1123.05  NONCONFORMING USES OF BUILDINGS, STRUCTURES OR LAND.
   A nonconforming use which is otherwise lawful and does not constitute a public nuisance may continue subject to the following:
   (a)   Change or Substitution to Another Nonconforming Use.  A nonconforming use shall not be changed or substituted to a different nonconforming use unless the Planning Commission grants a use variance.  The Planning Commission may approve a variance with  appropriate conditions and safeguards. 
      (1)   If the applicant intends to alter site conditions of the non-conforming use as part of a substitution approved by the Planning Commission, the requirements of Section 1123.15 (Nonconforming Site Conditions Existing at Time of Development Plan Review) shall apply.
      (2)   A nonconforming use shall not be changed to a more intensive nonconforming use.
         (Ord. 2635.  Passed 1-13-11; Ord. 2798.  Passed 12-12-13.)
   (b)   Land Occupied by Nonconforming Use.
      (1)   Expansion of Nonconforming Use of Land.  A nonconforming use of a lot or parcel of land shall not be expanded to occupy a greater area.
      (2)   Relocation of Nonconforming Use of Land.  A nonconforming use of land shall not be moved or relocated in whole or in part to any other area on the lot or parcel.
      (3)   Additional Structure.  An additional structure shall not be constructed on the lot or parcel or be devoted to the nonconforming use of land. 
   (c)   Structure Occupied by Nonconforming Use. 
      (1)   Extension of Nonconforming Use within Building.  A nonconforming use of an existing structure may be extended to other areas of the structure that were intended or designed for such use on the effective date of the Planning and Zoning Code or amendments thereto.  The intensity of the nonconforming use shall not be increased as a result of the extension thereof. A nonconforming use shall not be extended to occupy additional land area.
In determining whether the intensity of use is increased, the Community Development Administrator shall consider the following factors:
         A.   Hours of operation;
         B.   Volume and nature of sales activity on the premises;
         C.   Business activity on the premises.
         D.   Nature and location of storage;
         E.   Volume and nature of traffic generated by the use;
         F.   Parking and loading  required by the nonconforming use; and,
         G.   Noise, smoke, odor, glare, vibration, radiation, and fumes generated by the use.
      (2)   Expansion of Building(s). No building shall be enlarged or expanded nor shall an additional building be constructed which expands or increases the nonconforming use either temporarily or permanently. 
      (3)   Alteration or Reconstruction of a Building Occupied by a Nonconforming Use.  No building or structure in which a nonconforming use is conducted shall be altered, improved or reconstructed unless approved by the Community Development Administrator and only if a permitted use replaces the non-conforming use.  If the total cost of the alteration, reconstruction, or improvement to obtain an occupancy permit does not exceed 60% of the building's fair market value or estimated  replacement value, the applicant may file an application for a variance to resume the nonconforming use. 
      (4)   Damage or Destruction.  If the total cost to repair the damage to a building or structure in which a nonconforming use is conducted and obtain an Zoning Certificate for Occupancy exceeds 60% or more of the replacement cost or fair market value of the building or structure, the building or structure shall not be reoccupied unless the use is permitted in the zoning district.
      (5)   Moving.  No building, other structure or portion thereof in which a non-conforming use is conducted shall be moved to another location on the same lot or to another parcel unless the use thereof after relocation is permitted in the zoning district in which the lot or parcel is located.
   (d)   Abandonment. A nonconforming use that is discontinued for more than 180 consecutive days shall constitute voluntary abandonment thereof.  Any subsequent use of the building or land shall comply with the use regulations for the zoning district in which the land is located.  To determine whether a use has been abandoned, the Community Development Administrator shall consider the following factors:
      (1)   Failure to maintain regular business hours, typical or normal for the past operation of the use or the business classification of the use;
      (2)   Failure to maintain employees, equipment, an inventory of supplies, or stock-in-trade necessary for active operation of the use;
      (3)   Failure to continue electric, water, sewer, gas or other utility service required for active operation of the use;
      (4)   Failure to renew local, state, or federal licenses, permits or other approvals required for operation of the use; and,
      (5)   Failure to maintain the building, signage, or site in a manner that indicates active operation of the use.
   (e)   Abandonment of a Non-conforming Accessory Use.  An accessory use shall cease after the principal non-conforming use to which it is accessory has been abandoned.
   (f)   Change from Non-conforming Use. A nonconforming use shall permanently cease when the use of the land or building or structure thereon complies with the regulations of the zoning district in which it is located. 
      (Ord. 2635.  Passed 1-13-11; Ord.  3040.  Passed 12-13-18.)