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(c) Substantially Rebuilt Structures. The provisions of this chapter shall not prevent the reconstruction, repairing, or rebuilding of any legal nonconforming structure which will be voluntarily altered such that more than 50% of the nonconforming portion of the structure' s floor area or more than 50% of the nonconforming exterior walls are rebuilt, subject to the limitations outlined in subsection (b) , unless the Planning Commission finds that : 1) the structure could be relocated elsewhere on the site, accommodating the same square footage and development area existing q g P g previously without substantial environmental damage, and 2) relocation of the structure would substantially reduce adverse visual or privacy impacts to neighbors or to the general public . (d) Development Area and Floor Area. The provisions of this chapter shall not prevent the reconstruction, repair or rebuilding of the amount of legal nonconforming development area or floor area (in excess of the area allowed by Sections 10-1 . 502 and 503 , respectively, of the Zoning Code) , provided that the reconstruction, repair or rebuilding does not result in an increase in the nonconformity or change of use that existed prior to the reconstruction. Development area and floor area, location, square footage and use prior to demolition must be submitted to and verified by the Planning Director at the time of issuance of a demolition permit or site development permit, whichever occurs first . (e) Time Limit for Approval . If pursuant to reconstruction, repair or rebuilding under subsections (b) through (d) above, a complete application for a site development permit or building permit is not submitted prior to one year after the date the structure or portion thereof was demolished, or not later than two years after demolition in the case of damaged or destroyed structures addressed in subsection (a) , any new construction must meet all of the then current Zoning Code provisions . The City Council may, at its discretion, authorize an extension of time for submittal of an application, upon written request by the applicant prior to the expiration of the prescribed time limit . (f) Height . Notwithstanding the above provisions (b) , (c) and (d) , no legal nonconforming structure or portion thereof shall be voluntarily demolished and/or altered to 2 3\1ah\ord\10-1.or2