Chapter 21A.85
LOW IMPACT DEVELOPMENT

Sections:

21A.85.010    Intent and goals.

21A.85.020    Applicability.

21A.85.030    Sammamish comprehensive low impact development design.

21A.85.040    General low impact development approaches and standards.

21A.85.050    Residential preferred LID approaches and standards.

21A.85.060    Town center LID approaches and standards.

21A.85.070    Preferred LID incentives.

21A.85.080    Review.

21A.85.010 Intent and goals.

Low impact development (LID) is an approach to land use planning and project design that seeks to:

(1) Increase the ability of a developed site to effectively emulate predevelopment hydrologic conditions, including without limitation, stormwater retention, water quality treatment, and infiltration functions;

(2) Minimize overland stormwater runoff from a developed site;

(3) Maximize the retention of trees, native vegetation, understory plants, and native soils;

(4) Minimize soil disturbance;

(5) Minimize the conversion of site surfaces from vegetated to nonvegetated surfaces; and

(6) Maximize the quantity and use of appropriate native plants on site.

The purpose of this chapter is to encourage development proposals to incorporate LID planning and design approaches into project development by providing incentives tied to LID’s use.

This chapter seeks to guide land use planning decisions only and does not replace any federal, state or local stormwater flow control and water quality treatment regulations. While some LID approaches encouraged by this chapter for land use purposes may also be eligible for stormwater credits under applicable stormwater flow control and water quality treatment regulations, some LID approaches designed pursuant to this chapter may not qualify for stormwater credits. Applicants are responsible for ensuring that their project proposal complies with all applicable regulations. (Ord. O2008-236 § 1)

21A.85.020 Applicability.

All new development shall have the option to:

(1) Design a project that incorporates LID into all aspects of the development proposal subject to SMC 21A.85.030; or

(2) Incorporate the preferred LID approaches described in SMC 21A.85.040 through 21A.85.060 into project design in order to accumulate sufficient technique points to allow the applicant to take advantage of the incentives identified in SMC 21A.85.070.

The City of Sammamish shall apply this chapter to all City projects and encourage other governmental entities to utilize LID in accordance with this chapter in their projects. (Ord. O2008-236 § 1)

21A.85.030 Sammamish comprehensive low impact development design.

Incorporating LID into a project’s design in a comprehensive manner is preferred over partial use of LID approaches. The City shall encourage applicants to utilize comprehensive LID design as defined in this section. Applicants who choose to design a development proposal pursuant to this section shall be eligible to obtain the incentives set forth in SMC 21A.85.070 without being subject to the point system of techniques and incentives contained within this chapter, shall be eligible for a waiver of the density incentive limits contained in SMC 21A.85.070(1) and (2), and may utilize the short plat process for up to nine lots. In order to be considered to be a project which incorporates Sammamish comprehensive LID, the project must:

(1) Use all of the following LID approaches:

(a) SMC 21A.85.040(1), retention of 50 percent of existing forested condition, or SMC 21A.85.040(2), retention and restoration of 50 percent vegetated area; and

(b) SMC 21A.85.040(4), limited site disturbance; and

(c) SMC 21A.85.040(5), pervious pavements; and

(d) SMC 21A.85.040(6), on-site infiltration; and

(e) SMC 21A.85.040(9), reduced impervious surface. (Ord. O2008-236 § 1)

21A.85.040 General low impact development approaches and standards.

The following list identifies preferred LID approaches that may be proposed within any zoning designation and the technique points associated with the successful use of each approach. Whether the implementation of any LID approach is sufficient to earn technique points shall be subject to the review and approval of the director.

(1) Retention of 50 Percent of Existing Forested Condition – 20 Technique Points.

(a) The applicant may retain 50 percent of the subject site’s existing forested area;

(b) Existing forested areas shall be subject to the tree protection standards of SMC 21A.35.230 and the maintenance and irrigation requirements of SMC 21A.35.110 through 21A.35.140.

(2) Retention and Restoration of 50 Percent Vegetated Area – 15 Technique Points.

