Within the districts established by this chapter or amendments that may later be adopted, there exist lots, uses of land, structures, and uses of structures and land in combination which were lawful before this chapter was passed or its present amendments adopted, but which would be prohibited, regulated or restricted under the terms of this chapter or amendments. It is the intent of this chapter to permit these non-conformities to continue until they are removed, but not to encourage their survival. Non-conformities are declared by this chapter to be incompatible with permitted uses in the districts in which the use is located. A non-conforming use of land, or a non-conforming use of a structure and land in combination shall not be extended or enlarged more than 10%. However, a non-conforming use which is consistent with the current zoning may be substituted for an existing use. Nothing in this chapter shall be deemed to require a change in the plans, constructions, or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption of amendment of this chapter and upon which actual building construction has been carried on diligently. ACTUAL CONSTRUCTION is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner. Where demolition or removal of an existing building has been substantially begun preparatory to rebuilding, the demolition or removal shall be deemed to be actual construction, providing that work shall be carried out diligently.
(Ord. 87-27, § 580, passed 7-7-1987)