A.
Any structure or use which was legal when built or commenced and
which was in existence on the effective date of this chapter, or amendment
of this chapter, which becomes nonconforming as a result of such enactment
or amendment of this chapter, may be continued as a legal nonconforming
use.
B.
Nothing herein contained shall require any change in plans, construction
or designated use of a building for which a building permit has been
heretofore issued and the construction of which shall have been diligently
prosecuted within three months of the date of such permit and the
ground story framework of which, including the second tier of beams,
shall have been completed within six months of the date of the permit
and which entire building shall be completed according to such plans
as filed within one year from the effective date of this chapter.
A.
Discontinuance. Whenever a nonconforming use has been discontinued for a period of 18 months, such use shall not thereafter be reestablished except as provided in § 300-78A, and any future use shall be in conformity with the provisions of this chapter.
B.
Once changed to a conforming use, no building or land shall be permitted
to revert to a nonconforming use.
C.
Reestablishment. The City Planning Board may issue a special use
permit for the reestablishment of the use after the eighteen-month
period has expired if the applicant has been prevented from continuing
the use during the one-year period due to strikes, acts of God, disability,
or other similar hardship beyond the applicant's control.
A.
A nonconforming use of a structure or parcel of land may, upon special use permit by the City Planning Board, be changed to another nonconforming use which is of the same or lesser impact, except that no use prohibited by Article V shall be permitted under any circumstances. No structure in which a nonconforming use has been changed to a use of lesser impact shall again be devoted to a nonconforming use with greater impact. In determining whether a use is of greater or lesser impact, the City Planning Board shall consider the impact criteria listed in § 300-104. No nonconforming use shall be extended or expanded to displace a conforming use.
B.
Any nonconforming use of any open space on a lot outside a structure
or of a lot not occupied by a structure shall not be extended.
C.
Any conforming principal use of a nonconforming structure may be
extended throughout the existing structure.
D.
A nonconforming structure shall not be moved to any other location
on the lot or any other lot unless every portion of such structure,
the use, and the lot shall be deemed conforming.
A nonconforming use or structure shall not be extended, enlarged,
or structurally altered except as provided below.
A.
Any nonconforming use or structure determined to be unsafe may be
restored to a safe condition, provided that such work on any nonconforming
structure shall not place it in greater nonconformity.
B.
A building used for residential purposes that is a nonconforming
structure or use may be rebuilt in the event of its total or partial
destruction by fire or other causes in accordance with the provisions
provided below. Such rebuilding shall require site plan approval by
the City Planning Board.
(1)
The area occupied by the foundation of the building must occupy the
same or lesser amount of the area occupied by the damaged building.
(2)
The rebuilt structure may not exceed the original height of the total
or partially destroyed structure.
(3)
The total square footage of the repaired or rebuilt building must
be the same as or less than the damaged or destroyed building.
C.
"Building used for residential purpose" as used herein, shall mean
a building which at the time of the damage by fire or other causes
was used solely for residential purposes or, if the building was vacant,
that it is designed solely for residential purposes.
Whenever the boundaries of a district shall be changed so as
to transfer an area from one district to another district of a different
classification, the foregoing provisions shall also apply to any nonconforming
uses existing therein.
Any preexisting legal use which is allowable by special use
permit under this chapter, but which has not been issued a special
use permit, shall be considered a permitted use. The expansion of
such a use shall require site plan approval unless such expansion
has been permitted by a prior site plan approval.
Any structure, for which construction was begun prior to the
effective date of this chapter, or of any amendment thereto, may be
completed and used in accordance with the approved plans and specification
for such structure. Any structure for which construction has not begun
pursuant to approved plans shall be subject to the provisions of this
chapter and any amendments thereto, even if all preconstruction approvals
have been granted. For purposes of this section, "beginning construction"
shall mean excavation and the pouring of footings or the installation
of any other means of permanently attaching a structure to the ground.
[Amended 11-23-2020 by Ord. No. 10-2020]
A.
Any lot of record created prior to the effective date of this chapter
which does not comply with the area, density, or dimensional requirements
of this chapter shall be deemed to comply with such requirements.
No variance shall be required for its development or for any addition
to or other alteration of a structure, provided that the lot area
is no less than 1,500 square feet.
B.
A nonconforming lot may be subdivided only if the subdivision plat
shows that every subdivided portion of such lot will be merged with
adjoining properties to eliminate the nonconforming lot.
C.
Notwithstanding the foregoing, any undeveloped lot in a subdivision which was not properly approved by the City Planning Board or City Council or not filed in the office of the County Clerk and whose area or dimensions do not comply with the requirements of this chapter shall be considered a violation of this chapter and shall not be protected under Subsection A.