(a) The application may retain and/or restore 50 percent of the subject site in one or more permanent open space tracts;

(b) Open space tracts and vegetation shall be subject to the tree protection standards of SMC 21A.35.230 and the maintenance and irrigation requirements of SMC 21A.35.110 through 21.A.35.140. Landscaping plans for open space tracts shall be designed consistent with SMC 21A.35.080 and 21A.35.100;

(c) An area shall be considered an open space tract if it is:

(i) An existing forested area which comprises less than 50 percent of the subject site; or

(ii) Shall be landscaped as part of the site’s development and meets the following requirements:

(A) The site design shall maximize the amount of existing mature vegetation retained on site;

(B) The revegetation plan shall be designed by a licensed professional or ISA certified arborist;

(C) The plantings shall provide a multilayer canopy of large trees (50 percent), small trees, shrubs, and ground cover at maturity;

(D) A minimum of 75 percent of the open space tract shall be planted with trees, shrubs and groundcover. Groundcover does not include pasture or turf;

(E) All invasive plants on the site shall be removed;

(F) No more than 15 percent of the proposed open space tract shall be pasture or turf;

(G) Plants shall be selected by a licensed professional based upon site suitability;

(H) For proposed open space tracts exceeding one-half acre in area, a ratio of two evergreens to one deciduous tree is required;

(I) Three trees shall be planted per 1,000 square feet of proposed open space tract area;

(J) Trees shall be native to the coastal Pacific Northwest. On planting, deciduous trees shall have a minimum caliper of three-quarters inch and coniferous and broadleaf evergreen trees shall be at least five feet in height;

(K) Eighty percent of shrubs and 80 percent of groundcover shall be species native to the coastal Pacific Northwest; and

(L) Shrubs shall be spaced a maximum of four feet on center and ground cover shall be spaced a maximum of two feet on center.

(M) Significant trees retained in an open space tract may also be counted towards total tree retention requirements for the parcel.

(d) A single contiguous critical area tract, required pursuant to SMC 21A.50.190, may be used to satisfy this technique. Critical area tracts that do not constitute 50 percent of the area within the subject site may be credited for a proportionate amount of the proposed 50 percent open space retention (see Diagram A).

Diagram A

(3) Increased Width of Critical Area Buffer – Eight Technique Points.

(a) The applicant may increase the width of a critical area buffer required under Chapter 21A.50 SMC by 35 percent.

(b) Any such increased width may also be included as part of a contiguous critical area tract counting as open space tract under subsection (2) of this section (see Diagram B).

Diagram B

(4) Limited Site Disturbance – 10 Technique Points.

(a) Soil disturbance of the site shall be limited to 50 percent of the site area otherwise unconstrained by environmentally critical areas and associated buffers during plat and subsequent building construction;

(b) Limited clearing may occur within the area where soil is undisturbed, subject to the following limitations:

(i) The top four inches of soil may be disturbed but not removed from the site or lot, as needed to allow for removal of unsuitable vegetation; provided, that the disturbed soil is moved to an isolated location where it will not be driven upon and such soil is then returned and respread on the parcel;

(ii) Six inches of arborist chippings are placed on top of in-place soil areas that may be subject to construction activities or operations;

(iii) Soil that is not protected as set forth in subsection (4)(b)(i) or (4)(b)(ii) of this section shall be tilled to a depth of 12 inches upon completion of all site disturbance;

(iv) Stump removal shall consist of grinding the stump in the existing location; and

(v) In no case shall the natural grade of the undisturbed area be modified by more than four inches.

(5) Pervious Pavements/Materials – 10 Technique Points.

(a) Residential Development. Pervious pavements/materials shall be used for 80 percent of all proposed hard surfaces, including but not limited to private driveways, patios, squares, courtyards, walkways, private roads, parking areas, and sidewalk areas;

(b) Commercial/Institutional Developments. Pervious pavements/materials shall be used for 80 percent of all proposed hard surfaces, including but not limited to sidewalk areas, playgrounds, plazas, courtyards, sports courts, and parking areas;

(c) Public road areas and public sidewalks shall be excluded from the calculation of a site’s proposed total hard surface area hereunder;

(d) Pervious pavement/materials may only be installed on sites where:

(i) Information has been generated by a certified professional (e.g., a geotechnical engineer) and approved by the City engineer, demonstrating that the pervious pavement installation shall function as designed; and

(ii) Installation shall be performed by a contractor experienced in the installation of pervious pavements and materials.

(e) All pervious pavement shall be maintained in accordance with the manufacturer’s or industry recommendations, as applicable.

(6) On-Site Infiltration – Eight Technique Points.

