Within the zoning districts established by this ordinance, as amended, there may exist structures or uses of land and structures which were lawful before this ordinance was passed or amended, but which would be prohibited, regulated, or restricted under the terms of this ordinance or future amendments. Such nonconforming uses are declared by this ordinance to be incompatible with permitted uses in the various zoning districts. With due regard for the property rights of the persons affected when considered in light of the public welfare, the character of the area surrounding the nonconforming use and the conservation and preservation of surrounding properties and their values, it is the declared purpose of this ordinance that nonconforming uses be eliminated and any use be required to conform to the regulations prescribed in this ordinance. Notwithstanding the above, such nonconforming structures or uses of land and structures may be continued although they do not conform with the provisions of this ordinance, subject to the limitations and conditions set forth in this Section.

In any zoning district, structures may be erected on any single lot, provided there is access to such structures from a street and the lot was legally platted or is in the same configuration as recorded on the effective date of this ordinance. This provision shall apply even though the lot fails to meet the minimum requirements for area, width, or depth for the zoning district in which it is located; however, all other requirements shall still apply. All structures constructed on nonconforming lots shall meet all development regulations in the zoning district unless proper variances are granted by the Zoning Board of Adjustment. No structure shall be constructed on multiple lots when one (1) or more lots are nonconforming lots.

A structure that was lawful when constructed, but which no longer conforms to the requirements of this ordinance for yard setback, height, lot coverage, or other development regulations shall be considered nonconforming. Repairs and alterations may be made to a nonconforming structure, provided that no structural alterations shall be made except those required by law or ordinance, unless the structure is brought into conformity with the provisions of this ordinance. The following exclusions apply:

A nonconforming use of a structure shall not be increased or enlarged and no occupancy of additional structures or land by a nonconforming use shall be permitted except that a nonconforming use of a structure may be extended throughout any parts of the structure which were manifestly arranged or designed for such use and which were owned or leased by the owner of the nonconforming use on the effective date of this ordinance, provided no structural alterations, except those required by law or ordinance are made, and provided further that no additional dwelling units shall be added where the nonconforming use results from there being more dwelling units on the lot than is permissible in the zoning district in which the structure is located. The City Council shall have the authority to permit an extension of a structure which is nonconforming as to uses not to exceed twenty-five percent (25%) of the existing floor area, subject to the development regulations applicable in the zoning district, provided that required parking is provided and a specific time limit is placed upon the operation of the nonconforming use. If no structural alterations are made, a nonconforming use of a structure may be changed to another nonconforming use permitted in the same or a more restricted zoning district, provided no new parking is constructed and the new use meets the required number of parking spaces under this ordinance.

A nonconforming use of land may not be expanded or extended beyond the area of the land actually being occupied by the use at the time it becomes nonconforming, except to provide off-street loading or off-street parking facilities. Notwithstanding the above, the City Council may permit an expansion of a nonconforming use of land on a lot not to exceed twenty-five percent (25%) of the existing area of the land actually being occupied by the nonconforming use, subject to the development regulations applicable in the zoning district, provided that required parking is provided and a specific time limit is placed upon the operation of the nonconforming use.