Sec. 26-8

Other

• Destruction threshold for nonconformingNonconformingLawful when built, but not compliant with the rules now in force; usually allowed to continue but not to expand. structure50 pct

  If a nonconforming structure has been demolished or damaged by any cause whatsoever to the extent of fifty (50) percent or more of the fair market value of the structure, exclusive of foundations, immediately prior to damage, the structure may not be repaired, reconstructed or restored except in conformity with the regulations of this ordinance.

• Time to repair after natural disaster (federal declaration)4 years

  Where the nonconforming structure was damaged or destroyed by a natural disaster or other act of God and the nonconforming structure is in an area under a federal disaster declaration... the owner completes all necessary repair, reconstruction or replacement work within four years.

• Time to repair after natural disaster (no federal declaration)2 years

  Where the area is not under a federal disaster declaration or the building has not been damaged or destroyed as a direct result of the conditions that gave rise to a federal disaster declaration, the owner shall complete all necessary repair, reconstruction or replacement work within two years.

• Time to repair nonconformingNonconformingLawful when built, but not compliant with the rules now in force; usually allowed to continue but not to expand. structure after damage less than 50%12 months

  If a building is damaged by less than fifty (50) percent of the fair market value, exclusive of foundations, it may be repaired, reconstructed or restored to its condition prior to the time of damage, provided that such repairs or reconstruction are substantially completed within twelve (12) months.