[Added 11-10-2020 by Ord. No. 20-04[1]]
[1]
Editor's Note: This ordinance also repealed former Art. VIII, Nonconforming Uses and Structures.
A. 
Nonconformities arise from adopting new codes or regulations in areas that already have some development. Nonconformities in use, structure, lot, or other site characteristic were legal prior to the adoption of the new codes or regulations but no longer adhere to the requirements of the new codes or regulations. Any use, structure, lot or other site characteristic that was not legal as of the time of its commencement or creation prior to the adoption of the new codes or regulations shall not attain nonconforming status and shall not receive protections afforded thereto under this or any other law or regulation.
B. 
It is the intent of this article to permit nonconformities to continue until they are removed, but not to encourage their survival. Additionally, it is the intent of this article that nonconformities should not be enlarged upon or expanded except as permitted herein, nor be used as grounds for adding other prohibited structures or uses.
As used in this article, the following terms shall have the meanings indicated:
ABANDONMENT
A lack of activity surrounding a nonconforming use combined with an intent to give up the right of said nonconforming use. The necessary elements of "abandonment" of a nonconforming use for purposes of this article are intent and some act or omission on the part of the owner or holder which clearly manifests his voluntary decision to give up that nonconforming use. The Board of Zoning Adjustment shall determine if a nonconforming use has been abandoned or discontinued.
DISCONTINUANCE
The equivalent of abandonment; for a nonconforming use of property to be discontinued there must be an intent to abandon accompanied with voluntary conduct implying abandonment; nonoccupancy of premises or cessation of use without substitution of a conforming use is not, by itself, a discontinuance.
NONCONFORMING LOT
Any lot or parcel which was lawfully created prior to the adoption of this article, but which does not meet the requirements contained herein relating to width, area, and frontage.
NONCONFORMING SITE CHARACTERISTIC
Any design characteristic or site element which lawfully existed prior to the adoption of this article, but which does not meet the current requirements contained herein. Examples of site characteristics include but are not limited to: parking, entrances, site triangle, landscaping (if required), other requirements of this chapter not included in the definitions of uses, structures, or lots.
NONCONFORMING STRUCTURE
Any structure that was lawfully constructed prior to the adoption of this article, but which structure does not meet Schedule of Regulations requirements herein.[1]
NONCONFORMING USE
The lawful activity being carried out in a building or on a parcel of land which activity was legally commenced prior to the adoption of this article and subsequent revisions and amendments. The lawful use of a building or premises, existing at the time of the adoption of any zoning regulations affecting it may be continued although such use does not conform to the provisions of such regulations, except as otherwise provided herein.
[1]
Editor's Note: See Art. XXV, Schedule of Regulations.
A. 
A nonconforming use may continue indefinitely; however, if any nonconforming use ceases for any reason, or has been discontinued or abandoned, for 18 consecutive months or more, except where government action impedes access to the premises, all nonconforming rights shall be nullified and any subsequent use of land shall be in conformity with the regulations of this article.
B. 
No nonconforming use, except single-family residential uses and cemeteries, shall be enlarged, increased, or extended to occupy a greater area of land than was occupied at the effective date or adoption or amendment of this article. Permitted expanded/extended uses must pose no threat to the health or safety of the public and steps must be taken to mitigate any impact that the current or expanded use may have on the welfare of the public, as required by the Board of Zoning Adjustment.
C. 
No nonconforming use shall be moved in whole or in part to any portion of the lot or parcel other than that occupied by such use at the effective date of adoption or amendment of this article.
D. 
The Board of Zoning Adjustment shall not permit a change from one nonconforming use to another unless it is determined that the new nonconforming use falls in the same classification as the prior use, or it is determined to be more restrictive than the existing nonconforming use, subject to KRS 100.253.
E. 
Sale of a property containing a nonconforming use shall have no effect on the nonconforming status.
Nonconforming structures may remain subject to the following regulations:
A. 
Any structure which is deemed to be nonconforming by virtue of its position on the property may be altered or enlarged if granted a variance by the Board of Zoning Adjustment, and provided that such alterations or enlargements conform to the yard lines of the existing structure. A nonconforming residential structure on a residentially zoned lot of less than 50 feet in width at the time of the adoption of this article may be enlarged provided that the structure conforms with side yard line of the existing nonconforming structure and adheres to all other yard requirements of the applicable residential district. No such structure shall be enlarged by more than 25% of its original size at the time of the enactment of this article. All enlargements and/or alterations must comply with all setback requirements and other provisions of this Code of Ordinances. Nothing in this section shall prohibit the restoration of a structure declared unsafe by the Building Inspector or other delegated authority to a safe condition.
B. 
