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<br /> 61 <br /> 5. Where nonconforming use status applies to a <br /> structure or a structure-and-land combination, <br /> removal or destruction of the structure shall <br /> eliminate the nonconforming use status. Destruction <br /> for the purpose of this subsection is defined <br /> as damage to an extent of more than fifty (50) <br /> per cent of the replacement cost at the time of <br /> destruction. <br /> D. Repairs and maintenance: On any nonconforming <br /> structure or portion of a structure containing a non- <br /> conforming use, no work may be done in any period of <br /> twelve (12) consecutive months on ordinary repairs, <br /> or on repair or replacement of nonload-bearing walls, <br /> fixtures, wiring or plumbing to an extent exceeding <br /> ten (10) per cent of the current replacement cost of <br /> the nonconforming structure or nonconforming portion <br /> of the structure as the case may be. <br /> If fifty (50) per cent of more of a nonconforming <br /> structure containing a nonconforming use becomes physi- <br /> cally unsafe or unlawful due to lack of repairs or <br /> maintenance, and is declared by a duly authorized official <br /> to be unsafe or unlawful by reason of physical condition, <br /> it shall not thereafter be restored, repaired or rebuilt <br /> except in conformity with the regulations of the district <br /> in which it is located. <br /> Section 40. Board of adjustments, quorum, procedures <br /> for appeals, and powers of the board. <br /> A. Organization: <br /> 1. A zoning board of adjustments is hereby created <br /> in accordance with the provisions of Article 1011g <br /> of the Revised Civil Statutes of Texas. It shall <br /> consist of five (5) regular members and two (2) <br /> alternates who shall be appointed by the mayor <br /> with approval by the city council of the City of <br /> San Marcos, for a term of two (2) years, and <br /> removable for cause by the city council upon <br /> written charges and after public hearing. The <br /> alternate members shall serve in the absence of one <br /> or more regular members when requested to so by <br /> the mayor or city manager, as the case may be <br /> so that all cases to be heard by the board of <br /> adjustments will be heard by a minimum number <br /> of four (4) members. Vacancies shall be filled <br /> for the unexpired term of any member by appointment <br /> by the city council. <br /> 2. A quorum shall consist of four (4) members of the <br /> board of adjustments. <br /> 3. The director of planning or his designee shall <br /> be an ex officio member of the zoning board of <br /> adjustments without power of vote and as an ex <br /> officio member of such board shall act as secretary <br /> of the zoning board of adjustments and shall <br /> set up and maintain a separate file <br />