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Anon-conforming use, all or partially conducted in a building or buildings, may be
<br />changed to another non-conforming use only upon determination by the City Council,
<br />after a public hearing, that the proposed new use will be no more detrimental to its
<br />neighborhood and surroundings than is the use it is to replace and that there is no
<br />conforming use available for the building or buildings. In determining relative
<br />"detriment", the Planning Commission shall take into consideration, among other things,
<br />traffic generated; nuisance characteristics, such as emission of noise, dust, and smoke;
<br />fire hazard; and hours and manner of operation.
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