The purpose of this chapter is to provide for the regulation of nonconforming uses, buildings, and structures, and to specify those circumstances and conditions under which those nonconforming buildings, structures, and uses may be continued. (Ord. 10-001, 1-12-2010)

Any building, structure, or use which existed lawfully at the effective date hereof and which becomes nonconforming upon the effective date hereof or any subsequent amendment hereto may be continued only in accordance with the following regulations:

   A.   Repairs And Alterations: Ordinary repairs and alterations may be made to a nonconforming building or structure provided that no structural alterations shall be made in or to such building or structure, except those required by law, or except to make the building or structure and use thereof conform to the regulations of the district in which it is located. Ordinary repairs and alterations shall be determined by the zoning officer and shall include, among other things, the replacement of storage tanks where the safety of operation of the installation requires such replacement.

   B.   Additions And Enlargements:

      1.   A nonconforming building or structure shall not be added to or enlarged in any manner unless such nonconforming building or structure and use thereof, including all additions and enlargements thereto is made to conform to all the regulations of the district in which it is located.

      2.   A nonconforming building or structure which is nonconforming only as to bulk may be added to or enlarged, provided such additions or enlargements conform to all regulations of the district in which it is located.

   C.   Moving Buildings Or Structures: No nonconforming building or structure, shall be moved in whole or in part to any other location unless every portion of such building or structure, and the use thereof, are made to conform to all regulations of the district in which the moved building is to be located.

   D.   Restoration Of Damaged Buildings Or Structures: A nonconforming building or structure or portion thereof, which is destroyed or damaged by fire or other casualty or act of nature to the extent that the cost of restoration to the condition in which it was before the occurrence will exceed sixty percent (60%) of the total cost of reconstructing the building or structure, shall not be restored unless said building or structure and the use thereof shall conform to all regulations of the district in which it is located except that an existing nonconforming residential use and building in any district is permitted to be restored within one year to the condition in which it was before destruction, and it must conform to all other regulations of the district in which it is located. However, if the damage is less than sixty percent (60%) of the cost of reconstructing the building or structure, no repairs or restoration shall be made unless such work is started within one year from the date of partial destruction.

   E.   Change Of Use: The nonconforming use of a building or structure, or portion thereof, may be changed to a use permitted in the district in which the building or structure is located; however, once a use is changed to a conforming use, such building or structure shall not thereafter be used for a nonconforming use.

   F.   Nonconforming Use Of Conforming Buildings Or Structures: The existing nonconforming use of a part or all of a conforming building or structure may be continued subject to the following provisions:

      1.   The nonconforming use of a part of such building or structure shall not be expanded or extended into any other portion of such building or structure nor changed to any other nonconforming use.

      2.   If a nonconforming use of such a building or structure is discontinued or abandoned for a period of six (6) consecutive months, it shall not be renewed, and any subsequent use of such building or structure shall conform to the use regulations of the district in which the premises are located.

      3.   Any lawful nonconforming use in a conforming building or structure existing in a residential district on the effective date hereof, or any amendments hereto, shall be entirely discontinued within ten (10) years from the effective date hereof, or any amendments hereto.

   G.   Nonconforming Use Of Land: The nonconforming use of land not involving a building or structure, or in connection with which any building or structure thereon is incidental or accessory to the principal use of land, or land used for parking or storing one or more trailers may be continued subject to the following provisions:

      1.   Such nonconforming use of land shall not be expanded or extended beyond the area it occupied on the effective date hereof, or changed to another nonconforming use, and no additional trailers shall be brought onto such nonconforming use of land, except that any trailer existing on said land on the effective date hereof may be replaced.

      2.   If such a nonconforming use of land is discontinued or abandoned for a period of six (6) consecutive months, it shall not thereafter be renewed, and any subsequent use of such land shall conform to the regulations of the district in which the land is located.

      3.   Where the nonconforming use of land is accessory to the nonconforming use of a building or structure, it shall be discontinued on the same date as the nonconforming use of the building or structure.

   H.   Conversion To Special Use: Any legally nonconforming building, structure, or use may be converted to a special use as authorized by chapter 2, "Permitted Uses", of this title. This conversion may occur only when it is shown that the nonconforming building, structure, or use is providing a particular service to the residents of the county and that the use is not detrimental to the county as whole or to adjacent properties. (Ord. 10-001, 1-12-2010)