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of which equals or exceeds 50 percent of the market value of the structure before the "start of construction" of the improvement. This term includes structures that have incurred "substantial damage," regardless of the actual repair work performed. The term does not, however, include either: a. Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions. b. Any alteration of an "historic structure," provided that the alteration will not preclude the structure's continued designation as an "historic structure." For the purpose of this Ordinance, "historic structure" shall be as defined in 44 Code of Federal Regulations, Part 59.1. 22. Variance - means a modification of a specific permitted development standard required in an official control including this Ordinance to allow an alternative development standard not stated as acceptable in the official control, but only as applied to a particular property for the purpose of alleviating a hardship, practical difficulty or unique circumstance as defined and elaborated upon in a community's respective planning and zoning enabling legislation. I. Annexations: The Flood Insurance Rate Map panels adopted by reference into Section B above may include floodplain areas that lie outside of the corporate boundaries of the City of Roseville at the time of adoption of this ordinance. If any of these floodplain land areas are annexed into the City of Roseville after the date of adoption of this ordinance, the newly annexed floodplain lands shall be subject to the provisions of this ordinance immediately upon the date of annexation into the City of Roseville. 1021.03: ESTABLISHMENT OF ZONING DISTRICTS A. Districts: 1. Floodway District: The Floodway District shall include those areas designated as Zone AE and Zone A on the Flood Insurance Rate Map panels adopted in Section B that are below the ordinary high water level as defined in Minnesota Statutes, Section 103G.005, subdivision 14. 2. Flood Fringe District: The Flood Fringe District shall include those areas designated as Zone AE and Zone A on the Flood Insurance Rate Map panels adopted in Section B that are below the 1 % annual chance flood elevation (100-year flood elevation) but above the ordinary high water level as defined in Minnesota Statutes, Section 103G.005, subdivision 14. See Section 1021.06 for procedures to determine the 1 % annual chance flood elevation (100-year flood elevation). -6-