A. Within thirty days after submission of an otherwise complete application for a development project by the developer, including the request for determination whether an improvement study is necessary, the director of community development shall determine whether an improvement study shall be prepared, and shall notify the developer in writing of this determination.
In making this determination, the director of community development shall consider such factors as the size of the proposed development project, the number of acres included, the number of units, whether residential or commercial/industrial, total square footage, projected density, traffic and employment generation, and the development project's potential environmental impacts.
B. The decision whether to require an improvement study shall be within the discretion of the director of community development. The director of community development may require an improvement study if any of the following conditions exist:
1. The development project will create or substantially contribute to the need for improvements for which no impact fee then exists;
2. The impacts generated by the development project will require extraordinary improvements, the scope or nature of which has not adequately been identified in any previous engineer's report, capital improvement plan, master plan, or other study;
3. The timing or location of the development project will require significant area-wide improvements before the development project can be completed without a threat to the public health, safety, or welfare; or
4. Surrounding properties will be significantly benefitted by construction of improvements in connection with the development project, and is capable of providing reimbursement as may be required under Chapter 21.32.
C. In the event that the director of community development determines that an improvement study is required, no application for any development project or other land use entitlement shall be accepted as complete until the improvement study is completed.
(Ord. 91-06-1100 § 1 (part))