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5 10.55 <br />Subd. 26. Non -conforming Uses. A structure or the use <br />of a structure or premises which was lawful before the passage or <br />amendment of this Section but which is not in conformity with the <br />provisions of this Section may be continued subject to the <br />following conditions: <br />A. No such use shall be expanded, changed, enlarged <br />or altered in a way which increases its non -conformity. <br />B. No structural alteration or addition to any non- <br />conforming structure over the life of the structure shall exceed 50 <br />percent of its value at the time of its becoming a non -conforming <br />use, unless the structure is permanently changed to a conforming <br />use or unless the alteration or addition would substantially reduce <br />potential flood damages for the entire structure. <br />C. Any alteration or addition to any non -conforming <br />use which would result in substantially increasing its flood damage <br />potential shall be protected in accordance with Subdivision 14, <br />Subparagraph E of this Section. <br />D. If such use is discontinued for twelve <br />consecutive months, any future use of the building premises shall <br />conform to this Section. The assessor shall notify the Zoning <br />Administrator in writing of instances of non -conforming uses which <br />have been discontinued for a period of twelve months. <br />E.If any non -conforming use is destroyed by any <br />means, including floods, to an extent of 50 percent or more of its <br />assessed value, it shall not be reconstructed except in conformity <br />with the provisions of this Section. However, the City may issue a <br />conditional use permit for reconstruction if the use is located <br />outside the floodway and, upon the reconstruction, is adequately <br />flood proofed, elevated or otherwise protected in conformity with <br />this Section. <br />F„J Uses or adjuncts thereof which are or become <br />nuisances shal of be entitled to continue as non -conforming uses. <br />G. Except as provided in Subparagraph E above, any <br />use which has en permitted as a conditional use shall not be <br />considered as a non -conforming use. <br />H. Non -conforming uses located in the Flood way <br />District shall be eliminated or brought into conformity with the <br />standards contained in this Section within a reasonable period of <br />time as determined by the City, after a hearing for each such non- <br />conforming use. The Council shall make its determination upon the <br />basis of the nc•mal useful life of any improvement upon the <br />premises. In a' ion, the monetary value of any competitive <br />advantage deriv the operation of such non -conforming use, by <br />reason of the 1 'on on establishment of competing businesses <br />ORONO CC 375 (4-1-84) <br />