This Chapter is provided to establish procedures for determining the existence of a legal nonconforming use, a legal noncomplying structure, or other legal nonconformity, including noncomplying lots and signs.

1. As provided by LUDMA, the BOA is hereby authorized as the Land Use Authority with the responsibility to determine the existence of any legal nonconforming use, a legal noncomplying structure, or other legal nonconformity.
2. The BOA shall have authority to review and decide all disputes relating to abandonment of structures associated with a nonconforming use or noncomplying structure.

1. Requests for a determination by the BOA of the existence of a legal nonconforming use, legal noncomplying structure, or other legal nonconformity shall be made on the applicable Application form.
2. A property owner may present an Application for a Determination of a Legal Nonconforming Use, Legal Noncomplying Structure, or other Legal Nonconformity for review and decision. An agent of the property owner, or a lessee of the property, may present an Application for review and decision, provided such Application is accompanied by a property owner affidavit of authorization.
3. An Application for a Determination of a Legal Nonconforming Use, Legal Noncomplying Structure, or other Legal Nonconformity shall be determined complete by the Planner, as provided by VZC 15.24.060. Applications for a Determination of a Legal Nonconforming Use, Legal Noncomplying Structure, or other Legal Nonconformity determined to be incomplete, the Planner shall comply with the requirements of VZC 15.24.070.

A request for a Determination of a Legal Nonconforming Use, Legal Noncomplying Structure, or other Legal Nonconformity shall provide the following information and materials:

1. A complete Determination of a Legal Nonconforming Use/Legal Noncomplying Structure/Other Legal Nonconformity Application.
   
2. Other information, as may be determined necessary by the Applicant(s), to clearly establish the existence of a legal nonconforming use, noncomplying structure, lot, sign, or other nonconformity on the date of adoption of this Ordinance, and compliance with all prior enactments.

1. The procedures for the approval or denial of the Application for a Determination of a Legal Nonconforming Use/Legal Noncomplying Structure/Other Legal Nonconformity are identified by Figure 21-1, herein.
2. The BOA shall review the Application for a Determination of a Legal Nonconforming Use/Legal Noncomplying Structure/Other Legal Nonconformity and determine if the Application:
   1. From the evidence presented by the Applicant, who shall have the burden of establishing the legal existence of a nonconforming use, noncomplying structure, lot, sign, or other nonconformity, as provided by LUDMA, that sufficient information, documentation and other materials have been presented to clearly establish that the use, structure, lot, sign, or other nonconformity, which is the subject of the Application, legally existed on the date of adoption of this Ordinance, and complied with all prior enactments of this Ordinance.
   2. Upon a finding by the BOA that the use, structure, lot, sign, or other nonconformity, which is the subject of the Application, legally existed on the date of adoption of this Ordinance, and complied with all prior enactments of this Ordinance, the Applicant may present any other necessary Land Use or Building Permit Applications that may be required by this Ordinance, the City’s other Land Use Ordinances, or the adopted Building Code.
3. Upon a finding by the BOA that the use, structure, lot, sign, or other nonconformity, which is the subject of the Application, did not legally exist on the date of adoption of this Ordinance, and did not legally comply with all prior enactments of this Ordinance, the Applicant shall present a Land Use or Building Permit Application to correct the illegality. No other action for any Approval, Permit, or License shall be taken by a Land Use Authority until the use, structure, lot, sign, or other nonconformity complies with the requirements of this Ordinance, and the City’s other Land Use Ordinances, as adopted.
   
   Figure 21-1 Determination of Nonconforming Use, Noncomplying Structure and other nonconformity Procedures 
   

Following a determination by the BOA of the existence of a legal nonconforming use, the use shall comply with the following terms and conditions:

1. A nonconforming use may be continued by the present or future property owner.
   
2. As allowed by LUDMA, a legal nonconforming use may be extended through the same building, provided no structural alteration of the building is proposed or made for the purposes of the extension. For the purposes of this Subsection, the addition of a solar energy device to a building is not a structural alteration.
   
3. Necessary maintenance and repairs may be made to a structure housing a legal nonconforming use by following the procedures for any Approval, Permit, or License, including the issuance of a Building Permit, for such maintenance and repairs, as required by this Ordinance, the City’s other Land Use Ordinances, or adopted Building Codes.
   
4. The city may require the termination of a legal nonconforming use by providing a formula establishing a reasonable time period during which the owner can recover or amortize the amount of his investment in the nonconforming use.
   
5. The city may not terminate a nonconforming use of a structure that is involuntarily destroyed in whole or in part due to fire or other calamity unless the use has been abandoned.
   
6. A nonconforming use of a structure shall terminate if:
   
   1. The structure is allowed to deteriorate to a condition that the structure is rendered uninhabitable and is not repaired or restored within six (6) months after written notice is provided to the property owner, by the Planner, that the structure is uninhabitable and that the nonconforming use will be lost if the structure is not repaired or restored within six (6) months.
      
