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HomeMy WebLinkAboutItem 3 - Chapter 30 - Article V - Nonconforming SituationsCityofOshkoshZoningOrdinance MunicipalCode ARTICLEV: NONCONFORMINGSITUATIONS Section30-130: Purpose ThepurposeofthisArticleistoestablishregulationsforthefollowingnonconforming situationscreatedlegallypriortotheeffectivedateofthisChapter: nonconforming uses, nonconformingandsubstandardlots, nonconformingstructures, andother nonconformingsites. Section30-131: NonconformingUses A) Definition. Anonconforming useisanactiveandactualuseoflandorstructures, orboth; legallyestablishedpriortotheeffectivedateofthisChapterorsubsequent applicableamendmentstheretowhichhascontinuedthesameusetothepresent, andwhichwouldnotbepermittedunderthecurrenttermsofthisChapter. B) ContinuanceofaNonconformingUse. 1) Anynonconforming uselawfullyexistingupontheeffectivedateofthis Chaptermaybecontinuedatthesizeandinamannerofoperationexisting uponsuchdate, exceptasspecifiedinthisSection. 2) AnylegaluseunderthepreviousZoningOrdinancewhichismade nonconformingbythisChaptermayapplyforaconditionalusepermittobe grantedlegalconformingstatus. 3) Ifaparcelorlotcontainsanexistingnonconforminguse, theadditionofanew conforminguseonthatparcelorlotshallrequireaconditionalusepermit, subjecttothestandards, criteria, andproceduresprescribedbySection30-382, inordertoensurecompatibilitywiththeexistingnonconforminguse. Whether usesarecompatibleshallbedeterminedbytheDirectorofCommunity Development, ordesignee. 4) Intheabsenceofaconditionalusepermitgrantingitlegalconformingstatus, anonconforminguseshallbediscontinuedbeforeanewconformingusemay beaddedtotheparcel. C) ModificationofaNonconformingUse. Astructurecontaininganonconforminguse shallnotbeenlargedorincreasedtooccupyagreaterareaoflot, parcel, site, and/or structurethanwasoccupiedatthetimeoftheeffectivedateofthisChapter. CityofOshkosh Chapter30 - Page198 MunicipalCodes CityofOshkoshZoningOrdinance MunicipalCode D) Nononconforminguseofapremiseshallbemovedinwholeorinparttoanyother portionofthelot, parcel, siteand/orstructurethanwasoccupiedupontheeffective dateofthisChapter. E) Discontinuance ofaNonconformingUse. 1) Whenanynonconforminguseofanystructureorlandisdiscontinuedfora periodof365days, orischangedintoaconforminguse, anyfutureuseofsaid structureorlandshallbeincompleteconformitywiththeprovisionsofthis Chapter. a) Anonconformingusethathasbeendiscontinuedforaperiodof365days ormoremaybereestablishedthroughthegrantingofaconditionaluse permit, providedthatthenonconforminguseispermittedbyrightina zoningdistrictthatislessintensivethanthezoningdistrictofthesubject property, asdeterminedbythePlanCommission. 2) Thepropertyownerhastheburdentoprovethatthenonconformingusehas beencontinuously maintainedovertime. Potentialformsofdocumentation includebutarenotlimitedtoutilitybills; taxrecords; businesslicenses; listing intelephone, business, orcitydirectories; advertisementsindated publications; building, landuse, ordevelopmentpermits; insurancepolicies; leases; datedaerialphotos; insurancemapsthatidentifyuseordevelopment suchasSanbornMaps; orlanduseanddevelopmentinventoriespreparedby agovernmentagency. F) OrdinaryMaintenanceandRepairsofaStructureandLandContaininga NonconformingUse. 