(a) Ninety percent of the site’s runoff shall drain to one or more on-site infiltration systems;

(b) The on-site infiltration system shall be designed to accommodate the design volumes for the site’s runoff up to and including the 100-year storm; and

(c) All infiltration systems shall be designed and maintained in accordance with the adopted King County Surface Water Design Manual and shall be reviewed and approved by the City engineer on a site-specific basis.

(7) Biofiltration Swale(s) and Rain Gardens – Eight Technique Points.

(a) Residential Development. See SMC 21A.85.050(1) for points and design standard;

(b) Commercial/Institutional Development. Ninety percent of the subject site shall drain to biofiltration swales or rain gardens;

(c) Biofiltration swales and rain gardens proposed on sites located outside the Beaver or Pine Lake management areas shall be:

(i) Designed and maintained in accordance with the adopted King County Surface Water Design Manual or the Low Impact Development Technical Guidance Manual for Puget Sound; and

(ii) Reviewed and approved by the City engineer.

(d) Biofiltration swales and rain gardens proposed on sites located within the Beaver or Pine Lake management areas:

(i) Shall not include amended soil;

(ii) Shall have the upper 12 inches of native soil tilled prior to planting;

(iii) Except as set forth in subsections (7)(d)(i) and (7)(d)(ii) of this section, shall be designed and maintained in accordance with the adopted King County Surface Water Design Manual or the Low Impact Development Technical Guidance Manual for Puget Sound; and

(iv) Shall be reviewed and approved by the City engineer.

(8) Reforestation – Six Technique Points.

(a) Residential Development. All of the lots within a residential development shall be reforested;

(b) Commercial/Institutional Development. The site shall be reforested;

(c) Reforestation shall consist of:

(i) For lots of 4,000 square feet or less, a minimum of two trees planted per lot;

(ii) For lots greater than 4,000 square feet in area, a minimum of three trees planted per 1,000 square feet;

(iii) Trees shall be native to the coastal Pacific Northwest. On planting, deciduous trees shall have a minimum caliper of three-quarters inch and coniferous and broadleaf evergreen trees shall be at least five feet in height.

(9) Reduced Impervious Surface – Seven Technique Points.

(a) Lots created through a development proposal shall qualify for points under this subsection if each lot’s total impervious surface area is 20 percent less than the applicable maximum allowable impervious surface area pursuant to SMC 21A.25.030 or 21A.25.040, as applicable (e.g., the maximum impervious surface area of a site within the R-4 zone would be reduced from 55 percent to 35 percent and the maximum impervious surface area of a site within the CB zone would be reduced from 85 percent to 65 percent);

(b) Impervious surface areas which are public roads or public sidewalks shall be excluded from the calculation of the site’s total impervious surface area hereunder; and

(c) The allowed increases in the maximum permitted impervious surface area for smaller lots pursuant to SMC 21A.25.030 and 21A.25.040 shall not apply to this subsection.

(10) Drought-Tolerant Landscaping – Three Technique Points. Ninety percent of required street landscaping, recreation tracts, and open space tracts shall be landscaped with drought-resistant vegetation native to Western Washington. Such vegetation shall be maintained as required for plant health.

(11) LID Consultation with the City – Five Technique Points.

(a) Prior to site design, the applicant shall meet and consult with the City to identify opportunities to incorporate preferred LID approaches into the site’s design. The applicant shall bring the following materials to the meeting:

(i) A survey of the site which includes topography, critical areas, and existing vegetation, including tree sizes and species; and

(ii) Photographs of the site.

(b) The City will bring to the meeting any relevant environmental information it has readily available concerning the site, which may include soil surveys, groundwater depths, habitat maps, and the like.

(12) Performance Guarantee for LID Approaches – Required. In order to receive points under this section for employing LID approaches on a project site:

(a) The developer shall prepare and distribute a maintenance plan to all property owner(s) that addresses:

(i) Structural and drainage maintenance;

(ii) Vegetation management; and

(iii) Establishment and appropriate long-term irrigation.

(b) The developer shall obtain written agreement from all property owners to comply with the maintenance plan and to maintain and retain all LID approaches employed on the site for a period of not less than 15 years from the date of construction. The agreement must include wording that if all or part of any LID approach ceases to function or is removed, equivalent LID approach(es) must be installed and all other stormwater management requirements met, prior to removal.

(c) The developer shall provide the City with a copy of the maintenance plan and all written agreements with property owners obtained under this section.

