Bill Text: VA HB552 | 2010 | Regular Session | Prefiled
Bill Title: Vested rights; includes right to replace existing on-site sewage system.
Spectrum: Partisan Bill (Republican 2-0)
Status: (Passed) 2010-04-12 - Governor: Acts of Assembly Chapter text (CHAP0698) [HB552 Detail]
Download: Virginia-2010-HB552-Prefiled.html
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10103473D Be it enacted by the General Assembly of Virginia: 1. That § 15.2-2307 of the Code of Virginia is amended and reenacted as follows: §15.2-2307. Vested rights not impaired; nonconforming uses. Nothing in this article shall be construed to authorize the impairment of any vested right. Without limiting the time when rights might otherwise vest, a landowner's rights shall be deemed vested in a land use and such vesting shall not be affected by a subsequent amendment to a zoning ordinance when the landowner (i) obtains or is the beneficiary of a significant affirmative governmental act which remains in effect allowing development of a specific project, (ii) relies in good faith on the significant affirmative governmental act, and (iii) incurs extensive obligations or substantial expenses in diligent pursuit of the specific project in reliance on the significant affirmative governmental act. For purposes of this section and without limitation, the
following are deemed to be significant affirmative governmental acts allowing
development of a specific project: (i) the governing body has accepted proffers
or proffered conditions which specify use related to a zoning amendment; (ii)
the governing body has approved an application for a rezoning for a specific
use or density; (iii) the governing body or board of zoning appeals has granted
a special exception or use permit with conditions; (iv) the board of zoning
appeals has approved a variance; (v) the governing body or its designated agent
has approved a preliminary subdivision plat, site plan or plan of development
for the landowner's property and the applicant diligently pursues approval of
the final plat or plan within a reasonable period of time under the
circumstances; A zoning ordinance may provide that land, buildings, and structures and the uses thereof which do not conform to the zoning prescribed for the district in which they are situated may be continued only so long as the then existing or a more restricted use continues and such use is not discontinued for more than two years, and so long as the buildings or structures are maintained in their then structural condition; and that the uses of such buildings or structures shall conform to such regulations whenever, with respect to the building or structure, the square footage of a building or structure is enlarged, or the building or structure is structurally altered as provided in the Uniform Statewide Building Code (§36-97 et seq.). Further, a zoning ordinance may provide that no nonconforming use may be expanded, or that no nonconforming building or structure may be moved on the same lot or to any other lot which is not properly zoned to permit such nonconforming use. Notwithstanding any local ordinance to the contrary, if (i)
the local government has issued a building permit, the building or structure
was thereafter constructed in accordance with the building permit, and upon
completion of construction, the local government issued a certificate of
occupancy or a use permit therefor A zoning ordinance shall permit the owner of any residential
or commercial building damaged or destroyed by a natural disaster or other act
of God to repair, rebuild, or replace such building to eliminate or reduce the
nonconforming features to the extent possible, without the need to obtain a
variance as provided in §15.2-2310. If such building is damaged greater than
50 percent and cannot be repaired, rebuilt or replaced except to restore it to
its original nonconforming condition, the owner shall have the right to do so.
The owner shall apply for a building permit and any work done to repair,
rebuild or replace such building shall be in compliance with the provisions of
the Uniform Statewide Building Code (§ Notwithstanding any other provision of law, an owner of real property shall be permitted to replace an existing septic system in the same general location on the property even if a new septic system would not otherwise be permitted in that location. Nothing in this section shall be construed to prevent a locality, after making a reasonable attempt to notify such property owner, from ordering the removal of a nonconforming sign that has been abandoned. For purposes of this section, a sign shall be considered abandoned if the business for which the sign was erected has not been in operation for a period of at least two years. Any locality may, by ordinance, provide that following the expiration of the two-year period any abandoned nonconforming sign shall be removed by the owner of the property on which the sign is located, if notified by the locality to do so. If, following such two-year period, the locality has made a reasonable attempt to notify the property owner, the locality through its own agents or employees may enter the property upon which the sign is located and remove any such sign whenever the owner has refused to do so. The cost of such removal shall be chargeable to the owner of the property. Nothing herein shall prevent the locality from applying to a court of competent jurisdiction for an order requiring the removal of such abandoned nonconforming sign by the owner by means of injunction or other appropriate remedy. Nothing in this section shall be construed to prevent the land owner or home owner from removing a valid nonconforming manufactured home from a mobile or manufactured home park and replacing that home with another comparable manufactured home that meets the current HUD manufactured housing code. In such mobile or manufactured home park, a single-section home may replace a single-section home and a multi-section home may replace a multi-section home. The owner of a valid nonconforming mobile or manufactured home not located in a mobile or manufactured home park may replace that home with a newer manufactured home, either single- or multi-section, that meets the current HUD manufactured housing code. Any such replacement home shall retain the valid nonconforming status of the prior home. |
