A. 
Purpose:
(1) 
It is the purpose of this article to recognize that if, prior to the adoption on August 6, 1974, of the original Mount Pocono Borough Zoning Ordinance, as amended, reenacted and replaced, property was used for a then lawful purpose or in a then lawful manner which such zoning ordinance would render thereafter prohibited and nonconforming, such property is generally held to have acquired a vested right to continue such nonconforming use or nonconforming structure. Nevertheless, this does not preclude the Borough from regulating the change, alteration, reconstruction, reestablishment, extension, destruction, and abandonment of nonconforming uses in accord with the Pennsylvania Municipalities Planning Code and general case law.
(2) 
It is also the purpose of this article to limit the injurious impact of nonconforming uses and/or structures on other adjacent properties within a particular district and the community as a whole while recognizing that the change, alteration, reconstruction, reestablishment, or extension of nonconforming uses and/or structures may not be contrary to the public interest or the general purpose of this chapter, when failure to allow such change, alteration, reconstruction, reestablishment, or extension would itself lead to neighborhood or district deterioration.
(3) 
It is further the purpose of this article to prescribe those standards which are to be applied by the Borough in determining the reasonableness of a proposal to change, alter, reconstruct, reestablish, or extend a nonconforming use. The following are regulations which shall apply.
B. 
Applicability. The provisions and protections of this Article IX shall apply only to those nonconforming lots, structures and uses which legally preexisted the applicable provisions of this chapter or which are recognized by § 215-61or § 215-62 of this Article IX. Any lot, structure or use created, constructed or established after the effective date of the original Zoning Ordinance, as amended, reenacted and replaced, which does not conform to the applicable requirements, shall be considered an illegal lot, structure or use subject to the penalties prescribed by this chapter, and the said lot, structure or use shall not be entitled to any of the protections afforded to legal, preexisting nonconforming lots, structures or uses.
C. 
Registration. It shall be the responsibility of the party asserting a nonconformity to provide the evidence that the nonconformity is legal. A property owner may request a written statement of nonconformity from the Zoning Officer after providing sufficient evidence. The Zoning Officer may submit any application for a certificate of nonconformance to the Planning Commission for its review and recommendation with regard to the evidence of nonconformity.
D. 
Sale, continuation and change. A lawful nonconforming lot, structure or use as defined by this chapter may be continued and, if sold, be continued by the new owners. Any expansion, alteration, extension or change in a nonconformity shall only proceed in compliance with this article.
As used in this article, the following terms shall have the meanings indicated:
NONCONFORMING LOT
Any lot which does not conform with the minimum width, depth and area dimensions specified for the district where such a lot is situated, such lot having been created and recorded in the office of the Monroe County Recorder of Deeds prior to the effective date of the original Mount Pocono Borough Zoning Ordinance, as amended, reenacted and replaced.
NONCONFORMING STRUCTURE
A structure or part of a structure which does not comply with the applicable district limitations on structure size and location on a lot, where such structure lawfully existed prior to the adoption of the original Mount Pocono Borough Zoning Ordinance, as amended, reenacted and replaced, and including, but not limited to, nonconforming signs.
NONCONFORMING STRUCTURE, ALTERATION OR EXPANSION
As applied to a nonconforming structure, a change or rearrangement in the structural parts or in the existing facilities, or an enlargement, whether by extending on a side or by increasing in height, or the moving from one location or position to another.
NONCONFORMING STRUCTURE, RECONSTRUCTION
The rebuilding of a nonconforming structure damaged or destroyed by casualty to the exact or less nonconforming condition which existed prior to the casualty.
NONCONFORMING USE
A use, whether of land or of a structure, which does not comply with the applicable use provisions in this chapter or amendments thereto, where such use was lawfully in existence prior to the adoption of the original Mount Pocono Borough Zoning Ordinance, as amended, reenacted and replaced.
NONCONFORMING USE, CHANGE
The conversion of a nonconforming use to a different use classification as enumerated on the Schedule of Uses[1] of this chapter.
NONCONFORMING USE, EXTENSION
The expansion of a nonconforming use throughout the structure which the said use partially occupies, or the expansion of a nonconforming use onto property not already occupied by the said use.
