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(7) In the event the petition alleges that the application of the standards has resulted in at least a 25% devaluation of the property, the petition must also be accompanied by a statement of the petitioner's intent to submit an appraisal of the property by a qualified professional comparing the market value of the property as if the standards of this article were not in effect with the market value of the property with the standards in effect. This apj)raisal must utilize sales comparison or other reliable method of determining fair market value, and the completed appraisal must be submitted prior to the Council's consideration of the petition. (QL Criteria. In deciding whether to grant relief to the petitioner, the city council will consider whether there is any evidence from which it can reasonably conclude that the application of all or a part of the standards in this article will deprive the petitioner of a vested property right or of all economically viable use of the land, or for land in the extraterritorial iurisdiction, that the application of the standards has resulted in at least a 25% devaluation of the property, based upon the following factors: (1 ) The nature and extent of prior applications filed or approved for the property; (2) Whether any prior vested rights determinations have been made with respect to the property subiect to the aquifer protection plan; (3) Whether any prior approvals of development applications granted by the city for the property have been terminated in accordance with law; (4) The nature and intensity of the uses allowed following application of the standards in this article to the proiect, in comparison with the nature and intensity of the uses allowed prior to the application of the standards; (5) Whether the standards of this article when applied allow an economically viable use of the land; (6) For petitions in which it is alleged that there has been a devaluation of property located in the extraterritorial iurisdiction, whether the adoption or application of standards in this article is the producing cause of any devaluation of the property; (7) The total expenditures made in connection with the proposed development m reasonable reliance on prior regulations; (8) Any fees reasonably paid in connection with the proposed development; (9) Any representations made by the city concerning the proiect and reasonably relied upon to the detriment of the petitioner; (10) The extent to which the standards in this article already would have applied to the property under prior regulations of the city or regulations of any other regulatory agency; C:\TEMP\Edwards Regulations revision final.doc 26