The following regulations shall apply to existing uses, structures, lots and signs which do not conform to the provisions of this chapter or to the provisions of any subsequent amendment hereto. It is the policy of Downingtown Borough to seek the elimination of such nonconformities to the maximum extent practical while avoiding undue burdens on property owners and assuring equitable treatment. Nonconforming uses and structures, however, generally will be permitted to remain; the purpose of regulating them is to restrict further investment in uses or structures which are inappropriate to their location.
Any lawful use of a structure, or of any land or premises, existing at the effective date of this chapter, which does not conform with the provisions of this chapter or subsequent amendments shall comply with the following:
A. 
Continuation. Any lawful nonconforming use of a structure or of land legally existing on the effective date of this chapter or subsequent amendment may be continued, except as otherwise herein provided.
B. 
Expansion of use. Any lawful nonconforming use of a structure or of land may be expanded upon the lot on which it exists at the time of the effective date of this chapter. Such expansion shall conform to the area and bulk requirements and design standards of this chapter. The expansion of a nonconforming use on a lot shall be limited to the lot which was in existence on the effective date of this chapter. The volume, area or extent of the subject nonconforming use shall not be increased by more than 25% of that which was in existence on the lot or within a structure on the date that the use became nonconforming.
C. 
Change of use.
(1) 
Whenever a nonconforming use of a structure or land has been changed to a conforming use, such conforming use shall not thereafter be changed to a nonconforming use.
(2) 
Any nonconforming use of a structure or land may be changed to a use that conforms with this chapter, provided that, where required, a use and occupancy permit is obtained for such change.
(3) 
A nonconforming use may be changed to another nonconforming use only when the proposed change is a use characterized by the same or lesser impacts on adjoining properties and the zoning district in which it is proposed, and only when authorized as a special exception by the Zoning Hearing Board. In making its determination, the Board shall employ, among others, the following criteria:
(a) 
The applicant shall show that the nonconforming use cannot reasonably be changed to a use permitted in the district where it is located.
(b) 
Proposed structural alterations, if any, shall be deemed the minimum necessary to facilitate the proposed use and generally should not create nor increase any structural or dimensional nonconformity.
(c) 
The applicant shall have the burden of showing that the proposed use will have the same or lesser impact than the existing nonconforming use with respect to:
[1] 
On-street parking, traffic generation and congestion.
[2] 
Noise, smoke, dust, noxious matter, heat, glare, vibration and other nuisance characteristics relative to the particular use.
[3] 
Storage and waste disposal.
[4] 
External appearance.
[5] 
Fire hazards.
[6] 
Hours of operation.
[7] 
Volume of sewage generated.
[8] 
Demand for water supply.
[9] 
Amount of stormwater runoff to be controlled.
D. 
Abandonment. Whenever a lawful nonconforming use of land ceases and is abandoned for a continuous period of at least four calendar months or a lawful nonconforming use of a structure ceases and is abandoned for a continuous period of at least one year, subsequent use of such structure or land shall be in full conformance with the provisions of this chapter.
Any lawful nonconforming structure existing at the time of passage or amendment to this chapter shall comply with the following:
A. 
Continuation. Any lawful nonconforming structure legally existing on the effective date of this chapter or subsequent amendments may continue to exist and be used.
B. 
Restoration. Any lawful nonconforming structure which has been involuntarily damaged by fire, explosion, flood, windstorm or similar cause to an extent of not more than 70% of its fair market value or which has been legally condemned may be restored within the limits of the existing foundation and within its original dimensions. Restoration shall commence within one year from the date of damage, destruction or condemnation and shall be carried on consistently, without major interruption, on a time schedule agreed to by the Zoning Officer at the time of building permit issuance. Where the extent of damage or destruction exceeds 70% of the fair market value, any restoration, reconstruction or new construction shall comply fully with the terms of this chapter.
C. 
Extension. Any lawful nonconforming structure existing at the effective date of this chapter may be extended, provided that such extension conforms to the applicable area and bulk requirements of the zoning district. The additional building area represented by the proposed extension shall not exceed 25% of the floor area of the nonconforming building at the time of the effective date of this chapter.
D. 
Where the building setback line currently is established from the curbline and not the street right-of-way line, such condition shall be deemed to be in conformance with the requirements of this chapter.
A. 
A vacant lot held, on the effective date of this chapter or subsequent amendments, in single and separate ownership, which does not meet the minimum area or dimensional requirements of the applicable zoning district, may be used, and a structure may be built thereon, provided that the required minimum yard areas can be complied with. Where a lot cannot meet all minimum yard requirements or where alterations or enlargements would result in further noncompliance with applicable district requirements, a special exception shall be required from the Zoning Hearing Board. No application for such a special exception shall be granted if the area of the lot in question is less than 50% of the required minimum lot area or the width of the lot in question is less than 50% of the required minimum width, for the district in which it is located.
B. 
In the event that an owner of a nonconforming lot also owns adjacent property which, in combination, would be sufficient to enable him to comply with the provisions of this chapter, such properties or portions thereof shall be combined prior to the erection or alteration of a building or structure.
A. 
Except as stipulated in Subsection B below, any sign existing at the effective date of this chapter or subsequent amendment that does not conform to the provisions of Article XIX shall be considered a nonconforming sign and shall comply with the requirements of § 287-120C.
B. 
Signs which, at the effective date of this chapter or subsequent amendment are maintained in connection with and upon the same lot as a lawful nonconforming use may be maintained, repaired or replaced with signs similar in size and character as long as such lawful nonconforming use continues but may not be enlarged or otherwise substantially altered, nor may any illumination be increased or newly installed, except in accordance with the applicable regulations in Article XIX.
The limitations on extension of a nonconforming structure, as stipulated in § 287-124C above, may be waived or modified by the Zoning Hearing Board as a special exception where the structure is listed in or determined eligible for the National Register of Historic Places or is otherwise designated as historically significant by the Borough of Downingtown, the County of Chester or the Commonwealth of Pennsylvania. In reaching its decision, the Board shall be guided by the criteria in § 287-145 regarding special exceptions and § 287-12H(2)(j) regarding historically significant properties.
The standards and procedures governing nonconforming uses and structures within the Floodplain District shall be those contained in § 287-12H of this chapter.