NONCONFORMING USE, REESTABLISHMENT
The reopening or reinstitution of a nonconforming use which has been discontinued by the owner of the said use; such reopening effected prior to the abandonment of the nonconforming use as determined under the provisions of this chapter.
[1]
Editor's Note: Said schedule is an attachment to this chapter.
For the purposes of this Article IX, a building, structure or use, legally permitted, planned and substantially under construction in compliance with existing ordinances prior to the effective date of this chapter or any amendment hereto, and completed within a one-year period after the effective date of this chapter or amendment thereto, shall be considered nonconforming.
A building, structure or use allowed by variance in a district where it is nonconforming with any regulations of this chapter shall be considered nonconforming for the purposes of this chapter.
Normal maintenance and repair, such as painting, replacement of siding, and similar activities, is allowed, as well as those interior renovations which do not structurally alter the building or area or result in increased use of the building or area, or a change of nonconforming, or otherwise create more incompatibility with the surrounding permitted uses. Such maintenance and repair activities shall, however, comply with all other applicable standards and permit requirements of this chapter.
A. 
Special exceptions. All changes of nonconforming uses shall be considered special exceptions subject to the specific procedures and review criteria contained in Article XII of this chapter and the review factors in § 215-70 of this article. A nonconforming use may only be changed to a use of equal or less nonconformity (i.e., more restrictive classification) as determined by the Planning Commission and Council in accord with the classification in the Schedule of Uses in Article IV.[1] The general standard shall be that no change of a nonconforming use shall be permitted if such change will result in the establishment of a use which is materially different from the existing use in terms of negative effects on the community and the long-term application of the Zoning Ordinance to eliminate incompatible uses from specific districts. For example, a change from a nonconforming retail store in the R-1 District to a bank may be permitted; however, a change to a manufacturing use would not be permitted.
[1]
Editor's Note: Said schedule is an attachment to this chapter.
B. 
Conforming changes and conversions.
(1) 
Change. A change in a nonconforming use to a conforming use shall not be considered a special exception unless the proposed use is classified as a special exception by the Schedule of Uses in this chapter. A change of a nonconforming use to a conforming use shall be considered an abandonment of the nonconforming use which shall not thereafter revert to a nonconforming use.
(2) 
Conversion. The conversion of a nonconforming use to a nonconforming use of like classification shall not be considered a special exception. For example, a nonconforming retail establishment selling groceries proposed for conversion to a shoe store would not be considered a change in nonconforming use.
C. 
Other standards. All changes to nonconforming uses shall also be subject to all other applicable standards in this chapter.
A. 
Special exceptions. All extensions of nonconforming uses into more area of a structure or onto more area of property shall be considered special exceptions subject to the specific procedures and review criteria contained in Article XII of this chapter, and the review factors in § 215-70 of this article.
B. 
Extension onto other properties of record in the same ownership. A nonconforming use may only be extended onto a new property of record if that property is contiguous to the existing location, the properties were both under the same ownership as of the effective date of this chapter, the owner has clearly exhausted the alternatives available for expansion on the existing property, and the use is not one which has been altogether prohibited as a new use under this chapter.
C. 
Extension limitation. A nonconforming use shall not be extended by more than the following percentages beyond the area of land or structure legally occupied by the use as it existed at the date of the adoption of the original Borough of Mount Pocono Zoning Ordinance, as amended, reenacted and replaced:
(1) 
R-1, R-2 and R-3 Districts: 25%.
(2) 
All other zoning districts: 50%.
D. 
Prohibited extensions. If the use proposed for extension is deemed by the Borough to be one similar to such a use or of such a nature as to impose health, safety, or welfare concerns which cannot be satisfied by the imposition of the conditions permitted under this chapter, the requested extension shall be denied. The Borough shall consider past operating performance in making its decision.
[Amended 12-2-2013 by Ord. No. 5-2013]
A. 
Reconstruction permitted. Any lawful nonconforming building, structure or use which has been razed or damaged or destroyed by fire, explosion, windstorm, or other natural or criminal causes may be reconstructed in accord with the following:
(1) 
Conditional use approval shall be required and the application shall be submitted within one year of the date of the casualty.
