22.82.050 Nonconforming uses and developments.
A. “Nonconforming use or development” means a shoreline use or development which was lawfully constructed or established prior to the effective date of the Shoreline Management Act or this chapter, or amendments thereto, but which does not conform to present regulations or standards within the Monroe SMP.
B. Structures that were legally established and are used for a conforming use, but which are nonconforming with regard to setbacks, buffers or yards; area; bulk; height or density, may be maintained and repaired and may be enlarged or expanded; provided, that said enlargement does not increase the extent of nonconformity by further encroaching upon or extending into areas where construction or use would not be allowed for new development or uses.
C. Uses and developments that were legally established and are nonconforming with regard to the use regulations of the Monroe SMP may continue as legal nonconforming uses. Such uses shall not be enlarged or expanded, except that nonconforming single-family residences that are located landward of the ordinary high water mark may be enlarged or expanded in conformance with applicable bulk and dimensional standards by the addition of space to the main structure or by the addition of normal appurtenances as defined in WAC 173-27-240(2)(g) upon approval of a conditional use permit.
D. A use which is listed as a conditional use, but which existed prior to adoption of the Monroe SMP or any relevant amendment, and for which a conditional use permit has not been obtained, shall be considered a nonconforming use. A use which is listed as a conditional use, but which existed prior to the applicability of the Monroe SMP to the site, and for which a conditional use permit has not been obtained, shall be considered a nonconforming use.
E. A structure for which a variance has been issued shall be considered a legal nonconforming structure and the requirements of this section and the Monroe SMP shall apply as they apply to preexisting nonconformities.
F. A structure which is being or has been used for a nonconforming use may be used for a different nonconforming use only upon the approval of a conditional use permit. A conditional use permit may be approved only upon a finding that:
1. No reasonable alternative conforming use is practical; and
2. The proposed use will be at least as consistent with the policies and provisions of the Act and the Monroe SMP and as compatible with the uses in the area as the preexisting use. In addition, such conditions may be attached to the permit as are deemed necessary to assure compliance with the above findings, the requirements of the Monroe SMP and the Shoreline Management Act, and to assure that the use will not become a nuisance or a hazard.
G. A nonconforming structure which is moved any distance must be brought into conformance with the Monroe SMP and the Act.
H. If a nonconforming development is damaged to an extent not exceeding seventy-five percent of the replacement cost of the original development, it may be reconstructed to those configurations existing immediately prior to the time the development was damaged; provided, that application is made for the permits necessary to restore the development within six months of the date the damage occurred, all permits are obtained and the restoration is completed within two years of permit issuance.
I. If a nonconforming use is discontinued for twelve consecutive months or for twelve months during any two-year period, the nonconforming rights shall expire and any subsequent use shall be conforming. A use authorized pursuant to subsection (F) of this section shall be considered a conforming use for purposes of this section.
J. An undeveloped lot, tract, parcel, site, or division of land located landward of the ordinary high water mark which was established in accordance with local and state subdivision requirements prior to the effective date of the Act or the Monroe SMP, but which does not conform to the present lot size standards, may be developed if permitted by other land use regulations of the city of Monroe and so long as such development conforms to all other requirements of the Monroe SMP and the Act.
K. These standards are consistent with the nonconforming standards contained in Chapter 6(D) of the Monroe SMP. (Ord. 015/2019 § 1; Ord. 005/2019 § 10 (Exh. B))