The purpose of this article is to regulate nonconforming uses,
nonconforming buildings and structures, nonconforming lots and nonconforming
signs. This section is designed to guide the future use of the Municipality's
land by encouraging the development of desirable residential, commercial
and other uses with appropriate groupings of compatible and related
uses to promote and protect the public health, safety and general
welfare. The regulations of this article are intended to restrict
further investments that would make nonconformities more permanent
in their location in inappropriate districts as well as to afford
opportunities for creative use and reuse of those other nonconformities
that contribute to a neighborhood and are consistent with the goals
of the Comprehensive Plan.
The following regulations shall apply to all nonconforming lots,
as defined by this chapter, in any zoning district:
A. Where two or more adjacent lots of record with continuous frontage
have less than the required area and width and are held by one owner,
the lots shall be considered to be an undivided lot for the purpose
of complying with this article. No division of any lot shall be made
which does not comply with the requirements of this article. Any change
in lot lines necessary to meet the minimum requirements of this article
shall constitute a revision to the recorded plan and shall meet all
applicable requirements of the Subdivision and Land Development Ordinance;
B. Any lot of record existing at the effective date of this chapter
and held in separate ownership different from the ownership of adjoining
lots shall be developed in accordance with the requirements of the
zoning district of the lot of record;
C. Any nonconforming lot of record existing at the effective date of
this chapter and then held in separate ownership different from the
ownership of adjoining lots shall be exempt from the minimum lot area,
depth and width requirements provided they are used in accordance
with minimum yard requirements, and that uses other than a one family
house conform to minimum lot area per family and floor area ratio
requirements of this chapter;
D. 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 undeveloped nonconforming lot of record
shall be the average depth of the nonconforming front yards of the
adjacent developed nonconforming lots which are in the same block
on the same side of the street and in the same recorded plan as the
undeveloped lot. All accessory structures shall be located in compliance
with provisions of this chapter;
E. A "certificate of nonconformity" must be obtained by the owner of
any nonconforming lot as evidence that the lot lawfully existed prior
to the adoption of the provision which made the lot nonconforming.
The following provisions shall apply to all nonconforming uses:
A. Continuation and change. A nonconforming use may be sold or otherwise
transferred to other owners and may be continued, but shall not be
changed in use unless to a conforming use.
B. Enlargement or expansion.
(1)
A nonconforming use may be expanded or enlarged upon approval as a special exception by the Zoning Hearing Board and subject to the general criteria set forth in §
359-142; and compliance with the following criteria:
(a)
The extension becomes an attached part of the main structure
and does not utilize additional or adjoining land area other than
the original parcel;
(b)
The new use will more closely correspond to the uses permitted
in the district;
(c)
The changed use will be in keeping with the character of the
neighborhood in which it is located;
(d)
The extension does not encroach upon the lot area requirements
and the maximum building height and other dimensional requirements
of the zoning district in which the nonconforming use is presently
located;
(e)
The extension is for the purpose of expanding the nonconforming
use in existence at the time of the adoption of this chapter or amendment
thereto which caused the use to become nonconforming;
(f)
Such extension does not result in an increase in total floor
area or lot use area of more than 50% of the floor area or lot area
as the same existed at the time of adoption of this chapter or amendment
thereto which caused the use to become nonconforming;
(g)
Off-street parking, as required in Article
IX, Off-Street Parking and Loading, shall be provided as to the enlarged portion; and
(h)
Such expansion does not present a threat to the health or safety
of the community or its residents.
(2)
This subsection shall not apply to signs. Refer to Article
X, Signs.
(a)
Damage and reconstruction. Any structure housing a nonconforming
use damaged by fire, flood, explosion or other casualty to an extent
of no more than 50% of the replacement value at the time of such casualty
may be reconstructed and used as before when permitted as a special
exception by the Zoning Hearing Board, if such reconstruction is performed
within 12 months of such casualty, and if the restored structure has
no greater coverage and contains no greater cubic content than before
such casualty;
(b)
Abandonment. In the event that any nonconforming use conducted
in a structure or on a lot is abandoned for a period of 12 consecutive
months or longer, such nonconforming use shall be deemed to be abandoned
and shall not be resumed. Once the nonconforming use is abandoned,
the building or structure and/or lot shall not be used except in conformance
with the regulations of the zoning district in which it is located.
(3)
A certificate of nonconformity must be obtained by the owner
of any nonconforming use as evidence that the use lawfully existed
prior to the adoption of the provision which made the use nonconforming.