Within the districts established by this chapter
and later amendments hereto, there exist nonconforming situations:
lots, buildings and structures, uses of land and uses of buildings
or structures and land in combination which were lawful before this
chapter was passed and amended, but which would be prohibited or restricted
under the terms of this chapter or future amendment. It is the intent
of this chapter to permit these nonconformities to continue until
they are removed, but not to encourage their survival. It is further
the intent of this chapter that nonconformities shall not be enlarged
upon, expanded or extended, except as hereinafter provided, nor be
used as grounds for adding other structures or uses prohibited elsewhere
in the same district.
A.Â
The Director of Planning shall determine, based on
fact, whether or not a nonconforming situation exists. Such a determination
may be appealed to the Board of Appeals.
B.Â
The casual, intermittent, temporary or illegal use
of land or structures shall not be sufficient to establish the existence
of a nonconforming use.
C.Â
The existence of a nonconforming use on a part of
a premises shall not necessarily be construed to establish a nonconforming
use on the entire premises.
A.Â
When replacement may occur. Whether damaged nonconforming
uses or structures may or may not be replaced depends on the extent
of the damage to the use or structure compared to the fair market
value immediately prior to the damage.
(1)Â
Damage less than 50% of fair market value. A nonconforming
structure or nonconforming use which has been damaged to the extent
of 50% or less of fair market value of the structure or use immediately
prior to damage may be repaired, reconstructed or used as before the
time of damage.
(2)Â
Damage more than 50% of fair market value. A nonconforming
structure or nonconforming use which has been damaged to the extent
of more than 50% of fair market value of the structure or use immediately
prior to damage shall not be restored and used except in conformity
with this chapter, except that:
(a)Â
Any lawfully existing dwelling unit may be repaired
or replaced at its prior location, subject to the tidewater buffer
requirements of § 155-38J.
(b)Â
The Board of Appeals may approve a special exception
for the replacement of a nonconforming use, provided that the Board
finds that the use meets the general standards, and specific standards
if applicable, for granting a special exception.
B.Â
Determination of extent of damage.
(1)Â
The Director of Planning shall determine whether the
extent of damage to the use or structure exceeds the fifty-percent
threshold.
(2)Â
If the Director determines that the extent of damage
is questionable, he may require an appraisal of damage and fair market
value. Appraisals shall be done by a licensed contractor or certified
appraiser at the owner's expense and submitted to the Director for
a determination as to the extent of damage. The Director may retain
the services of a second certified appraiser.
A.Â
Except as noted below under § 155-67B, a nonconforming use or nonconforming structure may not be modified or expanded to increase the degree of its nonconformity without approval by the Board of Appeals.
(1)Â
Nonconforming uses.
(a)Â
The Board of Appeals may approve a special exception
for the expansion or modification of a nonconforming use, provided
that the Board finds that the use meets the general standards, and
specific standards if applicable, for granting a special exception.
(b)Â
No approval may be granted that expands a nonconforming
use by more than 100% of the land area, gross floor area or square
footage in use at the time of the creation of the nonconforming situation.
B.Â
Expansion or modification of nonconforming residential
structures and uses in B or I Districts.
(1)Â
Except as noted below in Subsection B(2), nonconforming residential structures and uses in B or I Districts may be expanded or modified without approval by the Board of Appeals, provided that such structures meet the bulk regulations of the zoning district where they are located.
(2)Â
A new special exception is required to modify or expand
a single-family dwelling that was approved by special exception in
the B-1 District.
A.Â
Any abandoned nonconforming dwelling unit lawfully
existing at the time of the adoption or amendment of this chapter
may be reoccupied, provided that:
B.Â
When any other nonconforming use or nonconforming
structure is discontinued or abandoned for 12 consecutive months,
the use or structure shall not thereafter be used except in conformity
with the regulations of the district in which it is located.
A.Â
Nonconforming lots of record. Development on nonconforming lots of record is subject to the modification provisions of § 155-51E.
B.Â
Nonconforming lots that are not lots of record. Nonconforming lots that are not lots of record are not eligible for the modification provisions of § 155-51E, and new development must comply with the height, area, bulk and setback requirements for the district in which it is located, unless the Board of Appeals grants a variance.
C.Â
When two or more contiguous lots (lots of record)
or parcels under single ownership are used in combination to construct
a structure or have previously had a structure constructed across
existing property lines of lot(s) of record, the property owner is
required to acknowledge that previous action showed intent to combine
the lots or parcels by signing and recording a covenant agreement
not to separate the lots in the future. The covenant agreement which
combines the previous lots of record or parcels into one must be signed
by the owner and recorded in land records before issuance of a permit.
[Added 6-13-2000 by Ord. No. 282]
A.Â
A lot reduced in area by reason of a realignment of
a county or state road or by reason of a condemnation proceeding which
results in the creation of a nonconforming lot or nonconforming structure
shall be permitted without need for a variance.
B.Â
Any legally conducted use or structure which exists
at the effective date of this chapter which is a special exception
in the district where it is located shall, without further action,
be considered a conforming special exception. In no case will such
a use be subject to Board of Appeals action should a fire or other
casualty occur and consequently require the replacement, restoration
or reconstruction for the use as it existed prior to the casualty.
Such use, however, shall be subject to the jurisdiction of the Board
of Appeals for expansion, modification or enlargement.