The lawful use of land, structures or buildings existing on or before the adoption of this Chapter (June 10, 1991), although such use does not conform to the provisions hereof, may be continued except as provided herein, but if continuous operation is suspended, ceased or discontinued for one hundred ten (110) calendar days, any further use of said premises shall be in conformity with the provisions of this Chapter.

Any lawful structure or building existing at the time of the adoption of this Chapter (June 10, 1991), although such structure or building does not conform with the provisions hereof, may be continued.

No structural alterations shall be made to any such non-conforming structure or building which will increase its degree of non-conformity except as may be ordered or required by law or ordinance or regulations based on law or ordinance. This shall not be construed to prohibit maintenance and repair work necessary to keep a structure in sound condition.

Abandonment Or Discontinuance. When any non-conforming use has discontinued for a period of twelve (12) consecutive months, such use shall not thereafter be resumed and any future use of the premises shall be in conformity with the provisions of this Chapter.

The lawful use of a building or land existing on the effective date of these regulations may not be changed to another non-conforming use. Whenever the lawful use of a building becomes non-conforming through an amendment to the Zoning Ordinance or Zoning District Map, such use may be continued, but it may not be changed to another non-conforming use.

Any non-conforming structure or building which has been damaged by fire, flood, explosion, wind, earthquake, war, riot or other calamity or act of God to an extent of more than fifty percent (50%) of the fair market value, exclusive of land and foundations at the time of such damage or destruction, shall not be reconstructed unless the building or structure and the use conform with this Chapter. If less than fifty percent (50%) damage above the foundation occurs, it may be restored, reconstructed or used as before, provided that such restoration is commenced within one hundred ten (110) days. If construction is not commenced within one hundred ten (110) days, the use of said land or structure shall thereafter conform with the provisions of this Chapter. Fair market value shall be determined by reference to current statutory provisions pertaining to real estate assessment and the records of the County Assessor.

All property located within any zone that does not conform to the standards of that zone must register with the City, on forms provided, in order that a record of non-conforming uses may be kept. The City shall inspect property solely for purposes of memorializing such non-conforming use and its legality under existing ordinance. From these records, non-conforming use property shall be grandfathered, if legal under existing ordinance. After registration and inspection verifying same, the property owner shall be granted a non-conforming use permit. Grandfathered property shall be inspected on an annual basis to insure compliance with the provisions of this Code, and it shall be a condition of the permit that the property owner grant the City access to the dwelling thereon for inspection purposes.

All non-conforming use property must register within one hundred twenty (120) days after any change in zoning ordinances passed by the City Council by which they are affected. The City shall provide notice to the affected property owners within fifteen (15) days of such zoning ordinance change.

Any property determined to be non-conforming after the one-hundred-twenty-day period shall be deemed non-conforming, and said property shall convert to the standards of the zone in which it is located. The City shall take all legal steps necessary to bring non-conforming use property found in any zone into compliance with this Chapter, where non-conforming use permits were not granted.