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
zoning district of a different classification, these regulations shall
apply to any uses which thereby become nonconforming.
A. Continuation and sale. Where, at the effective date of enactment
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 nonconforming use of a structure
shall be enlarged or increased or extended to occupy a greater area
of the lot or structure than was occupied at the effective date of
enactment or amendment of this chapter, unless the Zoning Hearing
Board, after public hearing, shall interpret that the enlargement
or extension is necessitated 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 enactment 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, lot or portion of a lot that was not owned
by the owner of the nonconforming use at the time the use became nonconforming.
C. Change of use.
(1)
A nonconforming use shall be permitted to change without additional
approval if it continues as the same listed permitted use.
(2)
A nonconforming use shall not be changed to any use other than
a conforming use, except as permitted as a use by special exception
by the Zoning Hearing Board in accordance with the following standards:
(a)
The new use will more closely correspond to the uses authorized
in the district as permitted uses, conditional uses or uses by special
exception.
(b)
The new use will be in keeping with the character of the neighborhood
in which it is located and will have an equal or lesser impact on
the neighborhood than the existing nonconforming use.
(c)
The applicant clearly demonstrates a hardship in converting
the use to a conforming use in accordance with the criteria for obtaining
a variance.
(3)
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
8 for the new use and shall be subject to the area, bulk and buffer area regulations for such use in the zoning district where such use is authorized as a permitted use, conditional use or use by special exception.
(4)
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. When a 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 may be rebuilt
on the existing foundation in the event of damage or destruction,
provided the reconstruction is started within three years of the date
of destruction.
(2)
In the case of nonconforming uses, other than dwellings, when
damage or destruction of a structure in which the nonconforming use
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 case of nonconforming uses other than dwellings, when
the structure in which the nonconforming use 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. A nonconforming structure may be enlarged
or structurally altered, provided the enlargement or alteration does
not encroach any further into a required yard than the existing nonconforming
structure does, and further provided that no new nonconformities are
created. All other alterations or enlargements shall require review
by the Zoning Hearing Board and, after public hearing, the Board may
determine undue hardship and may authorize a variance for the 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 reoccupancy of the structure occurs within 18
months of the date that the original structure was damaged or destroyed.
C. Moving. Should a nonconforming structure be moved for any reason
for any distance whatever, 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 shall 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, provided all other requirements
of this section are met.
The following regulations shall apply to nonconforming lots,
as defined by this chapter.
A. Any lot of record existing at the effective date of this chapter
may be used for the erection of a structure conforming to the use
regulations of the zoning district in which it is located, 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, such
lot must comply with the front, rear and side yards, height and lot
coverage standards of the zoning district wherein it is located.
B. Where structures exist on adjacent nonconforming lots of record which
have front yards less than the minimum depth required, the minimum
front yard for an adjacent nonconforming lot of record shall be the
average depth of the nonconforming front yards on the adjacent nonconforming
lots in the same block on the same side of the street.
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 the Washington County Assessor's lot and block
number as a legal nonconforming use.