A. 
Authorized use.
(1) 
Except as otherwise provided in this article, any nonconforming lot, use, sign, or structure lawfully existing on the effective date of this Chapter 18:1 or subsequent amendment may be continued so long as it remains otherwise lawful.
(2) 
All nonconforming uses:
(a) 
Shall be encouraged to convert to conformity wherever possible; and
(b) 
Shall be required to convert to conforming status as required by this article.
B. 
Other requirements.
(1) 
Nothing in this article shall be construed to affect in any manner any requirements that exist independent of this Chapter 18:1, such as requirements for approval by the County Health Officer as to water supply and disposal of sanitary wastes.
(2) 
In the case of any conflict between other requirements and the provisions of this article, the more restrictive shall control.
A. 
Burden of proof. The burden of establishing that any lot, use, sign, or structure is a nonconforming lot, use, sign, or structure shall, in all cases, be upon the owner of the land.
B. 
Status certificate. Upon written request from an owner or the owner's agent, the Planning Director shall issue a certificate certifying a lot, use, sign, building, or other improvement as legally nonconforming:
(1) 
After the Planning Director has inspected the lot, use, sign, building, or other improvement and determined the nature and extent of any nonconformity with the provisions of this Chapter 18:1; and
(2) 
Upon proof that:
(a) 
The lot, use, sign, building, or other improvement was existing lawfully at the time of the adoption of this Chapter 18:1; and
(b) 
Any nonconformity has not been terminated or illegally changed or altered since the adoption of this Chapter 18:1.
C. 
Register. The Planning Director shall maintain a register of all status certificates issued pursuant to Subsection B of this section.
A. 
Authorized uses. Subject to the requirements of this article, a nonconforming lot may be used for any principal use allowed in the zoning district in which the lot is located.
B. 
Variance. Except as provided in § 18:1-127 of this Chapter 18:1 for certain residential lots, any performance standard of this Chapter 18:1 that cannot be satisfied by a nonconforming lot shall be established by the Board upon application by the owner for a variance.
A. 
Lots affected. This section applies only to the location of a single-family detached dwelling on a nonconforming lot in a district where single-family residential uses are allowed. If the nonconforming lot on which the dwelling is to be located does not meet an area, width, setback, or yard requirement established elsewhere in this Chapter 18:1, that requirement shall be modified to the extent authorized by the following provisions of this section.
B. 
Open space. To the extent that the lot is physically unable to provide the open space required elsewhere in this Chapter 18:1, the open space shall be provided insofar as possible as determined by the Planning Director or Zoning Administrator.
C. 
Area. If neither public water supply nor public sanitary sewer is accessible and where an acceptable community water supply and sewage system is not provided, the minimum lot area shall be that required by the Health Department.
D. 
Width. Unless both a public or approved community water supply and a public or approved community sanitary sewer are to be provided, the minimum lot width shall be that required by the Health Department.
E. 
Setbacks. Subject to any further modification authorized by the other provisions of this section, setbacks shall comply with setbacks for the NC District that is closest to the nonconforming lot in size.
F. 
Front yards.
(1) 
If the right-of-way of the road on which the lot fronts is less than 50 feet wide, the depth of the front yard shall be the depth required for the zoning district plus 25 feet, measured from the center line of the road.
(2) 
If the average depth of at least two existing front yards on lots within 200 feet of the center line of the lot in question and within the same block is less or greater than the least front yard depth otherwise required by this Chapter 18:1, the front yard depth shall be the greater of:
(a) 
The average depth of the existing front yards described above;
(b) 
The average depth of the existing front yards on the two lots immediately adjoining or, in the case of a corner lot, the depth of the front yard on the lot immediately adjoining; or
(c) 
The distance from the center line of the adjoining road as set forth in Subsection F(1) of this section.
(3) 
Notwithstanding Subsection F(1) and (2) of this section, the depth of a front yard shall be at least 10 feet but need not exceed 35 feet.
G. 
Side yards.
(1) 
The sum of the side yard widths need not exceed 30% of the width of the lot, but in no case shall any one side yard be less than 10% of the width of the lot.
(2) 
The side yard width may be varied where the side wall of a building is not parallel with the side lot line or is broken or otherwise irregular. In that case, the average width of the side yard may not be less than the otherwise required least width, but the side yard may not be narrower at any point than the greater of:
(a) 
One-half the otherwise required least width; or
(b) 
Three feet.
(3) 
If a side yard along the side street lot line of a corner lot abuts in the rear, either directly or across an alley, the side lot line of another lot in a district in which residences are allowed, then the side yard shall have a width of not less than 1/2 the required depth of the front yard on the other lot fronting on the side street.
(4) 
Width of side yard.
(a) 
Upon proper request for a variance, the width of one side yard may be reduced by the Board of the Appeals to a width of not less than three feet, provided that:
[1] 
The sum of the widths of the two side yards is not less than the required minimum; and
[2] 
The distance between the proposed dwelling and another dwelling, existing or proposed, on an adjacent lot is not less than the required minimum sum of the width of the two side yards.