1) Theordinarymaintenanceandrepairsmadetoastructureorlandcontaining orrelatedtoanonconforminguseispermitted. Ordinarymaintenanceand repairsaredefinedasfollows: a) Therepairorreplacementofdoors, windows, nonbearingwalls, fixtures, heatingandairconditioningcomponents, wiring, plumbing, siding, roofing, orothernonstructuralcomponents. b) Overlayinganoff-streetparkingand/orloadinglot, whichshallmean addingalayerofasphaltorconcretetoanexistingoff-streetparking and/orloadinglot. c) Resurfacingtheasphaltorconcreteoftheoff-streetparking, loading facilities, and/oraccessdriveswithoutexposingthebasecourseand overlayingsucharea. CityofOshkosh Chapter30 - Page199 MunicipalCodes CityofOshkoshZoningOrdinance MunicipalCode 2) Innoinstanceshallsaidmaintenanceandrepairsexceed, overthelifeofthe structure, 50percentofthepresentequalizedassessedvalueofsaidstructure orpropertypriortosaidrepairs, inaccordancewithWis. Stats. 62.23(7)(h). Section30-132: Nonconforming andSubstandardLots A) Definition. Anonconformingorsubstandardlotisalotlegallyestablishedpriorto theeffectivedateofthisChapterorsubsequentapplicableamendmentsthereto whichwouldnotbepermittedunderthecurrenttermsofthisChapter. B) Applicability: ThefollowingSectionshallapplytoalllotsintheCityexceptinthe followingcircumstances: 1) ThelotdidnotlegallyexistasoftheeffectivedateofthisChapter. 2) ThelotissubjecttoacourtordertothecontraryofthisSection. C) BlanketConformingStatus. 1) BlanketconformingstatusforanyandallrequirementsofthisChapteris herebyautomaticallygrantedtoallnonconformingorsubstandardlotsintheir configuration existingorasfinallyapprovedasoftheeffectivedateofthis Chapter. ThisSubsectionensuresthatlotsapprovedandcreatedpriortothe adoptionofthisChapterdonotencounterdifficultybecausethelotswould otherwisebeconsiderednonconformingorsubstandard. 2) AftertheeffectivedateofthisChapter, nolotshallbecreatedwhichdoesnot meetthedensity, intensity, andbulkrequirementsofthezoningdistrict, except anylotlocatedwithinasubdivisionplattedpriortotheeffectivedateofthis Chaptermayreturntoitsoriginally-platteddimensionsandconfigurations. D) NewDevelopment: AlotofrecordexistingupontheeffectivedateofthisChapter inanyzoningdistrict, whichdoesnotmeettheminimumlotarea, width, and frontagerequirementsforthezoningdistrict, maybeutilizedonlyforonesingle familydwellingunitorapermittednonresidentialuse, providedthatsuch developmentcomplieswithallofthedensity, intensity, andbulkregulationsfor thatzoningdistrict. CityofOshkosh Chapter30 - Page200 MunicipalCodes CityofOshkoshZoningOrdinance MunicipalCode Section30-133: Nonconforming Structures A) Definition. Anonconformingstructureisastructurelegallyestablishedpriortothe effectivedateofthisChapterorsubsequentapplicableamendmentstheretowhich wouldnotbepermittedunderthecurrenttermsofthisChapter. Parking, loading, accessdrives, andotherpavedareasareincludedinthedefinitionofstructure. B) ThefollowingSectionshallapplytoallstructuresintheCityexceptinthefollowing circumstances: 1) ThestructuredidnotlegallyexistasoftheeffectivedateofthisChapter. 2) ThestructureissubjecttoacourtordertothecontraryofthisSection. 3) WherethereareconflictsbetweenoramongregulationswithinthisSectionand otherregulationssuchasfloodplain, wetland, andshoreland regulations, the regulationswhicharemorerestrictiveorwhichimposehigherstandardsor requirementsshallprevail. C) BlanketConformingStatus. 1) BlanketconformingstatusforanyandallrequirementsofthisChapteris herebyautomaticallygrantedtoanystructurelawfullyexistinguponthe effectivedateofthisChapter. Aftersaiddate, structuresmaynotbeenlarged, expanded, orextendedwithoutbringingtheenlargement, expansion, or extensionintocompliancewiththeprovisionsofthisChapter, or unlessa varianceisgrantedbytheZoningBoardofAppealsunderSection30-411. 2) ThisSubsectionisintendedtoeliminatethenewand/orcontinued classificationofstructuresasnonconformingsubjecttotherequirements ofthis Chapter. Thisprovisionaddressestwodifferentsituations: a) AnystructureerectedpriortotheoriginaladoptionofzoningbytheCity ofOshkoshthatdoesnotmeetsomeorallofthebulkorintensity requirementsofthisChapter. b) Insomeinstances, thisChapterestablishesnewbulkorintensity requirementsthatexistinglegalstructuresunderthepreviousZoning Ordinancedonotmeet. 