The provisions of this Division shall not apply to any nonconforming use existing on the date the area is designated or subjected to regulation; provided, that when such a nonconforming use is discontinued for twenty four (24) months or more, or a nonconforming structure is damaged or destroyed to the extent of at least fifty percent (50%) of the appraised value, any re use, reconstruction or replacement of such structure shall be deemed a new use and shall be subject to the provisions of this Division.