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A. Before any development is given the required approval or is permitted to proceed, the official, board, or body charged with deciding whether such approval should be given, shall determine all impacts, if any, that are a direct consequence of the proposed development and which require mitigation, considering, but not limited to, the following factors:

1. Predevelopment versus postdevelopment demands upon city streets, sewers, water supplies, drainage facilities, parks, playgrounds, recreational facilities, schools, police services, fire services and other municipal facilities or services;

2. Likelihood that a direct impact of a proposed development would require mitigation due to the cumulative effect of such impact when aggregated with the similar impacts of future development in the immediate vicinity of the proposed development;

3. Size, number, condition and proximity of existing facilities to be affected by the proposed development;

4. Nature and quantity of capital improvements reasonably necessary to mitigate specific direct impacts identified as a consequence of the proposed development;

5. Likelihood that the users of the proposed development will benefit from any mitigating capital improvements;

6. Any significant adverse environmental impacts of the proposed development;

7. Consistency with each of the city’s comprehensive plans and subparts;

8. Likelihood of city growth by annexation into areas immediately adjacent to the proposed development;

9. Appropriateness of financing necessary capital improvements by means of local improvement districts;

10. Whether the designated capital improvement furthers the public health, safety or general welfare;

11. Any other facts deemed by the city to be relevant.

B. The cost of any investigations, analysis or reports necessary for a determination of direct impact shall be borne by the applicant. (Ord. 1655 § 1, 1996; Ord. 1635 § 1, 1996; Ord. 1181 § 6, 1985).