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180 days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or foot- ings, the installation of piles, the construction of columns, or any work beyond the stage of excavation, or the placement of a manufactured home on a permanent foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets and/or walk- ways; nor does it include excavation for a basement, footings/piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the mai~ structure. "Structure" means that which is built or constructed. "Substantial improvement" means any repair, reconstruc- tion, or improvement of a structure, the cost of which equals or exceeds fifty percent of the market value of the structure either (1) before the improvement or repair is started, or (2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. . The term does not, however, include either (1) any project for improvement of a structure to comply with existing state or local health, sanitary, or safety code specificattons which are solely necessary to assure safe living conditions, or (2) any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. "Variance" is a grant of relief to a person from the requirements of this chapter which permits construction in a manner otherwise prohibited by this chapter where specific enforcement would result in unnecessary hardship. Sec. 12A-2. Lands to which .chapter applies. This chapter shall apply to all areas of special flood hazards within the jurisdiction of the City. Sec. 12A-3. Basis for establishing areas of special flood hazard. The areas of special flood hazard identified by the Federal Insurance Administration through a scientific and engineering report entitled "The Flood Insurance Study for the City of University City" dated December 1977, with accompanying Flood Insurance Rate Maps and Flood Boundary and Floodway Maps and any revision thereto are hereby adopted by reference and declared to be a part of this chapter. Sec. 12A-4. Establishment of development permit. A development permit shall be required in conformance with the provisions of this chapter. Sec. 12A-5. Compliance. No development shall take place without full compliance with the terms of this chapter and other applicable regulations.