(13) Vegetated Roofs – One to 20 Technique Points.

(a) A roof area shall be considered a vegetated roof if:

(i) The roof area is fully covered with vegetation;

(ii) It meets the definition of a vegetated roof set forth in the adopted King County Surface Water Design Manual or the Low Impact Development Technical Guidance Manual for Puget Sound; and

(iii) It is designed and maintained in accordance with the adopted King County Surface Water Design Manual or the Low Impact Development Technical Guidance Manual for Puget Sound.

(b) Residential Development. Two technique points shall be awarded per 10 percent of dwelling units whose roof is a vegetated roof up to a maximum of 20 total points;

(c) Commercial/Institutional Development. One technique point shall be awarded per 1,000 square feet of vegetated roof area up to a maximum of 20 total points;

(d) Compliance with this LID approach shall require review and approval by the building official. (Ord. O2008-236 § 1)

21A.85.050 Residential preferred LID approaches and standards.

The following list identifies preferred LID approaches that may only be proposed for residential development proposals and the technique points associated with the successful completion of each technique. Whether the implementation of any technique is sufficient to earn credit for an incentive shall be subject to the review and approval of the director.

(1) Biofiltration Swales and Rain Gardens – 10 Technique Points.

(a) Sixty-five percent of the site’s stormwater runoff shall be directed to a biofiltration system.

(b) Except as set forth in subsection (1)(a) of this section, biofiltration swales and rain gardens proposed on sites located outside a lake management area shall be:

(i) Designed consistent with the adopted King County Surface Water Design Manual, and shall be subject to the review and approval of the City engineer; and

(ii) Reviewed and approved by the City engineer.

(c) Except as set forth in subsection (1)(a) of this section, biofiltration swales and rain gardens proposed on sites located within a lake management area:

(i) Shall not include amended soil;

(ii) Shall have the upper 12 inches of native soil tilled prior to planting;

(iii) Except as set forth in subsections (1)(c)(i) and (1)(c)(ii) of this section, shall be designed and maintained in accordance with the adopted King County Surface Water Design Manual or the Low Impact Development Technical Guidance Manual for Puget Sound; and

(iv) Shall be reviewed and approved by the City engineer.

(2) Open Space – 10 Technique Points.

(a) Thirty percent of the total site area shall be retained in its existing forested condition as defined in SMA 21A.85.040(1); or

(b) Thirty percent of the total site area shall be retained and restored to a permanent open space tract as defined in SMA 21A.85.040(2);

(i) Limited clearing/grading within 20 percent of the open space tract shall be permitted solely to allow for the installation of passive recreation uses, including but not limited to soft surface trails, benches, and picnic tables;

(ii) Open space tracts shall be located outside of critical areas and critical area buffers.

(c) Area retained in its existing forested condition or as open space tracts may be used to satisfy the recreation space requirements of SMC 21A.30.140, On-site recreation – Space required.

(3) Minimal Foundation Excavation – 10 Technique Points.

(a) All of the structures within a residential development shall be designed with minimal foundation excavation which shall include:

(i) Limited or no disturbance of the natural soil profile within the footprint of all proposed structures. “Limited disturbance” shall have the meaning set forth in SMA 21A.85.040(4);

(ii) Using a foundation that consists of a combination of driven piles and a connection at or above the existing grade of the subject site.

(b) Compliance with this technique shall require review and approval by the building official.

(4) Soil Amendments – Three Technique Points. Only sites located outside a lake management district may employ this technique. On qualifying sites, four inches of soil amendments may be tilled into the top 12 inches of the site areas to be used for landscaping, including but not limited to proposed landscaping tracts, recreation tracts, and individual lots. Soil amendments:

(a) Shall be added during soil preparation for permanent landscaping and prior to final building inspection; provided, that if the project is a subdivision, one bond for all of the lots within the subdivision shall be recorded prior to final plat; and

(b) Shall consist of compost that complies with City standards as of the date of submittal.

(5) Joint Use Driveway – Four Technique Points. Sixty-five percent of lots within a proposed residential development shall be accessed from a joint use driveway. A “joint use driveway” is a driveway for two or more residences that shares a curb cut plus a minimum of 10 feet of shared access.

