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has been adopted to encourage good management, reward efficiency and discourage the flight of capital, as well as to be commensurate with returns on comparable investments, but not so high as to defeat the purpose of curtailing excessive mobile home space rents and rental increases. Notwithstanding the foregoing, however, any owner of a mobile home park who contends that the limit on mobile home space rental increases set forth in Section 4 above will prevent the owner from receiving a fair and reasonable return on his/her/its property, may petition for relief from the cap set forth in section 4 pursuant to the procedures set forth in section 6. Section 6. A mobile home park owner may excess of that provided in section 4 in order to obtain his/her/its property. Such petition shall be on an applic Manager and shall be decided by the City Managei Manager"). The applicant shall bear the burden of es excess of that provided in section 4 is necessary to pro reasonable return on his/her/its property, ,including financial report and verified financial data demonstratir he/she/it will not realize a fair and reasonable return on tiotf for -a rent increase in ir'and reasonable return on form prescribed by the City his ',or her designee ("City thing that;;a rate increase in the applicant with a fair and providing an Jndependent t without such an increase, Upon receipt of a fair return petition/application, the City Manager shall determine if the employment of expert(s) will be necessary or appropriate for a ,proper analysis of the applicant's request. If the City Manager so determines, he or she shall also determine the anticipated costs of employing sUch expgrt(s)., The resulting figure shall be communicated to the applicant, and the application shalt not be processed until the applicant has paid to the City, the estima ed'cost of the expert analysis. Any unused portion of the advance payment for expert analysis shall be refunded to the applicant. The factors the City Manager may consider in deciding a fair return petition/application may include, but not be limited to: (1)Changes in,,the Consumer Price Index for All Urban Consumers in the Los Angeles-Lorfg Bea©h-Anaheim Metropolitan Area published by the Bureau of Labor Statistics. ,r ' (2) The rent lawfully charged for comparable mobile home spaces in the City. (3) The length of time since the last determination by the City Manager on a rent increase application, or the last rent increase if no previous rent increase application has been made. (4) The completion of any capital improvements or rehabilitation work related to the mobile home space or spaces specified in the rent increase application, and the cost thereof, including materials, labor, construction interest, permit fees and other items the City Manager deems appropriate. 271 65A-274