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The land disturbance undergoes an administrative review, pursuant to subsection 9.1-10(c), prior to approval; and 2. Any land disturbance exceeding an area of 2,500 square feet shall comply with chapter 11.1 (Erosion and Stormwater Management) of this Code and the Virginia Erosion and Stormwater Management Regulations. b. A living shoreline as defined by Code of Virginia, § 28.2-104.1 may be exempt from additional performance criteria requirements, including a water quality impact assessment in accordance with subsection 9.1-11(e), provide the project minimizes land disturbance, maintains or establishes a vegetative buffer inland of the living shoreline, and complies with the fill conditions in subsection 9.1- 10(c)(5)f.4. (3) Buffer area requirements. To minimize the adverse effects of human activities on the other components of Resource Protection Areas, state waters, and aquatic life, a 100 - foot buffer area of vegetation that is effective in retarding runoff, preventing erosion, and filtering nonpoint source pollution from runoff shall be retained if present and established where it does not exist. Where such buffer must be established, the planting of trees shall be incorporated as appropriate to site conditions and in such a manner to maximize the buffer function. Inclusion of native species in tree planting is preferred. The buffer area shall be located adjacent to and landward of other RPA components and along both sides of any water bodies with perennial flow. The full buffer area shall be designated as the landward component of the RPA, in accordance with sections 9.1- 4 and 9.1-11. Notwithstanding permitted uses, encroachments, and vegetation clearing as set forth in this section, the 100 -foot wide buffer area is not reduced in width. The 100 -foot buffer area shall be deemed to achieve a 75 percent reduction of sediments and a 40 percent reduction of nutrients. (4) Permitted encroachments into the buffer area. a. When the application of the buffer area would result in the loss of a buildable area on a lot or parcel recorded prior to October 1, 1989, the director of planning, after consulting with the city engineer, may allow encroachments into the buffer in accordance with the following criteria: 1. Encroachments into the buffer areas shall be the minimum necessary to achieve a reasonable buildable area for a principal structure and necessary utilities; 2. Where practicable, a vegetated area that will maximize water quality protection, mitigate the effects of the buffer encroachment, and is equal to the area of encroachment into the buffer area shall be established elsewhere on the lot or parcel. Where such buffer must be established, the planting of trees shall be incorporated as appropriate to site conditions and in such a manner to maximize the buffer function. Inclusion of native species in tree planting is preferred; and 3. The encroachment may not exceed into the seaward 50 feet of the buffer area. 11