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the installation of piles, the Construction of columns or any
<br />work beyond the state of Excavation; or the placement of a
<br />manufactured home on a foundation. Permanent Construc-
<br />tion does not include land preparation, including clearing,
<br />grading and filling; nor does it include the installation of
<br />Streets and/or walkways; nor does it include Excavation for
<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 including Garages or sheds
<br />not occupied as Dwelling Units or not a part of the main
<br />Structure. For a substantial Improvement, the actual Start of
<br />Construction means the first Alteration of any wall, ceiling,
<br />floor or other structural part of a Building, whether or not that
<br />Alteration affects the external dimensions of the Building.
<br />227. Steep Slope: areas that contain slopes 15 percent or greater
<br />grade and that are characterized by increased runoff, erosion
<br />and sediment hazards.
<br />228. Storm Sewer: any sewer or open Drainage channel designed
<br />to carry stormwater and surface water, Thoroughfare wash
<br />and Drainage water.
<br />229. Story: a habitable level of a Building above grade, other than
<br />an Attic or a basement, that is included between the surface
<br />of any floor and the surface of the next floor above it or, if
<br />there is no floor above it, then the space between the floor
<br />and the ceiling above it. The definition of a Story does not
<br />include parapets, gables and other normal roof Structures.
<br />In cases where the Site has a significant slope, the number
<br />of Stories of a Building shall be measured from the point
<br />representing the average slope from front to back, or side to
<br />side, of the Building.
<br />F II3URE 82 DIAGRAM OF A MO S WRY S'PIN WRE
<br />230. Streetscreen: a freestanding wall or a hedge along the
<br />Frontage Line, or coplanar with the Facade. It may mask
<br />parking from the Thoroughfare, provide privacy to a side
<br />yard, and/or strengthen the spatial definition of the public
<br />realm. (Syn: Street Wall.)
<br />231.
<br />232. Structural Alteration: for purposes of Sign regulation, any
<br />relocation, Replacement or enlargement of the structure of a
<br />Sign or change in the overall height, width, size or orientation
<br />of a Sign. Routine maintenance of nonstructural parts includ-
<br />ing removable faces, Copy and electrical fixtures shall not be
<br />considered Structural Alterations.
<br />233. Structural Improvement: any Repair, Reconstruction,
<br />rehabilitation, Addition or other Improvement of a Structure,
<br />the cost of which equals or exceeds 50 percent of the market
<br />value of the Structure before the Start of Construction of the
<br />Improvement. This term includes Structures that have
<br />incurred Substantial Damage, regardless of the actual Repair
<br />work performed. The term does not, however, include either:
<br />a. Any project for Improvement of a Structure to correct
<br />existing Violations of state or local health, sanitary or
<br />safety code specifications which have been identified by
<br />the chief Building Official and which are the minimum
<br />necessary to ensure safe living conditions; or
<br />b. Any Alteration of a Historical Landmark, Historic
<br />Building, or other Historic Structure, provided that the
<br />Alteration shall not preclude the Structure's continued
<br />designation as a Historic Landmark, Historic Building, or
<br />Historic Structure, as applicable.
<br />234. Structure: any vertical Improvement Constructed, Erect -ed or
<br />artificially built up or composed of parts and joined together
<br />in a permanent manner. A Structure may or may not be
<br />intended for habitation and includes without limitation, a
<br />Building, park shed, bicycle storage facility, transit stop, tick -
<br />8:18 Card Marcos Development Cone Downtown Design l::inal Dralt: March 2021
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