Any parcel of land, use of land, building or structures existing at the time of the adoption of this chapter, or any amendment thereto, that does not conform to the use or dimensional requirements of the district in which it is located, may be continued and maintained subject to the following provisions.
(A) Nonconforming vacant lots. This category of nonconformance consists of vacant lots for which plats or deeds have been recorded in the Register of Deeds Office of the county, which at the time of the adoption of this chapter fail to comply with the minimum area and width requirements of the districts in which they are located. Any nonconforming lot may be used for any of the uses permitted in the district in which it is located provided that:
(1) Where the lot area is not more than 20% below the minimum specified in this chapter or other ordinance or other dimensional requirements cannot be met, the Board of Adjustment is authorized to approve as a variance the dimensions as shall conform as closely as possible to the required dimensions.
(2) Where the lot area is more than 20% below the minimum specified in this chapter or other dimensional requirements cannot be met, the Board of Adjustment is authorized to approve as a variance the dimensions as shall conform as closely possible to the required dimensions.
(B) Nonconforming occupied lots. This category of nonconformance consists of lots, occupied by buildings or structures at the time of the adoption of this chapter, that fail to comply with the minimum requirements for area, width, yard and setbacks for the district in which they are located. These lots may continue to be used.
(C) Nonconforming open uses of land. This category of nonconformance consists of lots used for storage yards, used car lots, auto wrecking, junkyards and similar open spaces where the only buildings on the lot are incidental and accessory to the open use of the lot and where the use of the land is not permitted to be established hereafter, under this chapter, in the district in which it is located. A legally established nonconforming open use of land may be continued except as follows:
(1) When a nonconforming open use of land has been changed to a conforming use, it shall not thereafter revert to any nonconforming uses;
(2) Nonconforming open use of land shall be changed only to conforming uses;
(3) A nonconforming open use of land shall not be enlarged to cover more land than was occupied by that use when it became nonconforming; and
(4) When any nonconforming open use of land is discontinued for a period in excess of 120 days, any future use of the land shall be limited to those uses permitted in the district in which the land is located. Vacancy and/or non-use of the land, regardless of the intent of the owner or tenant, shall constitute discontinuance under this provision.
(D) Nonconforming uses and structures. This category of nonconformance consists of buildings or structures used at the time of enactment of this chapter for purposes of use not permitted in the district in which they are located. These uses may be continued as follows.
(1) An existing nonconforming use may be changed to another nonconforming use of the same or higher classification, provided that the other conditions in this section are complied with. For the purpose of this chapter, the rank of uses from higher to lower shall be:
(a) Residential;
(b) Public;
(c) Commercial; and
(d) Industrial.
(2) When a nonconforming use has been changed to a conforming use, it shall not thereafter be used for any nonconforming use.
(3) A nonconforming use may not be extended or enlarged, nor shall a nonconforming structure be altered except as follows:
(a) Structural alterations as required by law or ordinance to secure the safety of the structure are permissible;
(b) Maintenance and repair necessary to keep a nonconforming structure in sound condition are permissible; or
(c) Expansion of a nonconforming use of a building or structure into portions of the structure which, at the time the use became nonconforming, were already erected and arranged or designed for the nonconforming use is permissible.
(4) When any nonconforming use of a building or structure is discontinued for a period in excess of 120 days, the building or structure shall not thereafter be used except in conformance with the regulations of the district in which it is located.
(E) Reconstruction of damaged buildings or structures. Any nonconforming use, which has been damaged by fire, wind, flood or other causes, may be repaired and used as before provided.
(1) Repairs as initiated within six months and completed within one year of the damage.
(2) The total amount of space devoted to a nonconforming use may not be increased.
(3) Reconstructed buildings may not be more nonconforming with respect to dimensional restrictions.
(4) Damage to buildings and structures do not excess 60% of its fair market value immediately prior to damage.
(F) Reconstruction of mobile home parks. Mobile home parks that become nonconforming uses shall be permitted to continue operation, and existing spaces within the mobile home park may continue to be occupied by mobile homes even after a space has been vacated; however, these mobile home parks shall not be expanded or increased in size and no additional spaces designed for occupancy by a mobile home shall be added to the site after the adoption of this chapter. A mobile home park that is discontinued for 120 days shall not be reestablished.
(Ord., Art. XI, § 1111, passed - -)