No lot, yard, parking area or other open space which is already less than the minimum required under this ordinance shall be further reduced in area or dimension.

Any non-conforming use, building or structure which lawfully existed at the time of the passage of this ordinance may be continued and any such existing non-conforming building or structure may be reconstructed or structurally altered provided it shall meet the requirements of this article.

Non-conforming uses, buildings or structures in all zone districts shall conform to the following requirements.

Nothing in this ordinance shall prevent the restoration or continuance of a non-conforming building or structure which is non-conforming because of its use and which is partially destroyed by fire, explosion, act of God, or of any public enemy, or the like, if the extent of the destruction be not more than 50% of either the true value or cubical contents of the whole building or structure at the time of the partial destruction, provided that all required repairs or restoration shall be commenced within two years after the damages occur and shall be completed within four years of such date of the damage occurring. Failure to comply within these time limits shall require the rebuilding and use to be conforming in all respects. If, however, any such building or structure shall be destroyed in the manner aforesaid to an extent exceeding 50% of either the true value or cubical contents of the whole building or structure at the time of such destruction, then the same may only be reconstructed and thereafter used in such a manner as to conform to all the requirements, terms and conditions of this ordinance.

Nothing in this ordinance shall prevent the restoration continuance of a non-conforming building or structure which is non-conforming because it fails to comply with any height, area, yard, off-street parking or other like requirements of this ordinance, and which is partially destroyed by fire, explosion, act of God, or of any public enemy, or the like; provided, however, that any restoration of any such building or structure shall not enlarge the previously existing non-conformance.

The prospective purchaser, prospective mortgagee, or any other person interested in any land upon which a non-conforming use or structure exists may apply in writing for the issuance of a certificate certifying that the use or structure existed before the adoption of the ordinance which rendered the use or structure non-conforming. The applicant shall have the burden of proof. Application pursuant hereto may be made to the Zoning Official within one year of the adoption of the ordinance which rendered the use or structure non-conforming or at any time to the Board of Adjustment. The Zoning Officer shall be entitled to demand and receive for such certificate issued by him a reasonable fee not in excess of those provided in N.J.S.A. 54:5-14 and N.J.S.A. 54:5-15. The fees collected by the official shall be paid by him to the Town. Denial by the Zoning Official shall be appealable to the Board of Adjustment. Section 59 through 62 of P.L. 1979, c. 291 (C. 40:55D-72 to C.40:55D-75) shall apply to applications or appeals to the Board of Adjustment.