This article shall apply to all nonconforming uses, structures and lots as defined by this chapter. Nothing contained herein shall require any change in the overall layout, plans, construction, size or designated use of any development, building, structure or part thereof for which official approval and required permits have been granted prior to the effective date of this chapter or any amendment thereto.
These regulations shall apply to any use of a structure or lot in any zoning district which is a nonconforming use as defined by this chapter. Whenever the boundaries of a zoning district shall be changed so as to transfer an area from one zoning district to another of a different classification, these regulations shall also apply to any uses which thereby become nonconforming.
A. 
Continuation. Where, at the effective date of adoption or amendment of this chapter, a lawful use of a lot or structure exists that is made no longer permissible under the terms of this chapter as enacted or amended, such use may be sold or otherwise transferred to other owners and may be continued as long as it remains otherwise lawful in accordance with the provisions of this article.
B. 
Enlargement or expansion.
(1) 
No nonconforming use of a lot or structure shall be enlarged or increased or extended to occupy a greater area than was occupied at the effective date of adoption or amendment of this chapter, unless the Zoning Hearing Board, after public hearing, shall interpret that the enlargement or extension is necessary by the natural expansion and growth of the nonconforming use. Any such enlargement or expansion shall conform to the area, height and yard requirements of the zoning district in which it is located.
(2) 
No nonconforming use shall be moved in whole or in part to any other portion of the lot occupied by such use at the effective date of adoption or amendment of this chapter.
(3) 
Any nonconforming use may be extended throughout any part of a structure which was designed for such use at the time the use became nonconforming; however, a nonconforming use shall not be extended to occupy any structure, except on a lot or portion of a lot owned at the time the use became nonconforming.
C. 
Change of use.
(1) 
A nonconforming use shall not be changed to any use other than a conforming use, except as permitted by the Zoning Hearing Board in accordance with the following:
(a) 
The new use will more closely correspond to the uses permitted in the district.
(b) 
The changed use will be in keeping with the character or the neighborhood in which it is located.
(c) 
The applicant clearly demonstrates a hardship in converting the use to a conforming use in accordance with the criteria of § 200-1104 for obtaining a variance.
(2) 
When a nonconforming use is changed to a conforming use, the use thereafter shall not be changed to a nonconforming use. Any change from one nonconforming use to another shall comply with the parking requirements of Article VIII for the use and shall be subject to the area, bulk and buffer area regulations for such use in the district where such use is authorized.
(3) 
Where a nonconforming use exists on a lot, a conforming use shall not be established on the same lot unless the nonconforming use is discontinued.
D. 
Abandonment.
(1) 
This abandonment provision shall not apply to any farm legally existing on the date of adoption of this chapter which was made nonconforming by virtue of the fact that agriculture is no longer an authorized use in the district in which the farm is located.
(2) 
When any other nonconforming use of a structure and/or lot is discontinued or abandoned for 12 consecutive months, the structure and/or lot shall not thereafter be used except in conformance with the regulations of the zoning district in which it is located.
E. 
Damage or destruction.
(1) 
Residential dwellings which are nonconforming uses in the B-1 or M-1 District may be rebuilt on the existing foundation in the event of damage or destruction, provided that the reconstruction is started within three years of the date of destruction.
(2) 
In the event that damage or destruction of a structure in which a nonconforming use, other than a dwelling, is conducted involves 50% or less of the total floor area of the structure, repairs or reconstruction may be undertaken, provided that such restoration is started within 18 months of the date of destruction.
(3) 
In the event that a structure in which a nonconforming use, other than a dwelling, is conducted is damaged or destroyed by fire or other means to an extent of more than 50% of its total floor area, the structure shall be reconstructed only to house a conforming use.
These regulations shall apply to all nonconforming structures as defined by this chapter in all zoning districts.
A. 
Structural alteration. No such structure may be enlarged or structurally altered in a way which increases its nonconformity, except when the Zoning Hearing Board, after public hearing, may determine undue hardship and may authorize a reasonable modification of such structure.
B. 
Damage or destruction. Any nonconforming structure which has been partially or completely damaged or destroyed by fire or other means may be rebuilt or repaired on its existing foundation even though such foundation may violate the setback requirements for the zoning district in which the structure is located, provided that the repair or reconstruction and re-occupancy of the structure occurs within 18 months of the date that the original structure was damaged or destroyed.
C. 
Moving. Should such structure be moved for any reason for any distance, it shall thereafter conform to the requirements of the zoning district in which it is located.
D. 
Signs.
(1) 
Nonconforming signs may be repaired or reconstructed, provided that no structural alterations are made which increase the gross surface area of the sign; however, nonconforming signs which are damaged or destroyed to an extent of more than 50% of their replacement cost at the time of destruction shall not be reconstructed except in conformity with the provisions of this chapter.
(2) 
Nonconforming signs may not be enlarged, added to or replaced by another nonconforming sign, use or structure, except that the interchange of poster panels shall be permitted.
E. 
Repair or maintenance. Nothing in this chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any structure or part thereof declared to be unsafe by any official charged with protecting the safety of the public.
The following regulations shall apply to nonconforming lots, as defined by this chapter.
A. 
Exemption for existing lots of record.
(1) 
Any lot of record existing at the effective date of this chapter in any R District may be used for the erection of a single-family dwelling without a lot area or lot width variance, even though its lot area and width are less than the minimum required by this chapter; however, where two adjacent lots of record with less than the required area and width are held by one owner, the Zoning Officer may require that the two lots be combined and used for one principal building. When three or more lots of record with less than the required area and width are held by one owner, the Board of Supervisors may require re-platting to fewer lots to achieve compliance with minimum yard requirements.
(2) 
Front, rear and side yards for existing lots of record shall not be less than the established yards prevailing in the immediate area, but in no case shall side yards be less than five feet.
A. 
The owner of a nonconforming use shall make an application for registration of the nonconforming use and upon presentation of documentation acceptable to the Zoning Officer that the use was lawfully in existence prior to the effective date of this chapter or any amendment which created the nonconformity, the Zoning Officer shall register the same on a map and by Washington County Assessor's tax parcel number as a legal nonconforming use.
B. 
In the course of administering this chapter and reviewing applications for zoning certificates or variances, the Zoning Officer shall register all nonconforming structures and nonconforming lots as they become known through the application process.