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ZONING ORDINANCE <br /> SECTION 300 . 29 <br /> PAGE 233 411 <br /> e) non-conforming development: any legal non-conformity which is <br /> not a non-conforming land use, non-conforming lot of record or <br /> non-conforming sign, which non-conformity may include but not <br /> be limited to matters of intensity, height, setback, <br /> landscaping or other development standards of this ordinance. <br /> SUBDIVISION 3 . NON-CONFORMING LAND USE. No non-conforming land use <br /> shall be used except in conformance with the following: <br /> a) There shall be no expansion, enlargement, intensification, <br /> replacement, structural change or relocation of any use or any <br /> site element of any non-conforming land use except to make it <br /> a permitted use. Normal building maintenance and repair shall <br /> be excepted from this requirement; <br /> b) No non-conforming land use shall be resumed if normal <br /> operation of the use .has been discontinued for a period of 12 <br /> or more months. Time shall be calculated as beginning on the <br /> day following the last day in which the use was in normal <br /> operation and shall run continuously thereafter. Following <br /> the expiration of 12 months, only land uses which are <br /> permitted by this ordinance shall be allowed to be <br /> established; 4IP <br /> c) Full use of a non-conforming land use shall not be resumed if <br /> the amount of land or floor area dedicated to the use is <br /> lessened or if the intensity of the use is in any manner <br /> diminished for a period of 12 or more months. Time shall be <br /> calculated as beginning on the day following the last day in <br /> which the non-conforming land use was in full operation and <br /> shall run continuously thereafter. Following the expiration <br /> of 12 months, the non-conforming land use may be usd3-only in <br /> the manner or to the extent used during -the preceding -12 <br /> months. For the purposes of this section, intensity of use <br /> shall be measured by hours of operation, traffic, noise, <br /> exterior storage, signs, exterior lighting, types of goods or <br /> services offered, odors, number of employees and other factors <br /> deemed relevant by the city. <br /> d) Removal or destruction of a non-conforming land use to the <br /> extent of more than 50 percent of its estimated market value, <br /> excluding land value and as determined by the city assessor, <br /> shall terminate the right to continue any non-conforming land <br /> use; <br /> e) Notwithstanding the prohibitions contained in the foregoing <br /> paragraphs of this subdivision, if approved by the city <br /> 411 <br /> council a non-conforming land use may be changed to another <br /> non-conforming land use of less intensity if it is in the <br />