Historically, some areas of the city's planning jurisdiction were developed despite the fact that they lie within the 100-year floodplain. In order to address concerns about urban blight, this section allows redevelopment to occur on existing developed sites which no longer function as natural flood plain and when such redevelopment will not result in any further loss of flood-plain functionality. Where feasible, redevelopment proposals should demonstrate an improvement in the site's functionality as a flood plain. In light of this intent, redevelopment of existing developed sites shall be permitted within the floodway and special flood hazard area only when the applicant has satisfactorily demonstrated the following:

a)

The proposal is to redevelop an existing developed site as of the date of this ordinance evidenced by substantial coverage of the site by buildings, fill, gravel or paved drives or parking areas or other impervious surfaces.

b)

There shall be no loss of flood storage capacity on the site as a result of the redevelopment.

c)

The applicant, utilizing best management practices, shall reduce the post-redevelopment rate of stormwater runoff from the pre-redevelopment rate of runoff, if feasible. In any event, the post-redevelopment rate of runoff shall not be greater than the pre-redevelopment rate.

d)

The project design, including any best management practices (BMPs) will result in a project which is consistent with the purposes of the Natural Resources Protection Ordinance as stated in section 17-1, above. In this regard, the applicant shall demonstrate the following:

1)

The project shall not degrade the quality of the water in creeks, streams, ponds and lakes that flow into and out of the city.

2)

The project shall not contribute to future flooding problems.

3)

The project preserves the water carrying capacity of watercourses and the natural water storage of the special flood hazard area.

4)

The project protects land and watercourses from pollutants, sedimentation and erosion.

5)

The project retains open spaces in order to protect their environmentally-sensitive character; and

6)

The project protects and conserves significant natural resources from degradation due to urbanization.

e)

The applicant shall comply with all relevant provisions of the flood damage prevention ordinance including obtaining a no-rise certificate, if needed.