The lawful use of any building, structure or land existing on the effective date of the ordinance from which this article is derived (December 1, 2006) may be continued, although such use does not conform to the provisions of this article; provided, however, the right to continue such nonconforming use shall be subject to the following regulations:

      (1)   Normal repairs and maintenance may be made to a nonconforming building or structure, provided that no structural alterations shall be made except those required by law or ordinance or those necessary for installing or enclosing required sanitary facilities, such as toilets and bathrooms;

      (2)   Unless otherwise provided, a nonconforming building or structure shall not be added to or enlarged in any manner unless such additions and enlargements are made to conform to all of the regulations of the district in which such building or structure is located;

      (3)   A nonconforming building or structure shall not be moved in whole or in part unless every portion of such building or structure is made to conform to all regulations of the district in which it is to be located;

      (4)   If a nonconforming building or structure is located within a SF-1, SF-2, rural agriculture, estate single-family residential, manufacture housing or multifamily housing zone are damaged or destroyed to an extent of less than 60 percent of its fair market value by fire, explosion, act of God, or the public enemy, then restoration or new construction shall be permitted. If destruction to a building or structure located within a SF-1, SF-2, rural/agriculture, estate single-family residential, manufactured home residential or multifamily residential district is greater than 60 percent of its fair market value, such building or structure and its use, if repaired or replaced, shall conform to all regulations of the district in which it is located and it shall be treated as a new building. This provision does not apply to building or structure located within office, retail, general business, commercial services, general industrial, heavy industrial and downtown districts; and

      (5)   A vacant, nonconforming building or structure lawfully constructed before the date of enactment of the ordinance from which this article is derived may be occupied by a use for which the building or structure was designed or intended if so occupied within a period of 90 days after the effective date of the ordinance from which this article is derived. The use of a nonconforming building or structure lawfully constructed before the date of enactment of the ordinance from which this article is derived which becomes vacant after the effective date of the ordinance from which this article is derived may be reoccupied by the use for which the building or structure was designed or intended, if so occupied within a period of 90 days after the building or structure becomes vacant. All such buildings, after 90 days of vacancy, shall be converted to a conforming use.

(Code 2014, § 46-889; Ord. No. 629, § 01.30.001, 12-1-2006; Ord. No. 719, § 01.30.001, 2-11-2013)

The nonconforming use of a building or structure may be continued as hereinafter provided:

      (1)   The nonconforming use of a building or structure may not be changed to a use which does not conform to the regulations of the district in which it is situated.

      (2)   A nonconforming use of a conforming building or structure shall not be extended or expanded into any other portion of such conforming building or structure, nor changed except to a conforming use. If such nonconforming use or portion thereof is voluntarily discontinued or changed to a conforming use, any future use of such building or structure or portion thereof shall conform to the regulations of the district in which such building or structure is located.

(Code 2014, § 46-890; Ord. No. 629, § 01.30.002, 12-1-2006)

The nonconforming use of land existing at the time of the effective date of the ordinance from which this article is derived may continue as hereinafter provided:

      (1)   A nonconforming use of land shall not be expanded, extended or changed to some other use not in compliance with the regulations of the district in which the land is situated.

      (2)   If a nonconforming use of land or any portion thereof is voluntarily discontinued for a period of 90 days any future use of such land or portion thereof shall be in conformity with the regulations of the district in which such land or portion thereof is located.

      (3)   Any sign, billboard or poster panel which lawfully existed and was maintained at the time of the effective date of the ordinance from which this article is derived may be continued, although such use does not conform with the provision of this article; provided, however, that no structural alterations are made thereto.

(Code 2014, § 46-891; Ord. No. 629, § 01.30.003, 12-1-2006)

The nonconforming use of a building, structure or land which has been abandoned shall not thereafter be returned to such nonconforming use. A nonconforming use shall be considered abandoned when:

      (1)   The intent of the owner to discontinue the use is apparent;

      (2)   The characteristic equipment and furnishings of the nonconforming use have been removed from the premises and have not been replaced by similar equipment within 90 days;

      (3)   A nonconforming building, structure or land, or portion thereof, which is or hereafter becomes vacant and remains unoccupied for a period of 90 days; or

      (4)   A nonconforming use has been replaced by a conforming use.

(Code 2014, § 46-892; Ord. No. 629, § 01.30.004, 12-1-2006)

Whenever the boundaries of a zoning district shall be changed so as to transfer an area from one district to another district, or when the boundaries of districts are changed as the result of annexation of new territory or changed in the regulations or restrictions of this article, the foregoing provisions relating to nonconforming uses also shall apply to any uses existing therein which may become nonconforming.

(Code 2014, § 46-893; Ord. No. 629, § 01.30.005, 12-1-2006)