No area of benefit shall be established hereunder unless the City Council finds that the construction of the public facilities or improvements provided for by the area of benefit fees is required for subsequent subdivisions and developments, and that the fees are fairly apportioned within the area on either the basis of benefits conferred on property proposed for development or subdivision, or on the need for such facilities created by the proposed development and development of other property within the area. (Ord. 2017-01 (part), 2017: Ord. 9710 § 1 (part), 1997)