3) ThisSectionthereforeensuresthatownersofsuchstructureslegally establishedpriortotheeffectivedateofthisChapterdonotencounter difficultybecausethestructureswouldotherwisebeconsidered nonconforming. CityofOshkosh Chapter30 - Page201 MunicipalCodes CityofOshkoshZoningOrdinance MunicipalCode D) Continuation. Anystructureorbuildinglawfullyexistingupontheeffectivedateof thisChaptermaybecontinuedatthesizeandinamannerofoperationexisting uponsuchdate, exceptashereafterspecified. E) UnsafeConditions. NothinginthisChaptershallprecludetheBuildingInspector fromremedialorenforcementactionswhensaidstructureorbuildingisdeclared unsafe. F) Alterations. 1) ForthepurposesofthisSection, alterationsshallbedefinedasbeingoneor moreofthefollowing: a) Adding, removing, changing, orrearrangingthesupporting membersof anexistingstructure, suchasload-bearingwalls, columns, beams, girders, trusses, orinteriorpartitions. b) Pulverizingand/orremovingasphaltorconcretefromoff-streetparking andloadingfacilitiesand/oraccessdrivestotheextentofexposingthe basecourse, whetherornotrepavingofsuchareaoccurs. c) Full-depthreclamationandmixandmillin-placeprocessesthatpulverize theparkingfacilitysurfaceandblenditon-sitewiththeexistingaggregate base. d) ForthepurposesofthisSection, “size” isdefinedasthesitecoverage, physicaldimension, volume, height, length, width, orgrossfloorarea. 2) Anonconformingstructuremaybealteredprovidedthatthenonconforming structuredoesnotencroachanyfurtherintotheestablishednonconforming yardsetbacksorrequiredyardsetbacks. 3) Arecordshallbekeptwithliststhenonconformingstructure, theirassessed value, andthecostofthosealterationswhichhavebeenpermitted. Such recordsshallbecumulativeandtrackthecostofthealterationsforthelifetime ofthestructure. G) Additions. 1) Anadditionshallbedefinedasanythingthatincreasesthesizeofabuilding orstructure. 2) Additionsmadetononconformingstructuresshallbepermissible inrequired setbackssubjecttothefollowing: a) Theadditionshallnotencroachanyfurtherintotheestablished nonconformingyardsetbacksorrequiredyardsetbacks. CityofOshkosh Chapter30 - Page202 MunicipalCodes CityofOshkoshZoningOrdinance MunicipalCode b) Theadditionshallconformtoallotherrequirementsofthedistrictin whichitislocated. 3) AdditionsshallmeetallotherprovisionsofthisChapter, including, butnot limitedto, maximumlotcoverage, off-streetparkingandloadingfacilities, and landscapingstandards. H) Relocation. 1) Relocationshallbedefinedasanyrepositioningofastructureonitssiteor movinganystructuretoanothersite. 2) Nostructureshallbemovedinwholeorinparttoanyotherlocationonthe sameoranyothersiteunlessthestructurecomplieswithalloftheprovisions ofthisChapter. 3) Ifastructureisrelocatedtoanewsite, itshallalsocomplywithallother provisionsofthisChapter, including, butnotlimitedto, maximumlot coverage, off-streetparkingandloadingfacilities, andlandscapingstandards. I) OrdinaryMaintenanceandRepairs. 1) Theordinarymaintenanceandrepairsmadetoanonconformingstructureis permitted. 2) Ordinarymaintenanceandrepairsaredefinedasfollows: a) Therepairorreplacementofdoors, windows, nonbearingwalls, fixtures, heatingandairconditioningcomponents, wiring, plumbing, siding, roofing, orothernonstructuralcomponents. b) Overlayinganoff-streetparkingand/orloadinglot, whichshallmean addingalayerofasphaltorconcretetoan existingoff-streetparking and/orloadinglot. c) Resurfacingtheasphaltorconcreteoftheoff-streetparking, loading facilities, and/oraccessdriveswithoutexposingthebasecourseand overlayingsucharea. J) DestructionandReconstruction. Adamaged, destroyed, orremovedstructuremay