A "nonconforming use" is defined as a structure or use lawfully in existence at the time this Title or any amendment thereto becomes effective, which does not conform to the requirements of the zone in which it is located. (Ord. 428, 8-6-1979)

   A.   Continuation And Improvements: A nonconforming use may be continued although not in conformity with the regulations for the zone in which the use is located, and improvements to the property or structure or both may be made, when necessary, to continue but not expand the use. (Ord. 428, 8-6-1979)

   B.   Structural Changes And Alterations Of Use:

      1.   A nonconforming structure or a structure containing a nonconforming use may not be structurally expanded. A structural expansion includes, but is not limited to, an increase in cubic or square footage of the structure. Should a nonconforming use or structure containing a nonconforming use be destroyed, a like structure may be rebuilt and the existing use be continued; provided, that structure is completely rebuilt within a one year period of time commencing at the time the structure was destroyed. Likewise, a nonconforming structure or a structure containing a nonconforming use may be rebuilt, altered or modified and the nonconforming use continued if the rebuilding, alteration or modification is accomplished within a one year period from the time of commencement. Under no circumstances may any rebuilt, altered or changed structure contain additional square or cubic footage or be an expansion of an existing structure. A nonconforming use or a structure containing a nonconforming use may not be altered to another use unless the change or alteration is to the same use classification as permitted in this Title, or to a classification that more nearly conforms to the regulations of the zone in which the use is located. (Ord. 435, 4-7-1980)

      2.   Other provisions of this Section notwithstanding, where a manufactured home exists in an R-1 Zone as a nonconforming use or structure, the manufactured home may be replaced with another manufactured home, provided the conditions of subsection C of this Section are not violated. An application for replacement manufactured home in an R-1 Zone shall be for a conditional use under this Title. Placement of a manufactured home under this subsection shall be subject to all the requirements for siting a manufactured home under this Title. (Ord. 459, 6-3-1985; amd. Ord. 517-96, 10-14-1996)

   C.   Discontinuation Or Abandonment Of Use: If the nonconforming use is discontinued or abandoned for the period of one year, further use of the property shall conform to this Title. (Ord. 435, 4-7-1980)

   D.   Pre-Existing Permits: Nothing contained in this Title shall require any changes in the plans, construction, alteration or designated use of a structure for which a permit has been issued or approved by the City and construction has commenced prior to the effective date hereof, provided the structure, if nonconforming or intended for a nonconforming use, is completed and in use within two (2) years from the time the permit was issued. (Ord. 428, 8-6-1979)