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'- • '- ' ' Vi,dW4....,:t.'-• 15 structure with an assessor' s fair market value upon the effec- tive date of this Zoning Code of Three Thousand Dollars ($3, 000) or less, may be continued for a period of thirty-six (36) months after the effective date of this Zoning Code, whereupon such non- conforming use shall cease, unless brought into conformity with the Zoning Code. (Ord. 172, 12-19-74 , effective 1-1-75) 31.107. Any proposed structure which will , under this Zoning Code, become non-conforming but for which a building permit has been lawfully granted not more than six (6) months prior to the effective date of this Zoning Code, may be completed in accordance with the approved plans; provided construction is started within six (6) months of the effective date of this Zoning Code, and continues to completion within two (2) years. Such structure and use shall thereafter be a legally existing non-conforming structure and use. (Ord. 172, 12-19-74, effective 1-1-75) 31 . 108 . Normal maintenance of a building or other structure containing or related to a lawful non-conforming use is permitted, including necessary non-structural repairs and incidental alter- ations which do not extend or intensify the non-conforming use. (Ord. 172 , 12-19-74, effective 1-1-75) 31 . 109 . Alterations may be made to a building_ containing lawful non-conforming residential units when they will improve the livability thereof , provided they will not increase the number of dwelling units or bulk of the building. (Ord. 172 , 12-19-74, effective 1-1-75) 31.110. Apply to "Uses" Only. The non-conforming use pro- visions of the Zoning Code apply only to the use to which land and buildings are put, and do not apply to situations where location or height of structures, lot size or other factors not involving the use of the premises prevent strict conformance with the requirements of the Zoning Code. Where, however, such a situation existed legally under the prior applicable law, the Council will not unreasonably require strict compliance and will generally look with favor on granting of a variance under 32. 300ff. 31. 200. Lot of Record. A lot of record is any lot for which a deed or registered land survey has been recorded in the office of the Register of Deeds or the Registrar of Titles for Hennepin County, Minnesota , prior to January 1, 1975, and after approval • by the City Council if required. (Amended Ord. 172, 12-19-74, effective 1-1-75) 31 . 201 . Existing Lots . A lot of record existing upon January 1 , 1975 (the effective date of this Zoning Code) under �_% single separate ownership in an "R" District, which does not meet 16 • the requirements of the Zoning Code as to area or width may be utilized for a single family detached dwelling purpose provided that in the judgment of the Council such use does not adversely affect public health or safety and the following requirements are met: 31. 202. In "R" Districts of One Acre or Less and With Public Sanitary Sewer. A lot of record existing upon the effective date of this Zoning Code in any "R" District of the City of up to and including one acre, which lot is serviced by public sanitary sewer and which does not meet the requirements of this Zoning Code as to area or width only, may be utilized for single family detached dwelling purposes without Council approval if the area measurements and width of that lot are within 80 percent of the requirements of this Zoning - Code. However, the lot of record shall not be more intensely developed unless combined with one or more abutting lots or portions thereof so as to create a lot meeting the requirements of this Zoning Code. 31 . 203. In "P." Districts of Greater Than One Acre. A lot of record in ani• "R" District in the City in excess of one acre, which does not meet the requirements of this Zoning Code as to area or width only, may be utilized for single family detached dwelling _Purposes if the Council finds : (1) it is at least one acre in size, and the average width of the lot is at least 100 feet; and (2) - it is either served by public sanitary sewer or meets all the septic system require- ments of the City or other governmental body; and (3) it otherwise meets the requirements of this or other applicable ordinances. (Ord . 172, 12-19-74, effective 1-1-75) 31. 204 . Combination of Separated Parcels Prohibited. No lot or parcel of land which is divided by a public, private or platted road or road easement, which results in any segment thereof being less than the minimum acreage required for that zoning district, shall be allowed to be combined with any separated parcel of land across the road for purposes of quali- fying under the minimum acreage, open space, required yard, set- back or sanitary or septic system requirements, nor shall building