berestoredtothesize, location, designandusethatithadimmediatelybeforethe damage, destruction, orremovaloccurredwithoutanylimitsonthecostsofthe repair, reconstruction, orimprovementifeither (1) or (2), below, apply. Theburden ofproofinregardtothelocation, dimensions, configuration, andexteriorbuilding materialsofthedamagedorremovedstructureshallbeuponthepropertyowner todemonstratepriortotheissuanceofabuildingpermit. CityofOshkosh Chapter30 - Page203 MunicipalCodes CityofOshkoshZoningOrdinance MunicipalCode 1) Thestructurewasdamagedordestroyedbyviolentwind, vandalism, fire, flood, ice, snow, mold, infestation, orotheractidentifiedbyWis. Stats. 62.23(7) onorafterMarch2, 2006. 2) Thestructurewasdamaged, destroyed, removed, orpartiallyremovedby othermeansonoraftertheeffectivedateofthisChapter. Section30-134: OtherNonconforming Sites A) Definition. Anonconforming siteisasitelegallyestablishedpriortotheeffective dateofthisChapterorsubsequentapplicableamendmentstheretowhichwould notbepermittedunderthecurrenttermsofthisChapterbecauseitdoesnotmeet thebuildingandsitedesignrequirementsofthisChapter. Suchbuildingandsite designcomponentsmayincludeoneormoreofthefollowing: 1) Bulk, intensity, anddensityrequirements. 2) Exteriorbuildingmaterialsrequirements. 3) Exteriorbuildingdesignrequirements. 4) Numberofparkingspacesrequired. 5) Landscapingrequirements. 6) Bufferyardrequirements. 7) Fencingrequirements. 8) Lightingrequirements. B) BlanketConformingStatus. 1) BlanketconformingstatusforanyandallrequirementsofthisChapteris herebyautomaticallygrantedtoalldevelopmentsitesintheirconfiguration existingorasfinallyapprovedasoftheeffectivedateofthisChapter. 2) AftertheeffectivedateofthisChapter, additionalsitedevelopmentthatwould resultintheenlargement, expansion, orextensionofuses, structuresorother developmentper (A)(1) through (8), above, willnotbeallowedtooccur withoutsuchadditionalsitedevelopmentbeinginfullcompliancewiththe provisionsofthisChapter. 3) ThisSubsectionisintendedtopreventthecreationofnonconformingsites relatedtothebuildingandsitedesignrequirementsofthisChapter. CityofOshkosh Chapter30 - Page204 MunicipalCodes CityofOshkoshZoningOrdinance MunicipalCode 4) ThisSubsectionensuresthatsitesapprovedpriortotheeffectivedateofthis Chapterdonotencounterdifficultybecausetheywouldotherwisebe considerednonconforming. C) NewDevelopment. Allnewbuildings, structures, parkingareas, andparkingstall counts, includingreconstructions, shallcomplywithallsitedesignrequirementsof thisChapter, includingthecomponentsof (A)(1) through (8), above, forthenewor reconstructedportionofthedevelopment. D) ConformanceRequiredWherePossible. Onnonconforminglotswherethesite configurationandundevelopedareaaresufficienttocomplywithsitedesign requirements, anychangethatwouldmakecompliancewiththesitedesign requirementsofthisChapterimpossibleshallnotbepermitted, asdeterminedby theDirectorofCommunityDevelopment, ordesignee. E) Onnonconforminglotswherethesiteconfigurationandundevelopedareaarenot sufficienttocomplywithallsitedesignrequirements, butspaceisavailableto reducethedegreeofoneormorenonconformities, theDirectorofCommunity Development, ordesignee, shalldeterminethemanneranddegreetowhicheach sitenonconformitiesshallbebroughtintoconformance, specificallytoimprove publicsafetyand/orreducepublicnuisances. F) CreationofAdditionalNonconformityProhibited. Enlargements, expansions, or extensionsthatwouldresultincreationofoneormorenonconformities, orincrease thedegreeofexistingnonconformities withthesitedevelopmentstandardsofthis Chaptershallnotbepermitted. Sections30-135to30-149: Reserved CityofOshkosh Chapter30 - Page205 MunicipalCodes