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. 4 } . • , • SECTION X NONCONFORMING USES A structure or the use of a structure or premises which was lawful before the passage or amendment of this Ordinance but which is not in conformity with the provisions of this Ordinance may be continued subject to the follawing conditions: 1. No such use shall be expanded, changed, enlarged, or altered in a way which increases its nonconformity. 2. No structural alteration or addition to any nonconforming structure over the life of the structure shall exceed 50 percent of its assessed value at the time of its becoming a nonconforming use, unless the entire structure is permanently changed to a conforming use or unless the alteration or addition would substantially reduce potential flood damages for the entire structure. 3. Any alteration or addition to a nonconforming structure or use which would result in substantially increasing the flood damage potential of that use shall require that the structure or use shall be flood- proofed in accordance with the State Building Code. . 4. If any nonconforming use is discontinued or abandoned or a nonconform- ing st~ucture is left unoccupied for 12 consecutive months, any future use of the building premises shall conform ta this Ordinance. The Building Inspector shall notify the Administrator in writing of in- stances of nonconforming uses which have been discontinued for a period of 12 months. 5. If any nonconforming use is destroyed by any means, including floods, to an extent of 50 percent or more of its assessed value, it shall not be reconstructed except in conformity with the provisions of this Ordinance. However, the City Council may issue a Special Use Permit for reconstruction if the use is located outside the floodway and, upon reconstruction, is adequately flood-proofed, elevated, or otherwise protected in conformity with the provisions of this Ordinance. 6. Nonconforming uses located in the Floodway District shall be eliminated or brought into conformity with the standards contained in this Ordinance within a reasonable period of time as determined by the City Council, after a hearing for each such nonconforming use. The City Council shall make its determination upon the basis of the normal useful life of any improvement upon the premises. In addition, the monetary value of any competitive advantage derived by the operation of such nonconforming use, by reason of the limita- tion on establishment of competing businesses as a result of this Ordinance, shall be considered as a reduction of losses resulting from the requirement of termination of the use under this Ordinance. SECTION XI AMENDMENTS The flood plain designation on the Official Zoning Map shall not be removed from flood plain areas unless it can be shown that the designa- 12