It is the intent of this chapter to permit nonconformities which were lawful before the adoption of this Zoning Ordinance to continue until they are removed. It is further the intent of this chapter that non-conformities shall not, unless otherwise permitted by this chapter, be enlarged upon or expanded, or be used as grounds for adding other structures or uses prohibited elsewhere in the same district.

Nonconforming uses are declared by this chapter to be incompatible with permitted uses in the district involved. However, to avoid undue hardship, nothing in this chapter shall be deemed to require a change in the plans, construction or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment to this Zoning Ordinance and which actual building construction has been carried on diligently. A change of tenancy, ownership, or management of any legally existing nonconforming use is allowed.

Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the district in which it is located after it is moved.

Changes to Nonconforming Structures. A structure conforming with respect to use but nonconforming with respect to other standards may be enlarged or altered provided that the enlargement or alteration does not further deviate from these regulations. For example, an extension, whether horizontal along a property line or vertical with additional height, of a structure within a setback area creates a further deviation beyond the existing nonconformity. Enlargements or alterations of nonconforming structures up to 50% of the length and/or height of the existing nonconformity may be allowed subject to an administrative conditional use permit.

Repairs and Maintenance.

Any structure, or structure and land, in or on which a nonconforming use is superseded by a permitted use shall thereafter conform to the regulations of the district in which it is located and the nonconforming use may not thereafter be resumed.

The removal or destruction of a structure containing a nonconforming use shall eliminate the nonconforming status of the use.

If both a structure and land are nonconforming, the removal or destruction of the structure shall eliminate the nonconforming status of the land.

Whenever a nonconforming use of a structure or a premises is abandoned for 180 days, the structure or land shall not thereafter be used except in conformance with the regulations of the district in which it is located.

A structure devoted to a nonconforming use may only be enlarged, extended, constructed or structurally altered, and a use of land devoted to a nonconforming use may only be enlarged or extended, if a conditional use permit is obtained.

The purpose of the modification is to regain the historical integrity of the building; and

The proposed modifications, alterations, additions or other changes are reviewed and approved by the Architectural Review Committee.

A nonconforming building, structure or use upon the land having been wholly or partially damaged or destroyed by fire or other calamity may be reconstructed, provided that:

If reconstruction has not commenced within 180 days, the property, building and structure or use upon the land shall not thereafter be occupied, except by a use which is permitted in the district in which it is located.