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Subdivision 4. Permit Holders and Permit Applicants Any non-conforming structure . that is ready for or under construction on the effective date of this Code may be completed and occupied in accordance with the requirements of any valid building permit issued therefor prior to such effective date. Subdivision 5. Chance From One Non-Conforming Use to Another Anon-conforming use may be changed only to a use permitted in the district in which it is located; except that if no structural alterations are made, anon-conforming use of a building may be changed to another non-conforming use of the same or a more restrictive classification, and provided such change is approved by the City Council. Once changed to a conforming use, no building or land shall be permitted to revert to anon-conforming use. A non-conforming use, all or partially conducted in a building or buildings, may be changed to another non-conforming use only upon determination by the City Council, after a public hearing, that the proposed new use will be no more detrimental to its neighborhood and surroundings than is the use it is to replace and that there is no conforming use available for the building or buildings. In determining relative "detriment", the Planning Commission shall take into consideration, among other things, traffic generated; nuisance characteristics, such as emission of noise, dust, and smoke; fire hazard; and hours and manner of operation. Subdivision 6. Restoration of Non Conforming Building or Structure A non-conforming building or structure which is damaged or destroyed by fire, flood, wind, earthquake, or other calamity may be restored and the occupancy or use of such building, structure, or part thereof, which existed at the time of such partial destruction, may be continued or resumed, provided that the restoration is started within a period of one (1) year and is diligently prosecuted to completion, unless the damage to such building or structure is equal to fifty percent (50%) or more of the replacement cost thereof (as determined by the Zoning Administrator), in which case, the reconstruction shall conform to the provisions of this Chapter. Subdivision 7. Abandonment of Use. When any non-conforming use of land or of a building or structure is abandoned for a period in excess of one year, such land, building or structure shall, thereafter, be used only as provided by this Chapter. Subdivision 8. Repairs and Alterations. a. Non-conformin Use: Repairs and alterations may be made to a non-conforming building or structure, provided that no structural alterations which increase the bulk of the building or structure, all or substantially all of which is designed or intended for a use not permitted in the district in which it is located, except those required by law or, except to make the building or structure, and the use thereof, conform to the regulations of the district in which it is located. For the purpose of this subdivision, repairs shall include the replacement of storage tanks where the safety of operation of the installation requires such replacement, and other replacements of, or substitutions for, ® ~