If a nonconforming use has been discontinued for 12 months, the nonconforming use status will cease and shall not be replaced or reestablished with another nonconforming use.

Any nonconforming use which is discontinued because of fire, flood, wind, earthquake or other natural disaster shall not be reoccupied, reused and/or repaired or reconstructed except in conformity with this chapter unless such repair or reconstruction is completed within 12 months of the damage. Failure to repair or reconstruct within 12 months of the damage shall cause a lawful nonconforming use to be automatically terminated.

No nonconforming use shall be changed except to a conforming use. Thus, one nonconforming use may not be substituted for another.