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against the costs to the city including delayed annexation The city council will consider <br />benefits including but limited to: <br />1. Land use controls (including land and plans) that otherwise would not be available in <br />the city's ETJ; <br />2. Amenities that would not typically accompany a development with conventional <br />financing; <br />3. Connectivity with other existing city infrastructure; <br />4. The potential for city capital improvement program funds to be redirected to other <br />high priority needs by financing capital infrastructure with alternative MUD <br />financing and b the he application of post - annexation surcharges; <br />5. School and public safety sites, and transportation infrastructure sufficient to meet <br />development needs. <br />(b) The city shall not consent to the creation of any special taxing or public financing <br />district within the city limits unless, in addition to the findings set forth in section (a) above <br />the City Council finds that: <br />1. the land within the district shall be developed to a higher development standard <br />than that required under the city's Land Development Code and other ap lip cable <br />development ordinances; <br />2. the quality of the development over time shall be assured through restrictive <br />covenants applicable to all of the property within the district that are: <br />a. Approved by the city council, <br />b. Enforceable by a mandatory homeowners' association with assessment <br />power, which the city may ompel to perform its enforcement duties• <br />3. the roads, parks, and utility infrastructure within the district shall eg nerally be of <br />higher quality than that required under the Land Development Code and other ap lip 'cable <br />development ordinances and regulations so as to reduce operation and maintenance costs to <br />the city over time; <br />4. the creation of the district shall contribute to the economic development of the <br />city and improve the quality of life for residents of the city; <br />5. any loss of ad valorem property taxes incurred by the city as a result of the <br />creation of a district may be made up through the collection of other fees and utility rates <br />generated within the district; and <br />