Except as otherwise provided in this chapter, the lawful use of land or buildings existing at the date of the adoption of this chapter may be continued, although such use or building does not conform to the regulations specified by this chapter for the zone district in which such land or building is located. The following provisions shall, however, apply to all nonconforming uses:
A. 
A nonconforming lot shall not be further reduced in size.
B. 
A nonconforming building shall not be enlarged, extended or increased unless such enlargement would tend to reduce the degree of nonconformance.
C. 
A nonconforming use shall not be expanded, except as may be authorized by § 700-19 herein.
D. 
A nonconforming use may be changed into a conforming use. When a nonconforming use is changed to conform to the requirements of this chapter, the use of the building or tract of land shall not be changed again, except in accordance with these regulations.
E. 
Where such nonconforming use is upon the land itself and not enclosed within a structure, or where such use involves the removal of soil, minerals or the excavation of gravel or rock or other material, such use may be continued upon the land being so used at the time of the adoption hereof. Any such nonconforming use of the land may be extended or expanded to include any part of the plot or parcel of land now being used or held in reserve for future use, provided that such enlargement does not involve the use of any lot acquired or the excavation rights of which were acquired by the excavation operator after the effective date of this chapter. However, such extension or expansion of such nonconforming use shall comply with the setback and fencing requirements of this chapter. Furthermore, in the case of excavation operations which do not have a valid Mined Land Reclamation Law[1] permit from the New York State Department of Environmental Conservation on the date that this amendment becomes effective,[2] such nonconforming uses may not be enlarged, increased or expanded so as to exceed the threshold of 750 cubic yards per 1,000 ton per year set forth in the definition of "excavation" in § 700-8 of this chapter.
[1]
Editor's Note: See Environmental Conservation Law § 23-2701 et seq.
[2]
Editor's Note: The original date of adoption of this amendment was 8-26-1997.
After the effective date of this chapter, upon the written request of the user of any structure or premises or at the instance of the Code Enforcement Officer, an examination by the Code Enforcement Officer of any existing use shall be made. A report of the findings made upon such examination shall thereafter be filed with the Zoning Board of Appeals, together with a proposed certificate of existing nonconforming use, which shall clearly describe the premises and structure, if any, referred to, and shall specify the nature and extent of such existing use. Such certificate shall be prepared in triplicate, one copy of which shall be maintained by the Code Enforcement Officer, one copy of which shall be furnished to the Zoning Board of Appeals and one copy to be furnished to the owner or user.
A nonconforming use shall not be expanded except in conformance with the procedures and regulations specified in this section. In any district a nonconforming use may be expanded in the following manner: In no case shall such enlargement extend beyond the lot occupied by such nonconforming use. The extension of a nonconforming use hereunder shall be subject to a special permit authorized by the Town Board and shall be considered on an individual case. Applications for a special permit shall be obtained from the Code Enforcement Officer. The Town Board shall issue or deny special permits, as the case may be, taking into consideration the following:
A. 
Standards applicable to granting a special permit authorizing the expansion of a nonconforming use:
(1) 
The location and size of the nonconforming use, the nature and intensity of the operations involved in or conducted in connection with it, the size and site in relation to it, the location of the site in relation to it and the location of the site in respect to streets giving access thereto shall be such that such use will be in harmony with the orderly development of the district in which it is located.
(2) 
Screening or other protective measures shall be adequate to protect any adjacent properties from objectionable aspects of any such expansion of the nonconforming use.
(3) 
Off-street parking areas shall be of adequate size for the particular use, and access drives shall be laid out so as to achieve maximum safety.
(4) 
The Town Board may prescribe any condition that it deems to be necessary or desirable and may require a site plan of the proposed expansion of the nonconforming use with pertinent information to aid it in making a determination on the application.
B. 
Public hearing.
(1) 
Before authorizing a special permit to expand the nonconforming use, the Town Board shall give public notice and hold a public hearing on the application for such permit in the same manner as required by law for amendments to this chapter.
(2) 
Prior to such public hearing, the application may be referred to the Town Planning Board for report and recommendation. The Planning Board shall have 30 days after said referral to state its position relative to the proposed permit application. The Town Board shall hold such public hearing at the earliest possible date following the thirty-day referral period and may take action on the proposal as it deems appropriate.
C. 
Limitations. A special permit authorizing the expansion of a nonconforming use shall be deemed to authorize only the particular use or uses specified in the permit and shall apply only to the area specified in the permit. A special permit issued under this section shall expire within six months from the date of issuance if the nonconforming use is not expanded or enlarged.
In any district, whenever a nonconforming use of land, premises, building or structure or any part or portion thereof has been discontinued for a period of one year, such nonconforming use shall not thereafter be reestablished, and all future uses shall be in conformity with the provisions of this chapter. Such discontinuance of the active and continuous operation of such nonconforming use or part or portion thereof for such period of one year is hereby construed and considered to be an abandonment of such nonconforming use, regardless of any reservation of an intent not to abandon the same or of an intent to resume active operations. If actual abandonment in fact is evidenced by the removal of buildings, structures, machinery, equipment and other evidences of such nonconforming use of the land and premises, the abandonment shall be construed and considered to be completed, and all rights to reestablish or continue such nonconforming use shall thereupon terminate.
A. 
Any building damaged by fire or other unintentional causes to the extent of more than 80% of its true value shall not be repaired or rebuilt except in conformance with this chapter. In the case of a permitted restoration of a nonconforming use, such restoration shall not increase the degree of nonconformance.
B. 
Nothing in this chapter shall prevent the strengthening or restoring to a safe condition any wall or roof which has been declared unsafe by the Code Enforcement Officer.
C. 
Normal maintenance repairs and incidental alteration of a building or other structure containing a nonconforming use shall be permitted, provided that it does not extend the area or volume of space occupied by the nonconforming use.
D. 
Any building which is nonconforming due to insufficient yard distances or lot area shall not be considered a nonconforming use. Any alterations or structural changes may be accomplished within the existing frame of said building, but any additions shall conform to the specific setback and yard distance requirements of this chapter.
Whenever the boundaries of a district shall be changed so as to transfer an area from one district to another of a different classification, the foregoing provisions shall also apply to any nonconforming uses existing therein or created thereby.
Nothing herein contained shall require any change in plans, construction or designated use of a building complying with existing laws, a permit for which had been duly granted and the construction of which shall have been started before the date of adoption of this chapter or any applicable amendment thereto.