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<br />conveying flows in depressed streets or <br />structure elevation are theoretically possible. <br />It is likely. however that application of such <br />tools to an entire fan ~ould be very costly. <br /> <br />The scenarios discussed above are predicated on a planning <br />process which is initiated when a fan is sparsely developed. <br />Existing moderate or high density development will. of <br />course, limit the options available to planners. Protection <br />of existing structures will require the use of management <br />tools which divert flows away from such structures. Land <br />available for floodways could be limited if significant <br />development has occurred. <br /> <br />5.3 Recommended Master Planninq Appr~ach <br /> <br />The establishment of a master plan for development at the <br />earliest stages of fan urbanization will maximize available <br />flood management options and minimize the number of <br />structures with high flood risks. A master plan should <br />carefully consider the flooding problem and include: <br /> <br />. a flood management plan which specifies the <br />type of management tools to be used. the <br />location of these tools. and design standards <br />for structural tools; <br /> <br />. a zoning plan which establishes a development <br />scenario in coordination with the flood <br />management plan and limits subdivision <br />densities as appropriate; <br /> <br />. an open space plan which allows for flood flow <br /> <br /> <br />conveyance, as appropriate, by reserving <br /> <br /> <br />natural areas for either floodways or <br /> <br />63 <br />