A. The improvement study shall be prepared for the benefit of and under the direction of the city, at the sole expense of the developer.
B. The improvement study shall identify all of the following:
1. The area of impact of the development project;
2. The impacts which will occur within the area;
3. Other land benefitted by the improvements;
4. The improvements which will be required upon the ultimate development of all the land in the area;
5. A phasing plan showing when development of land in the area is likely to occur, and when the improvements will need to be completed to meet the needs created by such development;
6. Those local and area-wide improvements which should be constructed as part of the development project;
7. Those impact fees which should be provided by the development project, and those impact fees which should be reimbursed to the development project.
C. If a prior improvement study exists which addresses the items listed in subsection B of this section for the development project, and there have been no substantial changes in the matters included in the improvement study or the surrounding facts or circumstances, such that the prior improvement study can be determined to still be accurate or easily updated to become currently accurate, the director of community development may, in his or her sole discretion, permit the prior improvement study to be adopted as the improvement study for the development project, or to be updated as may be necessary to meet the requirements of this chapter.
(Ord. 91-06-1100 § 1 (part))