[Amended 4-21-2016 by L.L. No. 5-2016]
These provisions shall apply to all buildings or structures
and all uses of buildings or structures or lots lawfully existing
prior to the effective date of this chapter or of subsequent amendments,
revisions or reenactments of such chapter, which buildings or structures
or uses do not conform to the provisions of said original Zoning Code
or to such revisions or reenactments on their effective dates. The
existence of two one-family detached dwellings on a single lot in
the R-20 District that are lawfully existing prior to the effective
date of this chapter or of subsequent amendments, revisions of reenactments
of such chapter, which buildings or structures or uses do not conform
to the provisions of said original Zoning Code or to such revisions
or reenactments on their effective dates, shall constitute a nonconforming
use and shall be subject to all the provisions relating to nonconforming
uses enumerated in this chapter.
A.Â
Any lawful use occupying any building, structure, lot or land at the time of the effective date of this chapter or any amendment thereto which does not comply after the effective date of this chapter or any amendment thereto with the use regulations of the district in which it is situated may be continued in the building or structure or upon the lot or land so occupied, except as provided in § 300-10.6.
B.Â
A conforming building or structure used by a nonconforming use shall
not be reconstructed, structurally altered, restored or repaired to
an extent exceeding 100% of the gross floor area of such building
or structure unless the use of such building or structure is changed
to a conforming use.
C.Â
A nonconforming building or structure that is devoted to a conforming
use may be enlarged, reconstructed, structurally altered, restored
or repaired, in whole or in part, except that the degree of nonconformity
shall not be increased.
[Amended 8-11-2015 by L.L. No. 13-2015]
The following provisions shall apply to and govern all nonconforming
lots wherever located:
A.Â
Proof of existing single and separate ownership. A nonconforming
lot may be used and a building or structure may be erected thereon
for use in accordance with all other applicable provisions of this
chapter, the Village Code and other laws, rules and regulations if
proof that the lot has been held in continuous single and separate
ownership since before the date on which it became nonconforming is
submitted to the Building Inspector. The Building Inspector may require
an abstract of title to said lot, which abstract shall be in the usual
form, shall be certified by an attorney or title company regularly
doing such work in Suffolk County, and shall contain a certification
that, since the date the lot became nonconforming, no contiguous property
was ever owned by an owner of the subject lot.
B.Â
Merger of nonconforming lots. If at any time a lot with less than
the area or width required in the district within which the lot is
located shall be held in the same ownership as one or more adjoining
parcels, the lot shall lose its status as a nonconforming lot and
shall merge with the adjoining parcel. A lot created by the merger
of the adjoining parcels remains nonconforming if said parcels as
merged are less than the lot area or lot width requirements of the
district in which said parcels are situated. No such merger shall
occur, however, in the following cases:
(1)Â
Merger by death. No merger shall hereafter result under this
chapter where the ownership of a nonconforming lot becomes the same
as the ownership of an adjoining parcel through the death of an individual
owner of one of the parcels; provided, however, the parcels do not
remain in common ownership for a period in excess of three years from
the date of death.
(2)Â
Improved nonconforming parcels. No merger shall hereafter result
under this chapter where adjacent nonconforming lots that are both
improved with single-family residences are held in the same ownership.
C.Â
Yard setback relief. For any lawfully existing single and separate nonconforming lot and solely for the purpose of siting thereon one principal building and any lawful accessory structures, except swimming pools, associated decks, slabs and patios around said pool, pool equipment and tennis courts, the required side and rear yards shall be reduced as set forth below. This setback relief shall apply automatically but is subject to the pyramid law restrictions of § 300-9.3 hereof.
(1)Â
The total dimensions of both side yards for a principal building
shall be computed on the basis of 0.4 of the lot width; however, no
side yard dimension shall be less than 0.4 of the total dimensions
of both side yards computed as aforesaid, and no side yard dimension
shall be less than 10 feet.
(2)Â
The total rear yard setback for a principal building shall be
computed on the basis of 0.3 of the lot depth; however, no setback
for the rear yard of a principal building shall be less than 30 feet.
D.Â
An existing building or structure designed and used for a conforming
use but located on a nonconforming lot may be enlarged, reconstructed,
structurally altered, restored or repaired, in whole or in part, except
that the degree of nonconformity shall not be increased.
[Amended 8-11-2015 by L.L. No. 13-2015]
[1]
Editor's Note: Former § 300-10.4, Extension, was
repealed 8-11-2015 by L.L. No. 13-2015.
A nonconforming use shall be changed only to a conforming use, except as provided in § 300-12.6B(3). Any change of use shall require site plan approval.
A.Â
A nonconforming use shall be deemed to have been abandoned:
(1)Â
When it is changed to a conforming use.
(2)Â
In cases where such nonconforming use is of a building or structure
designed for such use, when it has been voluntarily discontinued for
a period of 12 consecutive months; and in cases where such nonconforming
use is of a building or structure designed for such use, when it has
not in fact been actually used for a continuous period of three years.
(3)Â
In cases where such nonconforming use is of a building or structure
not designed for such use or is of a lot or land whereon there is
no consequential building or structure devoted to such use, when it
has been voluntarily discontinued for a period of six consecutive
months; and in such cases, when it has not in fact been actually used
for a continuous period of 18 months.
B.Â
A nonconforming use that has been abandoned shall not thereafter
be reinstated.
A.Â
A nonconforming structure or nonconforming use may be subject to
compulsory termination by the Village Board of Trustees when it is
found detrimental to the conservation of the value of the surrounding
land and improvements or to future development of surrounding lands
and therefore is tending to deteriorate or blight the neighborhood.
