Any otherwise lawful non-conforming building or structure which exists on the effective date of this chapter may lawfully remain, subject to the following provisions.
(A) Maintenance. A non-conforming structure may be maintained by ordinary repairs.
(B) Enlargement, alterations. A non-conforming building or structure shall not be altered or enlarged in any way which would increase its non-conformity by:
(1) Adding an addition to an existing building or adding a separate building;
(2) Increasing in the area of lot used; or
(3) Changing business methods or the provision of new accessory facilities.
(C) Relocation. A non-conforming building or structure shall not be moved unless, after relocation, it will conform to all of the regulations of the district in which it will be situated.
(D) Reconstruction.
(1) A non-conforming building or structure which is destroyed by any means shall not be reconstructed if the Zoning Administrator determines that the cost of such reconstruction exceeds 100% of the structure’s replacement value at the time of loss, unless, after reconstruction, the structure will conform to all applicable regulations of the district in which it is located.
(2) In the event the Zoning Administrator determines the estimated cost of reconstruction is equal to or less than 100% of the structure’s replacement value at the time of loss, repairs or reconstruction shall be permitted; provided, such work begins within six months from the date the damage occurred and is completed within one year after construction begins.
(3) The Zoning Administrator may require that the reconstruction cost estimate be made by a bona fide construction contractor, and that the structure’s market value at the time of loss be determined by a licensed real estate appraiser.
(4) The owner of the damaged structure shall be responsible for obtaining these estimates on behalf of the Zoning Administrator.
(Prior Code, § 20-1202) (Ord. 1699, passed 3-17-2014)