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Noncoaformliig UMs/Structurcs <br />November 13,2003 <br />Page 3 <br />- It eliminates the language that made the existing section pertinent only to uses, not to structures <br />- It eliminates language that suggests the Council will look favorably on the granting of variances <br />where a situation existed legally under prior laws (prior to 1975) <br />• For nonconforming structures, it distinguishes between “Involuntary Destruction” (fire, war, acts <br />of God, etc.) and “Voluntary Destruction” (intended demolition in order to rebuild) and establishes <br />separate standards for each case: <br />Involuntary Destruction; retains threshold after which rebuild must be conforming at <br />‘damage is 75% or more of fair market value ’ <br />Voluntary Destruction:establishes that if less than 50% of fair market value is retained, <br />o[ if less than 50% of pre-existing volume remains then entire <br />structure and site must be made conforming <br />• It establishes standards for the expansion of existing nonconforming residence structures as well <br />as slightly more strict standards for expansion of nonconforming accessory structures <br />Staff Recommendation <br />Staff recommends that the Planning Commission review the attached Zoning Code revision, hold <br />the required public hearing, make any necessary changes, and recommend approval in order for Staff <br />to bring it forward to the City Council.