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A. Reasonable repairs and alterations may be made to a use or structure that does not conform to existing development standards; this section shall not affect the right to make repairs or alterations to a nonconforming use that conforms to existing development standards.

B. If either (i) a nonconforming use or (ii) a use or structure that does not conform to existing development standards is damaged by a fire, flood, windstorm, or similar abnormal and identifiable event, and the cost of restoring the use or structure to its condition immediately prior to the event does not exceed fifty percent of the cost of reconstructing the entire use or structure, then the use or structure may be restored to its original nonconforming condition, provided that a building permit is secured, reconstruction is started within one year from the date of the damage, and such reconstruction is diligently pursued to completion. The cost of reconstruction shall be determined by three competent appraisers in cases where the cost is unclear to the Planning and Development Department.

C. If either (i) a nonconforming use or (ii) a use or structure that does not conform to existing development standards is destroyed or damaged by a fire, flood, windstorm, or similar abnormal and identifiable event, and the cost of restoring the use or structure to its condition immediately prior to the event exceeds fifty percent of the cost of reconstructing the entire use or structure, then use permit approval is required prior to reconstruction, in accordance with the procedures and standards of section 307. The cost of reconstruction shall be determined by three competent appraisers in cases where the cost is unclear to the Planning and Development Department. (Ord. No. G-3409, 1991; Ord. No. G-4187, 1999)