If, on the effective date of this Zoning Ordinance or future amendment, there exists a lawful use of a zoning lot and/or building which, under the terms of this Zoning Ordinance as adopted or so amended, is a permitted principal use in the district in which it is located but which does not, under the terms of this Zoning Ordinance as adopted or so amended, conform to the regulations of this Zoning Ordinance with respect to lot width, lot area, off-street parking, yards, height, lot coverage, or other regulations, standards or requirements concerning such lot or structure, or such use thereof, such use of land and/or structure may be continued, except as otherwise specifically provided in this Zoning Ordinance, so long as it remains otherwise lawful, subject to the following provisions:
(a) Alterations. A nonconforming building or structure, including access drives and parking areas, may be repaired, remodeled, reconstructed or structurally altered provided no such nonconforming building or site condition, except as provided in subsection (b), shall be structurally altered or extended in a way which increases its nonconformity.
(b) Reconstruction and Restoration. Nothing in the Zoning Ordinance shall prevent the reconstruction, repairing, rebuilding, and continued use of any nonconforming building or structure damaged by fire, collapse, explosion, or acts of God, subsequent to the date of this section wherein the expense of such work does not exceed sixty percent (60%) of the replacement cost of the building or structure at the time such damage occurred.
(c) Change in Principal Use of Lot or Building. The use of such land and/or building may be changed to any other permitted principal use in the district in which it is located so long as the nonconformity is not increased and so long as the new use complies with any special regulations, standards or requirements specified by the Zoning Ordinance for such use.
(d) Change in Conditional Use. A conditional use of land and/or building may be changed to another conditional use when approved pursuant to Section 1163.04 so long as any nonconformity is not increased. However, as a condition of approval for a conditional use permit, the Planning Commission may require that the level of nonconformity of a nonconforming building, structure or site condition be reduced.
(Ord. 3-95. Passed 1-17-95.)