Minimum requirements. In interpreting and applying this chapter, the requirements contained herein are declared to be the minimum requirements for the protection and promotion of the public health, safety, morals, comfort, convenience and general welfare. This chapter shall not be deemed to affect in any manner whatsoever any easements, covenants or other agreements between parties, except as follows.

Conflicting standards. Where this chapter imposes a greater restriction upon the use of buildings or land or upon the erection, construction, establishment, moving, alteration or enlargement of buildings than is imposed by easements, covenants or agreements or by public ordinances, rules, regulations, licenses, certificates or other authorizations, the provisions of this chapter are intended to prevail.

Except as otherwise provided herein, the lawfully permitted use of land or building existing at the time of the adoption of this chapter may be continued although such use does not conform to the standards specified by this chapter for the district in which such land or buildings is located. Said uses shall be deemed nonconforming uses.

Nonconforming use of land or building. The nonconforming use of land or a building may be continued; provided, however, that if such nonconforming use of land or building or any portion thereof ceases for any reason for any continuous period of more than one year or is changed to a conforming use, any future use of the land or building shall be in conformity with the provisions of this chapter.

Expansion of nonconforming use. A nonconforming use of a building or of land shall not be enlarged or extended unless the use therein is changed to a conforming use, except that the Planning Board may issue a special use permit allowing an expansion of a nonconforming use by up to 50% of its area in gross square feet at the time of the effective date of this chapter, provided that all other requirements for a special use permit can be met and that such expansion does not reduce any nonconforming setbacks by more than 20%.

Change in nonconforming use. Any change in a nonconforming use to a conforming use shall be permitted in accordance with the requirements of the Zoning Law. A nonconforming use of land or a building may be changed to another nonconforming use only with the issuance of a special use permit and upon the finding by the Planning Board that the proposed nonconforming use is of the same or lesser impact. No land upon which or building in which a nonconforming use has been changed to a use of lesser impact shall again be devoted to a nonconforming use with greater impact. In determining whether a use is of greater or lesser impact, the Planning Board shall consider the following criteria:

The expansion of a conforming use to any portion of a nonconforming structure shall not be deemed the expansion of a nonconforming structure.

Rebuilding. A nonconforming structure may be rebuilt in the event of its total or partial destruction, to occupy the same or a lesser footprint of the nonconforming structure, but may not exceed the original nonconforming height of the totally or partially destroyed structure. Such rebuilding shall require site plan review and approval by the Planning Board.

Expansion. The Planning Board may issue a special use permit allowing an expansion of a nonconforming structure by up to 50% of its area in gross square feet at the time of the effective date of this chapter, provided that all other requirements for a special use permit can be met and that such expansion does not reduce any nonconforming setbacks by more than 20%.

Repair. A nonconforming structure may be repaired or restored to a safe condition.