(2) 
The nonconformity is not increased and no new nonconformity is created unless otherwise approved in accord with this chapter.
(3) 
The reconstruction shall be made as conforming as possible based on the prior size of the nonconforming structure and lot coverage as determined by Borough Council.
B. 
Time extension. The Zoning Officer may for good cause grant a one-time extension of not more than one year for the reconstruction of the nonconforming use. Said extension shall only be considered upon written application for same submitted by the property owner.
Unless extended in accord with this § 215-67, if a nonconforming use of land or structure ceases operations, is discontinued, is vacated or is otherwise abandoned for a period of 12 months or more, then this shall be deemed to be an intent to abandon such nonconforming use, and any subsequent use of the land or structure shall be for conforming purposes only, and said use shall in all respects conform to the applicable provisions of this chapter. The Zoning Officer may notify, in writing, the title owner of the land and/or structure that the twelve-month period has expired. A change of a nonconforming use to a conforming use shall be considered an abandonment of the nonconforming use which shall not thereafter revert to a nonconforming use.
A. 
Alterations. The alteration or expansion of nonconforming structures shall be permitted only in accord with this § 215-68.
B. 
Procedure; permits. All applicable permits for the alteration or expansion of a nonconforming structure shall be required. Such alteration or expansion shall be considered a special exception if the alteration or expansion involves a change or extension of a nonconforming use as regulated by § 215-64 and § 215-65 of this chapter, respectively.
C. 
Nonconforming setbacks. If a building has a lawful nonconforming front, side or rear building setback, the structure may be altered to increase the height above such setback or to extend other portions of the building up to such nonconforming setback, but not to exceed a distance of 50% of the existing nonconforming part of the structure as it existed at the date of the adoption of the original Mount Pocono Borough Zoning Ordinance, as amended, reenacted and replaced. Any extension shall be the lower of the following: the preexisting height of the structure or the maximum height permitted by this chapter.
D. 
Increase in area or bulk nonconformity. In the case where a proposed alteration or expansion of a nonconforming structure will result in an increased nonconformity of setback, height, lot coverage or other area or bulk standard, a variance shall be required from the Zoning Hearing Board.
A. 
Single-family dwelling. A single-family dwelling may be erected or expanded on any lawful nonconforming lot of record in any district, provided:
(1) 
Setbacks. The front setback normally required in the District is maintained. The side and rear setbacks may be reduced by the same percentage that the area deficiency of said lot bears to the minimum area presently required (e.g., if a lot is 10,000 square feet and the present minimum is 15,000 square feet, the side and rear yards may be decreased by 1/3). In no event, however, shall the side and rear setbacks be reduced by more than 1/3.
(2) 
Other standards. All other applicable standards in this chapter are satisfied.
(3) 
Water supply. An adequate water supply is provided in accord with Borough and other applicable regulations.
(4) 
Sewage disposal. Sewage disposal is provided in accord with applicable Borough and PA DEP requirements.
B. 
Commercial uses. A commercial use may be developed on any lawfully existing nonconforming lot where permitted by the Schedule of Uses,[1] provided:
(1) 
Adjoining property. The lot owner does not own adjoining property all or part of which can be combined to make the lot more conforming.
(2) 
Setbacks. All setbacks normally required in the District are maintained.
(3) 
Lot size requirement. This chapter does not require a lot size for the specific use which is greater than the lot size for the district.
(4) 
Water supply. An adequate water supply is provided in accord with Borough and other applicable regulations.
(5) 
Other standards. All other applicable standards in this chapter are satisfied.
(6) 
Sewage disposal. Sewage disposal is provided in accord with applicable Borough and PA DEP requirements.
[1]
Editor's Note: Said schedule is an attachment to this chapter.
In addition to other applicable standards, the Borough shall consider any nonconformity special exception application in terms of the effect on the following factors:
A. 
Traffic generation.
B. 
Noise, dust, fumes, gases, odor, glare, vibration, fire and explosion hazards and other nuisances.
C. 
Amount and nature of outdoor storage.
D. 
Hours of operation.
E. 
Compatibility with the character of the surrounding neighborhood.
F. 
Potential of the expansion to reduce existing congestion and alleviate parking shortages by improved site design, addition of parking and improved loading areas.