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Section 21-01.03 <br />Nonconforming Lots, Uses, Buildings, Structures or Signs <br />Any off-premise sign which becomes a legally established nonconforming <br />off-premise sign by virtue of: any future amendment of this Ordinance; <br />any future zone map amendment; or, any annexation of lands into the <br />corporate jurisdiction of the City of South Bend, which: (i) is not brought <br />into compliance with the terms and conditions of Section 21-07.03 - Simon <br />Regulations of this Ordinance (as such regulations maybe amended from <br />time to time); or (ii) does not obtain the variance(s) necessary to establish <br />such sign as a permitted sign under this Ordinance, shall be removed <br />within five (5) years of the such amendment or annexation. <br />Removal shall include the removal of the sign surface and any sign <br />structure (including any sign cabinet, pole, base, foundation, support, tie <br />rods, upright, bracing or framework) which supports or is capable of <br />supporting such sign surface. <br />(I) Maintenance of Legally Established Nonconforming Off-Premise Signs <br />Legally established nonconforming off-premise signs shall be subject to <br />the provisions of sub-Section 21-01.03 (j} (2) above, regarding <br />maintenance. <br />(k) Determination of Cost of Construction. <br />In determining the reported cost of construction of a building or structure (excluding <br />signs) or the cost of construction of a sign, the Zoning Administrators may consider the <br />following items: <br />(1) Building or structure -documentation prepared by and provided by the applicable <br />insurance company responsible for adjusting the loss; <br />(2) Sign -documentation prepared by and provided by an appraiser licensed by the <br />State of Indiana to appraise the type of property involved; or, <br />(3) Other documentary evidence relevant to reported cost of construction deemed <br />appropriate by the Zoning Administrator. <br />(1) Reconstruction, Remodeling or Enlargement of a Legally Established <br />Nonconforming Single Family Dwelling or Two Family Dwelling. <br />Notwithstanding any provision of this Section to the contrary, any legally established <br />nonconforming singly family dwelling or two family dwelling maybe: <br />(1) reconstructed if damaged or destroyed by fire, natural disaster or for any other <br />reasons; or, <br />12 <br />Ord. No.: 9495-04 <br />