No nonconforming structure may be enlarged, moved, or structurally altered in a way which increases its nonconformity, but any structure or portion thereof may be altered to decrease is nonconformity. Voluntary demolition of a nonconforming structure nullifies its nonconforming rights. Should a nonconforming structure or nonconforming portion of a structure be voluntarily destroyed, moved, or removed to an extend of 55% or more of its replacement cost at the time of destruction (exclusive of foundations), it shall not be repaired or reconstructed except in conformity with the provisions of this article.
C. 
When a nonconforming structure is involuntarily destroyed or removed, it shall retain its nonconforming rights for a period of 18 months. Failure to reestablish the structure within 18 months nullifies the nonconforming rights. A one-time extension, no longer than six months, may be granted by the Board of Zoning Adjustment if it can be proven that extenuating circumstances have occurred, preventing reestablishment of nonconforming rights within the standard eighteen-month time period. "Reestablish," for the purposes of this section, shall mean that necessary permits and approvals have been obtained or have been applied for and that binding contracts for the construction of the principal structure have been let; in the absence of contracts, the principal structure must be under construction to a substantial degree.
D. 
Proposed structures for which building permits have been issued prior to their designation as nonconforming by the adoption or amendment of this chapter may be completed and used as originally intended, provided they are completed and in use 12 months after the date on which the building permit was issued.
E. 
Said structures may be enlarged or expanded if granted a variance by the Board of Zoning Adjustment, and provided that the nonconformity of the existing structure is located in a nonresidential zone and the proposed enlargement or expansion does not deviate more than 10% from the requirements of Section XXV (Schedule of Regulations) contained herein.
F. 
On any nonconforming structure or portion of a structure containing a nonconforming use, any change that does not require a building permit is considered routine maintenance and shall not affect the nonconforming status.
G. 
If a nonconforming structure or portion of a structure containing a nonconforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and is declared by any building official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the district in which it is located.
H. 
A nonconforming structure may be altered to the extent necessary to comply with a lawful order of government officials.
I. 
Existing nonconforming structures located in a special flood hazard area shall not be expanded but may be otherwise modified, altered, or repaired, provided such measures incorporate floodproofing of the structure in accordance with FEMA standards.
J. 
If proposed structures cannot comply with the abovementioned requirements, an application may be submitted before the Board of Adjustment for a variance from the terms of the Zoning Ordinance as per the terms of § 5.01.
A. 
At the time of the adoption of this article, there exists substandard lots of record, which do not include sufficient land or road frontage (not including zero road frontage lots or properties) to conform to the minimum lot size or road frontage requirements of the zone(s) in which they are located. Such lots, not including zero road frontage lots or properties, may be used as a building site (as defined in § 2.01 herein), and the Codes Administrator is authorized to issue a permit for the use of the property which conforms to the zoning requirements for the district in which the lots are located as set forth in this chapter.
B. 
A nonconforming lot may not be further subdivided or consolidated in whole, or in part, with another parcel in a manner that increases its nonconformity. It may, however, be altered so as to decrease its nonconformity. The Planning Commission may approve the subdivision of a nonconforming lot of record, which has two or more legally constructed principal structures, into separate parcels, for the purpose of sale or transfer of the individual residences if the Planning Commission makes findings that the properties have been used in a separate and distinct manner with separate utilities and other facilities, so that the resulting subdivision will not constitute a material change in the use of the property.
C. 
A lot can only be nonconforming in three respects: width, frontage, and area. A nonconforming structure, use, or site characteristic does not cause the lot on which it is located to be nonconforming.
A. 
Enlarging a nonconforming structure whose nonconformity is that it encroaches into the required building setback is not expanding the nonconformity as long as the enlargement does not encroach further into the required building setback than the existing structure.
B. 
Increasing the height of a building in which the nonconformity is that the height of the building is taller than that allowed by this article is enlarging the nonconformity, and is not permitted.
C. 
A nonconforming use in a structure that is conforming in all respects does not cause the structure to obtain a nonconforming status and the structure may be enlarged in the same manner as any other conforming structure; provided, however, the nonconforming use within the structure may not be enlarged in such a manner as to increase its nonconformity.
D. 
A conforming use in a nonconforming structure does not cause the use to be nonconforming.
E. 
A lot in which the nonconformity is width as contained in Article XXV herein may be altered in any way that does not reduce the width or cause the lot to be nonconforming in any other respect.
F. 
A lot or property which has no frontage on a publicly maintained road may be altered in any way, including making it smaller or larger; said alteration does not create an additional nonconformity, provided that the only nonconformity is that the lot has no frontage on a publicly maintained road. It is not possible to enlarge this nonconformity. Such lot or parcel so enlarged or reduced, however, is not eligible for new residential construction permits, except in the case of an approved planned unit development.