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(1) The construction, installation, operation and maintenance of electric, gas and telephone • transmission lines, railroads, and activities of the Virginia Department of Transportation, and their appurtenant structures, which are accomplished in compliance with the Erosion and Sediment Control Law (Virginia Code §§ 10.1-560 et seq.) or an erosion and sediment control plan approved by the Virginia Soil and Water Conservation Board. (2) The construction, installation and maintenance by public agencies of water, sewer, electric and gas lines, including lines constructed by private entities for dedication to public agencies, provided that: (i) To the extent practical, the location of such lines shall be outside required stream buffer areas; (ii) No more land shall be disturbed than is necessary to construct, install and maintain the water or sewer lines; and (iii) Construction, installation and maintenance of such lines shall comply with applicable federal, state and local requirements and permits and be conducted in a manner that protects water quality. See. 10-74. Development authorized in a stream buffer. If otherwise authorized by applicable regulations of the City's zoning ordinance, the following land development activities shall be allowed in a stream buffer area, provided that the requirements of this section are satisfied and performance standards established by the program authority are met: • (a) A building or structure which existed on the date of adoption of this chapter may continue at such location. However, nothing in this section authorizes the continuance, repair, replacement, expansion or enlargement of such building or structure except as authorized by the city's zoning ordinance. • (b) On-site or regional stormwater management facilities, and temporary erosion and sediment control measures, provided that: (1) To the extent practical the location of such facilities shall be outside the stream buffer; (2) No more land shall be disturbed than is necessary to provide for construction and maintenance of the facility; (3) The facilities are designed and constructed so as to minimize impacts to the functional value of the stream buffer and to protect water quality; and (4) Facilities located within a floodplain adhere to floodplain regulations and are designed and located, to the extent practical, to maintain their water quantity and/or water quality control value during flood conditions. (c) Water dependent facilities, passive recreation access (such as unpaved pathways and trails), historic preservation, and archaeological activities, provided that all applicable federal, state, and local permits are obtained. (d) Development in a stream buffer, where authorized by the program authority in the circumstances described below, may be allowed if a mitigation plan is submitted to and approved by the program authority pursuant to § 10-75: -27-