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3. The variation sought will not create a material detriment to the public welfare or injure property or improvements in the area. 4. The variation sought will not be contrary to the Plan's objectives. In granting such variation, the Agency shall impose such conditions as are necessary to protect the public health, safety, or welfare, and to assure compliance with the purposes of the Plan. Any variation permitted by the Agency shall not supersede any other approval required pursuant to City codes and ordinances. I. [Section 309] Design Guidelines The Agency is authorized to establish guidelines and standards for, among other things, building heights, site coverage, setbacks, landscaping, building design, signage, circulation, screening of activities from the view of adjacent properties or the public right -of -way, and parking, which are different than the generally applicable codes and regulations, upon a finding that such guidelines are consistent with and further the purpose of the Plan. The Agency shall establish such guidelines and standards as it deems necessary for proper development and use of private and public property within the Project Area pursuant to the Plan. The Agency may establish guidelines and standards through its approval of projects designated as exemplary, adoption of general standards by resolution, or adoption of one or more Design Guides. One of the Project's objectives is to create an attractive and pleasant environment in the Project Area. The Agency may require that the architectural, landscape, and site plans for any new improvement constructed or any existing improvement substantially modified, repaired, or rehabilitated be approved in writing. Such plans shall give consideration to good design, open space, and other amenities to enhance the aesthetic and architectural quality of the Project Area. The Agency shall not approve any project plans that do not comply with the Redevelopment Plan. J. [Section 310] Building Permits The Agency is authorized to establish building permit application procedures in addition to those generally required by the City. The City shall issue a building permit only after the applicant has obtained the necessary approvals from the Agency and has demonstrated compliance with the provisions of the Plan, any Design Guide adopted by the Agency, any restrictions or controls established by the Agency, and WEST SAN LEANDRO /MACJ Itfl -IUR BOULEVARD PAGE 29 REDEVELOPMENT PROJECT AREA REV 2999;22399;22599; 3269% 33099;040199;061599fn1