(b) 
A reduction may be authorized only when the Board finds it to be warranted by the location of existing buildings or conducive to the desirable development of two or more lots.
H. 
Rear yards. The depth of the rear yard need not exceed the greater of:
(1) 
Twenty percent of the depth of the lot; or
(2) 
Ten feet.
A. 
In general. A nonconforming use may not be changed to any use other than a use allowed in the zoning district in which it is located, except as provided in this article.
B. 
[1]Relocation. A nonconforming use, sign, or structure may not be moved, in whole or in part, for any distance whatsoever to any other location on the same or any other lot unless the entire lot and use, sign, or structure shall thereafter conform to the regulations for the zoning district in which it is located after being moved.
[1]
Editor's Note: Former Subsection B, Disposal uses, was repealed 7-14-2009 by Ord. No. 09-07. This ordinance also redesignated former Subsection C as Subsection B.
A. 
In general. A nonconforming use or structure may not be enlarged, expanded, or extended, unless the alteration:
(1) 
Will bring the structure and all uses into full compliance with all requirements of this Chapter 18:1; and
(2) 
Is expressly allowed by the provisions set forth in this section.
B. 
Disposal uses.
[Added 7-14-2009 by Ord. No. 09-07[1]]
(1) 
The Board of Appeals shall grant conditional use approval before any nonconforming disposal use is expanded in any manner.
(2) 
The expansion of a non-conforming disposal uses may be permitted on adjoining lands on parcels owned, wholly or partially, by the existing surface mining permitee as of February 1, 2009, with the approval of the Board of Appeals.
(3) 
A nonconforming extraction use may not be changed to a nonconforming disposal use and vice versa.
[1]
Editor's Note: This ordinance also redesignated former Subsection B through F as Subsections C through G.
C. 
Nonconforming building. A building that is not used for any nonconforming use and is a nonconforming structure solely because it does not meet the setback requirements of this Chapter 18:1 may be enlarged, expanded, or extended to the extent permitted in the district in which it is located if:
(1) 
The enlargement, expansion, or extension meets all setback requirements of this Chapter 18:1; and
(2) 
Any required site plan approval is given in accordance with Article XXV of this Part 7.
D. 
Nonconforming lot. A single-family detached dwelling that is located on a nonconforming lot in a district where single-family residential uses are allowed may be enlarged, expanded, or extended to the extent authorized by § 18:1-127 of this Chapter 18:1 with respect to the initial construction of a dwelling on the nonconforming lot.
E. 
Nonconforming residential use.
(1) 
A single-family detached dwelling that is located in a district where single-family residential uses are not allowed may be enlarged, expanded, or extended to the extent that would be allowed on a lot in the Neighborhood Conservation (NC) District that is closest in size to the lot on which the dwelling is located.
(2) 
If the dwelling does not meet the setback requirements of the NC District, the dwelling may be enlarged, expanded, or extended in accordance with this subsection if the enlargement, expansion, or extension itself meets those setback requirements.
(3) 
Residential accessory structures may also be located on such lots in accordance with the requirements of §§ 18:1-39 through 18:1-49 of this Chapter 18:1.
F. 
Limitation. Nothing in this section shall be construed to allow any enlargement, expansion, or extension that would create or involve:
[Amended 7-14-2009 by Ord. No. 09-07]
(1) 
Any new, different or additional nonconforming use or status with respect to the dwelling or the lot on which it is located; or
(2) 
The enlargement, expansion or extension of any nonconforming use except as provided in Subsection E of this section with respect to certain single-family detached dwellings and Subsection B with respect to expansion of disposal uses.
G. 
Exceptions. This section does not apply to:
(1) 
The strengthening or restoration to a safe condition of a structure in accordance with an order of a public official who is charged with protecting the public safety and who declares the structure to be unsafe and orders its restoration to a safe condition, provided that the restoration is not otherwise in violation of any other provisions of this article; or
(2) 
Normal maintenance and incidental repair of a nonconforming use that does not violate any other provision of this article.
A. 
Damage, destruction or change of use.
(1) 
In the event that any nonconforming use, sign or structure is destroyed by any means to the extent of more than 60% of the cost of replacement of the use, sign or structure, or any nonconforming use, sign or structure is changed to a conforming use or another nonconforming use, the sign, structure or use may not be rebuilt, restored or reoccupied for any purpose unless it shall thereafter conform to all requirements of this Chapter 18:1.
(2) 
Poultry houses and associated structures are exempt from the provisions of this section; however, the repair or replacement of a nonconforming poultry house or associated structure shall not increase the setback nonconformity which existed prior to the repair or replacement.
B. 
Modification.
