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building and the property line or, when the property line is more than 5 feet from the building, between the building and a line 5 feet from the building. (j) Lowest floor means the lowest floor of the lowest enclosed area, including basement. (k) Manufactured home means a structure, transportable in one (1) or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. (I) Mean sea level means, for purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929 or other datum, to which base flood elevations shown on a community's FIRM are referenced. (m) New construction means, for floodplain management purposes, structures for which the start of construction commenced on or after the effective date of floodplain management regulations adopted by the City of Santa Ana, and includes any substantial improvements to such structures. (n) Person includes any individual or group of individuals, corporation, partnership, association, or any other entity, including state and local governments and agencies. (o) Public works construction means any construction or development undertaken pursuant to specifications prepared or approved by the executive director of public works or his authorized representative. (p) Regulatory floodway means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than a designated height. (q) Riverine means relating to, formed by, or resembling a river (including tributaries), stream, brook, etc. (r) Special flood hazard area (SFHA) means an area in the floodplain subject to a one percent (1%) or greater chance of flooding in any given year. It is shown on FIRM as Zone AO or AE. (s) Start of construction includes substantial improvement, and means the date the building permit was submitted for approval, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within one hundred eighty (180) days of the permit date. (t) Structure means a walled and roofed building, including a gas or liquid storage tank, that is principally aboveground, as well as a manufactured home. (u) Substantial improvement means any repair, reconstruction, or improvement of a structure, the cost of which exceeds fifty (50) percent of the current assessed value or Ordinance No. NS-2631 Page 3 of 13