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For applications for reconstruction, rehabilitation, addition, alteration, repair, or other improvement of existing buildings or structures located in an area prone to flooding as established by Table R301.2(1) in SCC 30.52F.300, the building official shall examine or cause to be examined the construction documents and shall prepare a finding with regard to the value of the proposed work. For buildings that have sustained damage of any origin, the value of the proposed work shall include the cost to repair the building or structure to its pre-damage condition. If the building official finds that the value of proposed work equals or exceeds 50 percent of the market value of the building or structure before the damage has occurred or the improvement is started, the proposed work is a substantial improvement or repair of substantial damage and the building official shall require existing portions of the entire building or structure to meet the requirements of section R322 of the IRC. For the purpose of this determination, a "substantial improvement" shall mean any repair, reconstruction, rehabilitation, addition or improvement of a building or structure, the cost of which equals or exceeds 50 percent of the market value of the building or structure before the improvement or repair is started. Where the building or structure has sustained substantial damage, repairs necessary to restore the building or structure to its predamaged condition shall be considered substantial improvements regardless of the actual repair work performed. The term shall not include either of the following:

(1) Improvements to a building or structure that are required to correct existing health, sanitary or safety code violations identified by the building official and that are the minimum necessary to ensure safe living conditions; or

(2) Any alteration of a historic building or structure, provided that the alteration will not preclude the continued designation as a historic building or structure. For the purposes of this exclusion, a historic building shall be any of the following:

(a) Listed or preliminarily determined to be eligible for listing in the National Register of Historic Places;

(b) Determined by the Secretary of the U.S. Department of Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined to qualify as a historic district; or

(c) Designated as historic under a state or local historic preservation program that is approved by the Department of Interior. (Added by Amended Ord. 14-060, Aug. 27, 2014, Eff date Sept. 13, 2014; Amended by Ord. 17-057, Oct. 18, 2017, Eff date Nov. 9, 2017; Amended by Ord. 21-030, July 14, 2021, Eff date July 25, 2021).