Except for the use of land with minor improvements, in Commercial Districts or Manufacturing Districts, a use which is non-conforming with respect to the applicable district regulations on performance standards, may be enlarged or extended, provided that:

1. such enlarged or extended portion does not occupy more than 25 percent of the floor area or space which such non-conforming use occupied or utilized within the building or other structure at the time when it became non-conforming; provided, however, that in no event shall any such enlargement or extension create a non-compliance or increase the degree of non-compliance of a non-complying building or other structure;
2. such enlarged or extended portion conforms to the applicable district regulations on performance standards and on accessory off-street parking spaces and loading berths, as set forth in Section 52-41 (General Provisions); and 
3. such non-conformance with the performance standards was not self-created.

In the specified districts, such use may be extended into any floor area where it would be permitted as a changed use under the provisions of Section 52-35 (Manufacturing or Related Uses in Commercial Districts), provided that the applicable district regulations on performance standards and accessory off-street loading berths, as set forth in Section 52-41 (General Provisions), shall apply to such extended floor area.