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(3) The seriousness of the violation(s) . <br /> (4) The history of the violation(s) . <br /> (5) The person's conduct after issuance of the Notice <br /> of Code Violation. <br /> (6) The good faith effort by the person to comply. <br /> (7) The economic impact of the penalty on the person. <br /> (8) The impact of the violation upon .the community. <br /> (9) Any other factors that justice may require. <br /> (b) Any person or entity who commences development or <br /> begins construction of any improvement prior to <br /> obtaining a zoning approval, site development permit, <br /> subdivision approval, or building permit required by <br /> the Los Altos Hills Municipal Code shall pay a civil <br /> penalty to the Town equivalent to three times (3x) any <br /> and all fees required for the development or <br /> improvement. The Planning Director may reduce or waive <br /> the administrative civil penalty fee in those cases <br /> where an application for permit is filed prior to staff <br /> awareness of a potential violation, and may reduce the <br /> fee by one-half where the Planning Director determines <br /> that the applicant has not acted willfully to violate <br /> the Code, provided that a complete permit application <br /> is submitted not later than ten (10) days after staff <br /> has notified the owner of the violation. " <br /> (c) Any provision of the Code may be enforced by injunction <br /> issued by the Superior Court upon a suit brought by the <br /> Town. <br /> 10 - <br />