Existing lots of record. Any lot of record existing at the effective date of this chapter and held in separate ownership different from the ownership of adjoining lots may be used for the erection of a structure conforming to the use regulations of the district in which it is located, even though its dimensions are less than the minimum requirements of this chapter, except as set forth hereafter. Where two or more adjacent lots of record with less than the required area and width are held by one owner on or before the date of enactment of this chapter, the request for a permit shall be referred to the Zoning Hearing Board which may require re-platting to fewer lots which would comply with the minimum requirements of this chapter.

No provision of this chapter relating to side and rear yard requirements shall prevent the reasonable use of a nonconforming lot of record. The Zoning Officer may grant a reduction in the requirement for side yards and rear yards for lots of record which lack required lot width or depth.

Where at the effective date of adoption or amendment of this chapter, lawful use of land, or land and the structure or structures on it, exists and is made no longer permissible under the requirements of this chapter, as adopted or amended, such use may be continued indefinitely, so long as it remains otherwise lawful, provided the following conditions are applied.

No such nonconforming use of land shall be extended by acquisition of additional land to occupy a greater land area than was occupied at the effective date of adoption or amendment of this chapter. Such land area shall contain the nonconforming use and the area of expansion and shall be already owned by the operator of the nonconforming use at the time of adoption of the ordinance creating the nonconformity, and recorded as a separate lot.

No structure containing a nonconforming use but capable of being enlarged without violating setback or height requirements in the zoning district where it is located may be increased in volume more than 50% over the volume of such structure at the time of adoption of this chapter or subsequent amendments that made the use nonconforming. A nonconforming use which occupies part of a structure may be extended throughout the structure it occupied at the time of adoption of this chapter or subsequent amendment that made the use nonconforming, but the expansion under such circumstances may not be extended to occupy land outside the original structure.

If any such nonconforming use of land or use of land and structures in combination ceases or is abandoned for any reason including destruction of buildings, for a period of at least one year, any subsequent use of such land, or land and structures in combination, shall conform to the regulations for the zoning district where such land is located, except that where a hardship to the operator of the nonconforming use clearly exists as a result of financial, health or other calamity, the Zoning Hearing Board may grant an extension of the one year limit consistent with the hardship, but not more than one additional year.

As a result of adoption of this chapter, no illegal use of land which was initiated under the previous zoning ordinance, as amended, shall become nonconforming but instead shall be subject to remedy under the provisions of this chapter regarding violations.

The nonconforming use of a structure or a lot may be changed only to a conforming use unless:

The nonconforming use of a structure and/or land, or combination of structure and land, may be superseded by a use permitted in the zoning district where the lot is located and the use of the premises shall thereafter conform to the regulations of the zoning district.

Where a nonconforming use of structure and premises exists in combination, the removal of the structure and/or use in the structure shall terminate the nonconforming use of the premises.

The maintaining or strengthening to a safe condition of any nonconforming structure shall not be interpreted as being denied by any portion of this article.

Where a structure exists on a lot at the effective date of this chapter or any amendment to it and does not conform to the requirements regarding height or minimum setbacks from adjacent streets or lot lines, such structure may remain indefinitely subject to the following provisions.

Any replacement of a nonconforming structure shall be made in compliance with the regulations governing development for the zoning district in which the lot is located, except that if a hardship is alleged by the owner, he may request a special exception of the Zoning Hearing Board which may approve replacement on the same foundation that supported the structure to be replaced, but in no case a location that was less conforming than the original location.

If a nonconforming structure is moved, it shall thereafter conform to requirements of this chapter regarding location on the lot.

The Zoning Officer shall keep the data current by the addition of nonconforming uses as amendments to this chapter are adopted and by the deletion of nonconforming uses as they are eliminated.

The record may be kept by map or written documentation.