B.Â
In ordering the compulsory termination of a nonconforming structure
or nonconforming use, the Village Board of Trustees shall establish
a definite and reasonable amortization period during which the nonconforming
use may continue while the investment value remaining after the date
of the termination order is amortized. Determination of the amount
to be amortized shall be based on the value and condition of the land
and improvements for the nonconforming use less their value and condition
for a conforming use and such other reasonable costs as the termination
may cause. The rate of amortization shall be in accordance with reasonable
economic practice.
C.Â
Amortization of nonconforming cabaret, disco and nightclub uses.
(1)Â
Termination. The right to maintain a nonconforming cabaret,
disco or nightclub shall be terminated either upon the date that there
is a change of ownership or operation of any cabaret, disco or nightclub,
including the change in any person or entity listed on a license issued
by the New York State Liquor Authority, or upon the date that there
is a change in the tenancy of any building or part thereof used as
a cabaret, disco or nightclub, or within one year of the date that
a notice of termination is served upon the owner or operator of a
cabaret, disco or nightclub or upon the tenant occupying the area
of a cabaret, disco or nightclub or upon the owner of the premises
on which a cabaret, disco or nightclub is operating.
(2)Â
Notice of termination. The Building Inspector shall make a determination
as to what business or businesses are being operated as cabarets,
discos or nightclubs or what building or part thereof is being used
as a cabaret, disco or nightclub. Upon making such a determination,
the Building Inspector shall serve a notice of termination upon the
owner or operator of a cabaret, disco or nightclub or upon the tenant
occupying the area of a cabaret, disco or nightclub or the owner of
the premises on which a cabaret, disco or nightclub is operating.
Said notice shall set forth the location of the premises where the
cabaret, disco or nightclub is located, the date of termination and
a statement that the owner or operator of the cabaret, disco or nightclub
may, within 60 days of the date the notice is served, make an application
to the Board of Trustees to extend the termination date. The notice
shall be sent to the owner or operator of the cabaret, disco or nightclub
by certified mail, return receipt requested, at the address where
the cabaret, disco or nightclub is operating. If the mailing is not
accepted, then a copy of the notice shall be affixed to the property
where the cabaret, disco or nightclub is located and an additional
copy shall be sent by regular mail to the address where the cabaret,
disco or nightclub is located. Service may also be made to the owner
or operator in accordance with the provisions of the Civil Practice
Law and Rules.
(3)Â
Hearing.
(a)Â
If an application is filed with the Board of Trustees to extend
the termination date of the nonconforming cabaret, disco or nightclub,
the Board of Trustees shall schedule a public hearing to consider
the application. Notice of the hearing shall be sent to the applicant
and to all property owners within 200 feet of the location of the
cabaret, disco or nightclub. The notice of public hearing shall set
forth the date, time and place of the hearing. Notice of the public
hearing shall also be advertised in the official newspaper of the
Village.
(b)Â
In any such hearing, the owner shall have the burden of establishing
that the original adjusted capital investment of the owner has not
been fully amortized from the date the owner commenced operating the
nonconforming cabaret, disco or nightclub or the date said uses became
nonconforming, whichever date is later. The "original adjusted capital
investment," as used herein, is defined to mean the original cost
of the owner to establish the cabaret, disco or nightclub use, less
all depreciation taken for income tax purposes exclusive of the fair
market value of the building or structure in which the cabaret, disco
or nightclub is located.
(4)Â
Amortization schedule. The following amortization schedule is
adopted by the Board of Trustees to assist it in any hearing to determine
whether the termination date of a nonconforming cabaret, disco or
nightclub should be extended. It shall be presumed that the original
capital investment of the owner or operator of any cabaret, disco
or nightclub in existence prior to the date such use became nonconforming
is amortized at a rate of $50,000 per year. The owner shall have the
burden at any hearing of establishing that the amortization schedule
set forth above should not apply.
(5)Â
Invalidity. If any section, subsection, sentence or other portion
of this section is for any reason held invalid or unconstitutional
by any court of competent jurisdiction, such portion shall be deemed
a separate, distinct and independent provision and such holding shall
not affect the validity of the remaining portions thereof.
The following procedures must be followed prior to the determination
of a legally preexisting, nonconforming use by the Building Inspector:
A.Â
At least 10 days prior to the issuance of a certificate of occupancy
for a legally preexisting, nonconforming use, the Building Inspector
shall cause notice of the application filed by the applicant to be
published in the official newspaper of the Village. The notice shall
state that comments or objections to a finding of a legally preexisting,
nonconforming use shall be made no later than 10 days from the date
of the appearance of the notice in the official newspaper (the "notice
date").
B.Â
The applicant must send a copy of the application filed with the
Building Department to the owners of record of every property which
touches or abuts the applicant's property and to the owners of record
of every property which is directly across any public or private street
from the property involved in the application. The provision shall
require that such notice be given to all such owners, including the
owners of underwater land or within another governmental jurisdiction,
excepting only the following entities: the State of New York, the
County of Suffolk and the Village of Sag Harbor. Such notice shall
be made by certified mail, return receipt requested, posted at least
10 days prior to the date upon which such determination is to be made
and addressed to the owners of record at the latest addresses listed
for them on the current Village tax roll. The applicant shall file
with the Building Department an affidavit stating that he has complied
with this provision, together with the postal receipts evidencing
notification of the property owners.
C.Â
Upon the completion of these requirements, the Building Inspector
shall make a determination as to the status of the applicant's application.