(6) Hollywood Driveway – Six Technique Points. Sixty-five percent of lots within a proposed residential development shall be accessed from a Hollywood driveway. A Hollywood driveway consists of two paved wheel tracks between two and one-half and three and one-half feet wide separated by a planted strip at least three feet wide. (Ord. O2008-236 § 1)

21A.85.060 Town center LID approaches and standards.

Reserved. (Ord. O2008-236 § 1)

21A.85.070 Preferred LID incentives.

Technique points earned by installing one or more of the preferred LID approaches described in SMC 21A.85.040 through 21A.85.060 may be used to obtain the following LID incentives. These incentives are completely separate from any credits for the use of LID approaches that may be granted to the applicant under applicable stormwater flow control and water quality treatment regulations. In certain cases, a LID approach that qualifies for the incentives described in this section may not qualify for credits under the stormwater regulations. Technique points are cumulative and may be combined to gain the use of one or more incentives below. Technique points may only be used for obtaining incentives for the development proposal that generates the points and may not be used for other development proposals. Except as otherwise noted in this section, technique points may only be used once.

(1) Twenty Percent Increased Density. Subject to compliance with the provisions of Chapter 21A.50 SMC, Environmentally Critical Areas, and so long as increasing the site’s density will not negatively impact any critical areas or critical area buffers on the site or adjacent to the site, this density incentive may be used to increase the site density permitted under SMC 21A.25.030 and 21A.25.040, as applicable, by up to 20 percent.

(a) Thirty Technique Points Required. The applicant may include up to 75 percent of the area within streets within the site density calculations required under SMC 21A.25.080;

(b) Twenty-Seven Technique Points Required. The applicant may include up to 50 percent of the area within streets within the site density calculations required under SMC 21A.25.080;

(c) Twenty-Four Technique Points Required. The applicant may include up to 25 percent of the area within streets within the site density calculations required under SMC 21A.25.080.

(2) Thirty Percent Increased Density Incentive. Subject to compliance with the provisions of Chapter 21A.50 SMC, Environmentally Critical Areas, and so long as increasing the site’s density will not negatively impact any critical areas or critical area buffers on the site or adjacent to the site, this density incentive may be used to increase the site density permitted under SMC 21A.25.030 and 21A.25.040, as applicable, by up to 30 percent.

(a) Forty Technique Points Required. The applicant may include up to 75 percent of the area within critical areas and critical area buffers within the site density calculations required under SMC 21A.25.080;

(b) Thirty-Five Technique Points Required. The applicant may include up to 50 percent of the area within critical areas and critical area buffers within the site density calculations required under SMC 21A.25.080;

(c) Thirty Technique Points Required. The applicant may include up to 25 percent of the area within critical areas and critical area buffers within the site density calculations required under SMC 21A.25.080.

(3) Street Improvement and Right-of-Way Reduction. All reductions allowed pursuant to this section shall be subject to review and approval by the City engineer:

(a) One Technique Point Required. Variation requests submitted pursuant to this section shall be given preference over non-LID-related variation requests;

(b) Twenty Technique Points Required. The applicant may request a variation from the public works standards to reduce the required public right-of-way dedication from 60 feet to 56 feet and to reduce the required street improvement to 49 feet. Such a reduction shall include:

(i) Providing parking only on one side of the street (i.e., requiring 28 feet of paved asphalt for a 20-foot-wide street plus one eight-foot-wide parking lane); and

(ii) Reversed planter strip and sidewalk on the parking side.

(c) Sixteen Technique Points Required. The applicant may request a variation from the public works standards to reduce the required street improvement to 49 feet of improvement to include:

(i) Parking only on one side of the street (i.e., requiring 28 feet of paved asphalt for a 20-foot-wide street plus one eight-foot-wide parking lane); and

(ii) Reversed planter strip and sidewalk on the parking side.

(d) Eighteen Technique Points Required. The applicant may request a variation from the public works standards to reduce the required public right-of-way dedication from 60 feet to 56 feet and to reduce the required street improvements to 46 feet including:

(i) Pocket parking (eight-foot depth) on alternating sides of the street;

(ii) Twenty feet of paved asphalt travel lanes;

(iii) Five-foot sidewalks on both sides of the street; and

(iv) Landscaping (eight-foot depth) on alternating sides of the street (i.e., opposite parking).

(e) Eighteen Technique Points Required. The applicant may request a variation from the public works standards to reduce the required street improvement to 56 feet of improvement to include:

(i) Parking on one side of the street (28 feet of paved asphalt); and

(ii) Standard sidewalks and planter strips.

