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site or sites is required pursuant to this Article, such period shall be <br />established as follows: <br />1. The Executive Director of the Planning and Building Agency, or <br />designee, shall submit the nonconforming use or structure and a <br />recommended amortization period, based on subsection 4. herein, to a <br />Hearing Officer pursuant to Chapter 3 of the SAMC for review; <br />2. The Hearing Officer shall hold a noticed hearing to consider the <br />recommended amortization period. Notice of the hearing shall be <br />provided to the owner or operator of the nonconforming use or structure <br />and the property owner at least ten (10) days prior to the hearing. <br />Additional notice may also be provided to surrounding property owners <br />and/or tenants, at the discretion of the Executive Director of the Planning <br />and Building Agency, or designee. <br />3. The Hearing Officer shall consider the recommendations submitted by <br />the Executive Director of the Planning and Building Agency, the General <br />Plan of the City, and any testimony or evidence provided during the <br />hearing, in order to determine the amortization schedule for elimination <br />of the nonconforming use or structure. <br />4. The Hearing Officer shall establish a maximum amortization period <br />during which the nonconforming use or structure shall be permitted to <br />continue after considering the following in relation to the use or structure: <br />A. The amount of investment or oriainal cost of the use or structure: <br />B. The present actual or depreciated value of the use or structure; <br />C. The remaining useful life of the use or structure; <br />D. The remaining term of the lease (if applicable) <br />E. The date or dates of construction: <br />F. Amortization of the business or structure for tax purposes; <br />G. The salvage value; <br />H. Adaptability of the land and improvements to a currently <br />permitted use; <br />I. Cost of moving and reestablishing the use elsewhere; <br />J. Compatibility with the existing land use patterns and densities of <br />the surrounding neighborhood; <br />K. The threat to the public health, safety, and welfare posed by the <br />continuance of the nonconforming use or structure; <br />Ordinance No. NS-XXX <br />Page 9 of 49 <br />