Within the districts established by this title, or amendments that may later be adopted, there exist lots, structures and uses of land and structures which were lawful before this title was passed, or as may hereinafter be amended, but which would be prohibited, regulated or restricted under the terms of this title, or such future amendment. It is the intent of the city commission to permit these nonconformities to continue until they are removed, but not to encourage their survival. Such uses are declared by this chapter to be incompatible with permitted uses in the districts involved. It is further the intent of the city commission that nonconformities shall not be enlarged upon, expanded or extended, nor be used as grounds for adding other structures or uses prohibited elsewhere in the same district. A nonconforming use of a structure, land or structure and land shall not be extended or enlarged after passage of this title. (2010 Code § 22-33)

In any district in which a lot exists of record at the effective date of the adoption or amendment of this title which does not conform in size or area to the provisions of this title, buildings for the uses permitted in such district may be erected on such lot notwithstanding limitations imposed by other provisions of this title; provided, that such lot is in separate ownership and not of continuous frontage with other lots in the same ownership. (2010 Code § 22-34)

Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on area, lot coverage, height, yards or other characteristics of the structure or its location on the lot, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions:

A.   No such structure may be enlarged or altered in a way which increases its nonconformity; and

B.   Should such structure be destroyed by any means to an extent of more than ninety five percent (95%) in value, it shall not be reconstructed except in conformity with the provisions of this title. (2010 Code § 22-35)

If a lawful use of a structure, or of structure and premises in combination, exists at the effective date of adoption or amendment of this title that would not be allowed in the district under the terms of this title, the lawful use may be continued so long as it remains otherwise lawful, subject to the following provisions:

A.   No existing structure devoted to a use not permitted by this title in the district in which it is located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located;

B.   Any nonconforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use at the time of adoption or amendment of this title, but no such use shall be extended to occupy any land outside such building;

C.   Any structure, or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use shall thereafter conform to the regulations for the district in which such structure is located, and the nonconforming uses may not thereafter be resumed, except as provided in this title;

D.   When a nonconforming use of a structure, or structure and premises in combination, is discontinued or abandoned for twelve (12) consecutive months, the structure, or structure and premises in combination, shall not thereafter be used except in conformance with the regulations of the district in which it is located; and

E.   Where nonconforming use status applies to a structure and premises in combination, removal or intentional destruction of the structure shall eliminate the nonconforming status of the land. (2010 Code § 22-36)

Where, at the effective date of adoption or amendment of this title, lawful uses of land exist that are no longer permissible under the terms of this title, as enacted or amended, such uses may be continued so long as they remain otherwise lawful, subject to the following: If any such nonconforming use of land ceases for any reason for a period of more than twelve (12) months, any subsequent use of such land shall conform to the regulations specified by this title for the district in which such land is located. (2010 Code § 22-37)

A nonconforming use of a structure, or of a structure and land in combination, shall not be changed to a different nonconforming use unless changed to a use permitted in the district in which located; except that the board of adjustment may permit a change to a different nonconforming use and such change shall be construed as an abandonment of the former permitted nonconforming use. (2010 Code § 22-38)