   2. The property owner has voluntarily demolished a majority of the building that houses the nonconforming use.
      
7. Change in Use. A nonconforming use may only be changed to a use allowed in the Table of Uses for the Zoning District in which the property is located by following the approval procedures for such new use, as required by this Ordinance and the City’s other Land Use Ordinances.

Following a determination by the BOA of the existence of a legal noncomplying structure, the structure shall comply with the following terms and conditions:

1. A noncomplying structure may be continued by the present or future property owner.
   
2. The city may not prohibit the reconstruction or restoration of a noncomplying structure that is involuntarily destroyed in whole or in part due to fire or other calamity unless the structure has been abandoned.
   
3. Necessary maintenance and repairs may be made to a legal noncomplying structure by following the procedures for any Approval, Permit, or License, including the issuance of a Building Permit, for such maintenance and repairs, as required by the City’s Land Use Ordinances, and adopted Building Codes.
   
4. A noncomplying structure shall terminate if:
   
   1. The structure is allowed to deteriorate to a condition that the structure is rendered uninhabitable and is not repaired or restored within six (6) months after written notice is provided to the property owner, by the Planner, that the structure is uninhabitable and that the noncomplying structure will be lost if the structure is not repaired or restored within six (6) months.
      
   2. The property owner has voluntarily demolished a majority of the noncomplying structure.

The BOA Recording Secretary shall maintain all Determinations of a Legal Nonconforming Use/Legal Noncomplying Structure/Other Legal Nonconformity Application approvals on file.

1. A finding by the BOA of a legal noncomplying use, noncomplying structure, lot, sign, or other nonconformity shall not authorize the establishment, restoration, reconstruction, extension, alteration, expansion, or substitution of any nonconforming use, noncomplying structure, lot, sign, or other nonconformity.
2. Following a decision by the BOA, the BOA Recording Secretary shall provide the Applicant with a written notice of the decision. The written record of all Applications shall be maintained on file by the BOA Recording Secretary.
3. A finding by the BOA of a legal noncomplying use, noncomplying structure, lot, sign, or other nonconformity shall not be deemed an Approval of any Application, Permit, or License.
4. A finding by the BOA of a legal noncomplying use, noncomplying structure, lot, sign, or other nonconformity shall allow the filing of an Application for any necessary Approval, Permit, or License, as may be required by this Ordinance, the City’s other Land Use Ordinances, or adopted Building Codes.

1. Any party claiming a nonconforming use has been abandoned shall have the burden of establishing the abandonment.
2. Abandonment may be presumed to have occurred if:
   1. A majority of the primary structure associated with the nonconforming use has been voluntarily demolished without prior written agreement with the city regarding an extension of the nonconforming use.
   2. The use has been discontinued for a minimum period of one (1) year; or
   3. The primary building associated with the nonconforming use remains vacant for a minimum period of one (1) year.
3. The property owner may rebut the presumption of abandonment under this Section and shall have the burden of establishing that any claimed abandonment under this Section has not in fact occurred. The BOA shall have authority to review and decide all disputes relating to abandonment of structures associated with a nonconforming use or noncomplying structure.
4. The city may terminate the nonconforming use status of a school or charter school when the property associated with the School District or charter school use or structure ceases to be used for School District or charter school purposes for a minimum period of one (1) year.

This Section shall apply to legal undeveloped noncomplying lots or parcels.

1. A legal lot of record, or any parcel of record, legally existing on the date of adoption of this Ordinance shall:
   
   1. Be eligible for a Building Permit authorizing the construction of one (1) single family dwelling, even though such lot or parcel may not conform to the requirements of the Zoning District in which it is located. provided:
      
      1. That such lot or parcel of land is located in a Zoning District that allows single family dwellings, and
         
      2. The proposed construction can qualify for the issuance of a Building Permit for a single family dwelling, as required by the adopted Building Codes.

This Section shall apply only to signs that were legal on the date of adoption of this Ordinance but which may now be a noncomplying structure.

1. A noncomplying sign shall not be enlarged.
   
2. A noncomplying sign shall not be moved or replaced, except to bring the sign into compliance with this Ordinance and the City’s other Land Use Ordinances.
   
3. The text message of a noncomplying sign may be changed if such changes do not create any new nonconformities or other noncompliance.
   
4. A noncomplying sign shall be considered abandoned if it advertises a business, service, commodity, or other activity that has been discontinued for a minimum period of one (1) year.

Any person aggrieved by a decision of the BOA regarding any matter related to a nonconforming use, noncomplying structure, or other nonconformity may appeal the decision to the District Court, as provided by LUDMA, and as provided by VZC 15.52.