(1) Partial Destruction. When a nonconforming structure is damaged by natural causes, but the extent of damage is less than fifty (50) percent of the replacement cost of the structure, the nonconforming structure may be reconstructed to the configurations existing immediately prior to the time the structure was damaged. Such reconstruction must be completed within eighteen (18) months of said damage.

(2) Substantial Destruction. When a nonconforming structure is damaged by natural causes to an extent exceeding fifty (50) percent of the replacement cost of the entire building, it shall not be repaired or reconstructed unless it is done so to conform to the development requirements of the zone in which the structure is located, unless a variance is issued by the Board of Adjustment or Hearing Examiner.

The extent of damage shall be determined upon review of construction estimates by the Zoning Administrator.