(1) 
Whenever a nonconforming status is the result of exterior lighting, landscaping, buffering or parking that do not comply with all requirements of this Chapter 18:1, upon application for site plan or amendment of any site plan, conditional use or subdivision approval related to the subject property, the nonconformity shall, as a precondition to issuance of that approval, be required to comply fully with all such requirements to the extent possible.
C. 
Accessory uses. A use, sign or structure that is accessory to a principal nonconforming use or structure may not continue after the principal use or structure has ceased or terminated, unless the accessory sign, use or structure shall thereafter conform to all requirements of this Chapter 18:1.
D. 
Extraction and disposal uses. Nonconforming disposal uses may not renew operations once the use is discontinued for six months or more.[1]
[1]
Editor’s Note: This subsection was amended 4-14-2009 by Ord. No. 08-20. The amendments made by Ord. No. 08-20 were removed pursuant to a decision of the Maryland Court of Special Appeals, which held that Ord. No. 08-20 had been preempted by state law.
E. 
Lapse of use generally.
(1) 
Whenever a legal nonconforming use of any kind or character is discontinued, whether or not there is an intent to resume the use, for any reason for a continuous period of at least one year or is discontinued, whether or not there is an intent to resume the use, for any reason for more than nine months, whether or not continuous, in each year over a three-year period, the nonconforming use may not be renewed or reactivated, and the status of the use as legally nonconforming shall be terminated.
(2) 
The Planning Director shall rescind any status certificates for the use issued pursuant to § 18:1-125B of this Chapter 18:1 and shall remove the certificate from the register.
(3) 
After termination of a legal nonconforming use under this subsection, any sign, building or other improvement on the property shall be used only in strict conformity with the provisions of this Chapter 18:1.
F. 
Nonconforming structures created as a result of government actions. Whenever a legally existing use or structure is made nonconforming as a result of the exercise of eminent domain by any local, state or federal government or agency, the resulting nonconforming use or structure may be rebuilt, restored and reoccupied in the event the nonconforming use or structure is damaged or destroyed by natural disaster or fire to the extent of more than 60% of the cost of replacement, provided that:
(1) 
The new, rebuilt or restored structure does not increase any nonconformity existing at the time of the date of destruction; and
(2) 
The new use or structure meets all other requirements of this Chapter 18:1.
A. 
Nonconforming sign defined.
(1) 
In this section "nonconforming sign" means a sign that does not comply with the standards contained in Part 4, Article XII, of this Chapter 18:1 or does not otherwise comply with all requirements of this Chapter 18:1.
(2) 
A nonconforming sign is subject to the provisions in this section, in addition to all other requirements of this article.
B. 
Change. A nonconforming sign may not:
(1) 
Be changed, expanded or altered in any manner that would increase the degree of its nonconformity;
(2) 
Be structurally altered to prolong its useful life; or
(3) 
Be moved in whole or in part to any other location where it would be nonconforming.
C. 
Discontinuance.
(1) 
If the use of any nonconforming sign or sign structure is discontinued for a period of 90 consecutive days, regardless of any intent to resume or not to abandon such use, that nonconforming sign or sign structure shall be conclusively presumed to have been abandoned and shall not thereafter be reestablished except in full compliance with this Chapter 18:1.
(2) 
For purposes of this section, "discontinued" includes, for example:
(a) 
Having electricity discontinued for lighted signs;
(b) 
Having no message;
(c) 
Having a message involving only a past time or event;
(d) 
Having a message that relates to a business or activity which no longer operates at the location included in the message; and
(e) 
Failure to repair damaged signs.
(3) 
"Discontinued" does not include any period during which a nonconforming sign or sign structure is not used for sign purposes as a result of government actions, strikes, material shortages or acts of God, and without any contributing fault by the nonconforming user.
D. 
Damage or destruction. Any nonconforming sign damaged or destroyed, by any means, to the extent of more than 60% of its replacement cost shall be terminated and may not be restored.
E. 
Amortization of nonconforming signs.
(1) 
Subject to the provisions of this subsection, a nonconforming sign that exceeds the height or size requirements of this Chapter 18:1 by more than 10% or that is nonconforming in some other way shall be altered or removed to comply with the provisions of this Chapter 18:1.
(2) 
The following types of nonconforming signs or signs that are nonconforming in any of the following ways shall be altered or removed to comply with the provisions of this Chapter 18:1:
(a) 
Auxiliary signs;
(b) 
Portable signs or other temporary signs;
(c) 
Flashing signs, animated signs and moving signs;
(d) 
Signs that obstruct free ingress or egress from a fire escape, door, window or other required accessway;
(e) 
Signs which by reason of size, location, coloring, or manner of illumination obstruct the vision of drivers or obstruct or detract from the visibility or effectiveness of any traffic sign or control device; and
(f) 
Signs that advertise a business no longer conducted or a product no longer sold on the premises where the sign is located.
(3) 
Removal of any nonconforming off-premises sign (billboards) along federal aid highways is subject to applicable federal and state regulations.