactment of this subsection, and is now nonconforming because of a lack of compliance with the off-street parking requirements of this Chapter, said nonconforming building shall be considered conforming for the purpose of this Chapter and may be expanded, provided that such work does not increase the number of dwelling units located on the lot and provided further, that such expansion, construction, or reconstruction does not result in any portion of a building or a structure being located on the only portion of the lot physically available for required off-street parking facilities or access thereto, nor occupy any required yard or open space area. If the Director of Community Development determines that the required parking facilities may be constructed on the site, the additional facilities shall be erected at the time of the expansion, construction or reconstruction as part of the same.

Nonconforming Yard Requirements.

Expansion of Single Family Residences in the M-F-R Zone. Any single family residence meeting the definition of this Chapter of a nonconforming building for reason of classification in the M-F-R zone, notwithstanding any provision of this Chapter to the contrary, may be continued and may be expanded not exceeding fifty percent (50%) of the floor area of the main building.

Expansion of Single Family Residences in the R-1 AND R-A Zones. Where the use is conforming and the buildings were validly erected and conformed to the requirements of this Chapter at the time of construction, prior to the enactment of this subsection, and is now nonconforming because of a lack of compliance with the lot coverage requirements of this Chapter, said nonconforming buildings shall be considered conforming for the purpose of this Chapter. However, no such buildings shall be expanded where said expansion further increases existing lot coverage.

Mixed Uses. Where a conforming building or buildings and/or structures are located on a lot or combination of lots forming a single complex, but all or a portion of the usage thereof is nonconforming, no new conforming use shall be permitted in such building, buildings or structures unless the off-street parking requirements of this Code are met for the new conforming use.

Change in Use. A use in a building which is nonconforming only because it does not meet the requirements of the standards of development for the zone, or the applicable off-street parking requirements, may be changed to a use permitted in the zone provided that no such change of use shall extend the termination or compliance date established for any nonconforming building. Notwithstanding the provisions of this part, pertaining to abatement and termination, any use made nonconforming by the landscape and off-street parking requirements of Ordinance No. 82-14, may continue as long as the same otherwise complies with the provisions of this part pertaining to nonconforming uses and said landscaping and off-street parking areas are maintained in accordance with the provisions of the Zoning Ordinance applicable thereto immediately prior to the adoption of Ordinance No. 82-14. Said nonconforming use may be changed to any other use authorized in the zone in which the use is located, and provided the terms and provisions of this Code applicable thereto are met, with the exception that the Planning and Environment Commission may determine, after a public hearing and consideration of the factors creating the nonconforming use, and the effect of the change of use on surrounding property and the public health, safety and welfare, that all or part of said landscaping and parking requirements may be waived provided in any case that the landscaping and off-street parking areas are maintained in accordance with the provisions of the Zoning Ordinance applicable thereto immediately prior to the adoption of Ordinance No. 82-14.

Building or Structure Under Construction. Any building or structure for which a valid, lawful building permit has been issued, and is in force prior to the operative date of any amendment to the provisions of this Chapter and which has the effect of rendering said building or structure nonconforming, may be completed and utilized provided that the same is completed in accordance with the plans and specifications upon which such building permit was issued.

Public Service and Utility Exemptions. Nothing contained in this Chapter shall be construed or applied to prevent the expansion, enlargement, modernization or replacement of public service and public utility buildings, structures, and uses, provided there is no change in land use or increase in the area of property so used.

Public Acquisitions. Whenever any lot, any building or any structure is rendered nonconforming by reason of a reduction in a required yard area, lot area or off-street parking facilities, occurring solely by reason of condemnation, dedication, purchase or otherwise by the City or other public entity for any public purpose, the same shall not be deemed nonconforming within the meaning of this Part.

Parking in Front Yard. In the R-1 and R-A zones, where there exists on the effective date of this Ordinance, an access and egress from a public or private right of way to a required automobile parking space, which prior to January 1, 1984 has been converted with the approval of the City to another ruse, said non-conforming access driveway may be continued notwithstanding the provisions of this part provided all of the following requirements are met:

Drive-Thru Restaurants in the C-1 Zone. Notwithstanding any provision of this part to the contrary, where there exists a drive-thru restaurant building and use in the C-1 Zone on the effective date of the Ordinance adding this section, the same may continue provided a conditional use permit under the provisions of Section 9347.D.7 has been issued and is maintained in full force and effect.