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Section. 27.5. Extension of Time for Termination of Nonconforminq Use. The owner or operator of a nonconforming use as described in Section 27.4 may apply to the City Council for one extension of time, not to exceed six (6) months, within which to terminate the nonconforming use. (a) Time and manner of application, An application for an extension of time within which to terminate a use made nonconforming by the provisions of Section 27.3, shall be filed by the owner of the real property upon which such use is operated, or by the operator of the use, with the Zoning Administrator at least sixty (60) days, but not more than one hundred twenty (120) days, prior to the time established in Section 27.4 for termination of such use. (b) Content of application; fees. The application shall state the grounds for requesting an extension of time. The filing fee for such application shall be set forth in the schedule of fees current at the time of application, established by resolution of the City Council. (c) Hearing procedure. The matter shall be set for hearing before the City Council within 30 days of receipt of the application. A~I parties involved shall have the right to offer testimonial, documentary and other tangible evidence at the hearing on the issues; may be represented by counsel; and shall have the right to confront and cross-examine witnesses. Any relevant evidence may be admitted that is the sort of evidence upon which reasonable persons are accustomed to rely in [he conduct of business affairs. Any hearing under this section may be continued for a reasonable time for the convenience of a paily or witness. The decision of the City Council shall be final and subject to judicial review pursuant to Code of Civil Procedure Section 1094.5. Time limitations for such review shall be governed by Code of Civil Procedure Section 1094.6. (d) Approval of extension; findings. An extension under the provisions of this section shall be for a reasonable period of time, not to exceed six (6) months, commensurate with the investment involved, and shall be approved if the City Council makes all of the following findings or such other findings required by law: (1) The applicant has made a substantial investment (including but not limited to lease obligations) in the property or structure on or in which the nonconforming use is conducted; such property or structure cannot readily be converted to another use; and such investment was made prior to the effective date of the ordinance adding this Section to Article 27; Reso-682 3 G:~shared~redwood~council DES:djk 06/02/99 13647