Adoption of land use controls and changes in zone district limitations have resulted in uses, buildings, and lots which lawfully existed at the time of their creation, but which do not conform to provisions of this Article. The purpose of this Article is to allow these non-conforming uses, buildings, and lots to be changed and upgraded without necessarily requiring their reduction or elimination, under the following circumstances:
4-101.A. Adverse Effects. If the change would not substantially adversely affect the traffic and environment of the surrounding area; and
4-101.B. Appearance. If the change would reduce the degree of non-conformity of the use or improve the physical appearance of the structure or site.