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[ 8 e-3i Building, Code Enforcement and Fire Department staff, as well as with the City Attorney's o�ce. � The Planning Commission's role in the review of the proposed amendments is to conduct a public hearing, review the proposed modifications, and make recommendations to the City Council. The Council will then conduct a public heanng and take finat action on the proposed amendments. PROJECT ANALYSIS: PROPOSED ORDINANCE AMENDMENTS Attached is a draft ordinance (Attachment 1) addressing nonconforming lots, uses, structures, and parking, comprising a compiete rewrite of Chapter 33 of the Zoning Ordinance and modifications of other sections as needed. Attachment 2 is a set of summary tables comparing the proposed changes to existing code provisions. Attachment 3 is a summary outline of the "nonconforming" issue, including: identification of relevant Code sections; a statement of noted problems and intended purposes for the amendment; and a review of how other cities address similar code provisions. The discussion below outlines the substantive changes to 1) nonconforming uses, 2) nonconforming structures, 3) nonconforming parking, and 4) miscellaneous related issues. "- 1. Nonconforminq Uses Nonconforming uses may include uses such as offices or retail stores in residential zones, or may include multi-family residential uses in single- family zones. The proposed revisions generally allow such uses to continue indefinitely, so long as they are not abandoned for a specified period of time. Key provisions of the amendments include the following: • Clarifying that nonconforming uses include residential density in excess of that allowed for the applicable district. . Allowing expansion of a nonconforming use with a Use Permit and findings that the expansion would reduce impacts on neighbors, or protect historic resources, or is necessary to comply with law. . Defines "expansion of a nonconforming use" to include changes in the characteristics of the use that would increase noise, traffic, and similar impacts. • Clarifies the abandonment period to 6 months for a nonresidential use in a residential zone, and 12 months for a nonconforming use in a nonresidential zone. • Deletes requirements for amortization (removal) of nonconforming uses. _ Staff bel;eves that these modifications will allow most nonconforming uses to remain but would minimize the potential for expansion or changes in