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12. Substantial Improvement means any repair, reconstruction, or <br /> improvement of a structure, the cost of which equals or exceeds 50 <br /> percent of the market value of the structure either: <br /> (1) before the improvement or repair is started, or <br /> (2) if the structure has beeen damaged and is being restored, before <br /> the damage occurred. For the purposes of this definition <br /> "substantial improvement" is considered to occur when the first <br /> alteration of any wall, ceiling, floor, or other structural part <br /> of the building commences, whether or not that alteration affects <br /> the external dimensions of the structure. <br /> The term does not, however, include either: <br /> (1) any project for improvement of a structure to comply with <br /> existing state or local health, sanitary, or safety code <br /> specifications which are solely necessary to assure safe living <br /> conditions, or <br /> (2) any alteration of a structure listed on the National Register of <br /> Historic Places or State Inventory of Historic Places. <br /> 13. Variance means a grant of relief by the City of Everett to an applicant <br /> from the terms of the Flood Plain Zoning regulations. This would be <br /> accomplished through the conditional use provisions as stated in this <br /> ordinance, or through the Shoreline Permit process. <br /> Section 2: That Section 1, Subsection D. Floodway District which now reads as <br /> follows: <br /> -7- <br />