A structure or the use of a structure or premises which was lawful before the passage or amendment of this chapter but which is not in conformity with the provisions of this chapter may be continued subject to the following conditions:
(A) No such use shall be expanded, changed, enlarged or altered in a way which increases its nonconformity.
(B) Any alteration or addition to a nonconforming structure or nonconforming use which would result in increasing the flood damage potential of that structure or use shall be protected to the regulatory flood protection elevation in accordance with any of the elevation on fill or floodproofing techniques (such as, FP-1 through FP-4 floodproofing classifications) allowable in the State Building Code, except as further restricted in division (C) of this section.
(C) The cost of any structural alterations or additions to any nonconforming structure over the life of the structure shall not exceed 50% of the market value of the structure unless the conditions of this section are satisfied. The cost of all structural alterations and additions constructed since the adoption of this chapter (these code provisions) must be calculated into today's current cost which will include all costs such as construction materials and a reasonable cost placed on all manpower or labor. If the current cost of all previous and proposed alterations and additions since the adoption of this chapter exceeds 50% of the current market value of the structure, then the structure must meet the standards of §§ 151.27 and 151.28 for new structures depending upon whether the structure is in the floodway or flood fringe, respectively.
(D) If any nonconforming use is discontinued for 12 consecutive months, any future use of the building premises shall conform to this chapter. The assessor shall notify the Zoning Administrator in writing of instances of nonconforming uses which have been discontinued for a period of 12 months.
(E) If any nonconforming use or structure is destroyed by any means, including floods, to an extent of 50% or more of its market value at the time of destruction, it shall not be reconstructed except in conformity with the provisions of this chapter. The applicable provisions for establishing new uses or new structures in §§ 151.27 and 151.28 will apply depending upon whether the use or structure is in the Floodway, Flood Fringe or General Flood Plain District, respectively. Improvements nonconforming regardless of percentage of destruction thereof may be reconstructed if the site whereon located is filled to the regulatory flood protection elevation.
(Prior Code, § 15.23) (Ord. 282, passed 4-15-91) Penalty, see § 151.99