(4) Recognition – 24 Technique Points Required. The applicant may request that the City generate a featured LID development article in the City newsletter covering the development which has earned the technique points. Technique points used for this incentive may be reused to obtain additional incentives.

(5) Building Height Incentive – 20 Technique Points Required. Subject to compliance with the provisions of Chapter 21A.50 SMC, Environmentally Critical Areas, and so long as increasing building height will not negatively impact any critical areas or critical area buffers on the site or adjacent to the site, the applicant may increase the maximum building height by up to 15 feet.

(6) Increased Signage – 12 Technique Points Required. The applicant may increase the allowed signage pursuant to Chapter 21A.45 SMC by:

(a) Adding one additional monument sign; or

(b) Increasing the size of the allowed sign by 10 percent.

(7) Attached Housing – 12 Technique Points Required. One hundred percent of the lots within a proposed residential development may be designed to accommodate attached housing consistent with SMC 21A.30.020. (Ord. O2008-236 § 1)

21A.85.080 Review.

(1) Process. The use of preferred LID approaches or full LID design shall be reviewed concurrently with a primary proposal to consider the proposed site plan and methods used to earn the incentives as follows:

(a) For the purpose of this section, a “primary proposal” is defined as a proposed subdivision, binding site plan, conditional use permit, or commercial site development permit;

(b) The applicant shall identify the proposed techniques and incentives at the time of the first permit application for the primary proposal;

(c) When the primary proposal requires a public hearing under this chapter or SMC Title 19 or 20, the public hearing on the primary proposal shall serve as the hearing on the preferred LID approaches proposed, and the reviewing authority shall make a consolidated decision on the proposed development and use of techniques and the resulting incentives;

(d) When the primary proposal does not require a public hearing under this chapter or SMC Title 19 or 20, the LID approach proposal shall be subject to the decision criteria for conditional use permits outlined in Chapter 21A.100 SMC and to the procedures set forth in SMC Title 20;

(e) All notices required by Chapter 20.05 SMC for the proposed development shall include a brief description of the proposed preferred LID approaches and associated incentives; and

(f) A notice on title or conditions on the face of final plat shall be required documenting the use of preferred LID approaches or use of Sammamish comprehensive LID and identifying limitations on future development.

(2) Review. In evaluating the feasibility of a preferred LID approach proposal or Sammamish comprehensive LID proposal, the director shall have the authority to request additional technical information prepared by a certified professional to:

(a) Determine whether the development proposal is consistent with this chapter;

(b) Determine if a proposed approach is consistent with the standards of the King County Surface Water Design Manual, City of Sammamish Stormwater Comprehensive Plan, or the Low Impact Development Technical Guidance Manual for Puget Sound, or other suitable reference, as determined by the director;

(c) Determine whether the proposed combination of techniques adequately work together toward meeting the goals of this chapter;

(d) Determine if the monitoring plans and bonding measures proposed by the applicant are sufficient to protect the public benefit, health, safety, and welfare, consistent with this chapter; and

(e) Determine that the proposed LID approaches shall function as intended.

(3) Health and Safety. Approval of all proposed LID approaches, Sammamish comprehensive LID, and incentives grants shall be subject to the review of the City to determine that the proposed development does not pose an unreasonable threat to the public health, safety, or welfare on or off the development proposal site and is consistent with the general purposes of this chapter and the public interest.

(4) Adjustments.

(a) Minor. When reviewing and issuing construction permits in an approved development, the department may allow minor adjustments in the approved approaches and incentives used by the development proposal involving the location and site-specific approaches or incentives.

(b) Major. Changes to a development proposal that result in significant adjustments to the project shall require resubmittal of the development proposal pursuant to subsection (1) of this section. Significant adjustments include, but are not limited to, elimination of proposed LID approaches, increases in the number of dwelling units generated, or additional reduction of proposed street improvements.

(5) Maintenance of Low Impact Development Chapter. The director shall evaluate this chapter at least once every three years. Following review, the director shall:

(a) Identify any LID approaches, incentives, or other features of this chapter that are resulting in projects that meet the purpose of this chapter;

(b) Update this chapter in light of current research on the effectiveness of various LID approaches;

(c) If the director identifies items that require a code amendment, the director shall report back to the planning commission and City council. (Ord. O2008-236 § 1)