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180 days of the permit date. The actual start means either <br />the first placement of permanent construction of a structure <br />on a site, such as the pouring of slab or footings, the <br />installation of piles, the construction of columns, or any <br />work beyond the stage of excavation; or the placement of a <br />manufactured home on a foundation. Permanent construction <br />does not include land preparation, such as clearing, grading <br />and filling; nor does it include the installation of streets <br />and/or walkways; nor does it include excavation for a <br />basement, footings, piers, or foundations or the erection of <br />temporary forms; nor does it include the installation on the <br />property of accessory buildings, such as garages or sheds not <br />occupied as dwelling units or not part of the main <br />structure. <br /> <br /> EE. "Structure" means a walled and roofed building, <br />including a gas or liquid storage tank, that is principally <br />above ground, as well as a manufactured home. <br /> <br /> FF. "Substantial improvement" means any repair, <br />reconstruction, or improvement of a structure, the cost of <br />which equals or exceeds 50 percent of the market value of the <br />structure either: <br /> <br /> 1. before the improvement or repair is started; <br /> or <br /> <br /> 2. if the structure has been damaged, and is <br /> being restored, before the damage occurred. <br /> <br />For the purposes of this definition "substantial improvement" <br />is considered to occur when the first alteration of any wall, <br />ceiling, floor, or other structural part of the building <br />commences, whether or not that alteration affects the <br />external dimensions of the structure. The term does not, <br />however, include either: <br /> <br /> 1. any project for improvement of a structure to <br /> comply with existing state or local health, sanitary, or <br /> safety code specifications which are solely necessary to <br /> assure safe living conditions; or <br /> <br /> 2. any alteration of a structure listed on the <br /> National Register of Historic Places or a State <br /> Inventory of Historic Places. <br /> <br /> GG. "Variance" means a grant of relief from the <br />requirements of this chapter which permits construction in a <br />manner that would otherwise be prohibited by this chapter. <br /> <br /> HH. "Violation" means the failure of a structure or <br />other development to be fully compliant with the community's <br />floodplain management regulations. A structure or other <br />development without the elevation certificate, other <br /> <br /> Page 7 <br /> <br /> <br />