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improve or alleviate the conditions of blight in the project area. The agency shall, after a public hearing, adopt an implementation plan every five years commencing with the fifth year after adoption of the redevelopment plan. The agency may adopt implementation plans that include more than one project area. The im- plementation plan shall, as appropriate, in- clude a plan for satisfying inclusionary housing requirements pursuant to the plan. The agency shall, at least once within the five-year term of the implementation plan, conduct a public hearing after providing the notice required by subparagraph 33490(d) of the Health and Safety Code and hear testi- mony of all interested parties for the purpose of reviewing the redevelopment plan and the corresponding implementation plan and evaluating the progress of the project. The hearing shall take place no earlier than two years and no later than three years after the adoption of the implementation plan. (Ord. 99-025 § 213, 1999) 3.08.030 Cooperation with public bodies. Certain public bodies are authorized by state law to participate in planning and im- plementing the project. The agency shall seek their aid and cooperation and shall at- tempt to coordinate the project with their activities, to accomplish the project area purposes and promote the public health, safety and welfare. The agency may enter into agreements with public bodies and other persons when such agreements are necessary or convenient to the exercise of agency powers and the purposes of the project area. Such agree- ments may include, without limitation, KX1M119111 agency participation in establishing joint powers authorities. The agency is prohibited by law from acquiring real property owned by public bodies without their consent. The agency shall, however, seek the cooperation of all public bodies that own or acquire property within the project area. The agency will ex- tend to any public body that owns property in the project area an opportunity to partici- pate in redevelopment if that public body agrees to enter into a participation agree- ment with the agency. All plans for devel- opment of property in the project area by a public body shall be subject to agency ap- proval. (Ord. 99-025 § 205, 1999) 3.08.040 Property acquisition. The agency may, within project area or for redevelopment purposes, purchase, lease, obtain an option upon, acquire by gift, grant, bequest, devise, or otherwise, any real or personal property, any interest in property, and any improvements on it, including re- purchase of developed property previously owned by the agency. The agency is authorized to employ its power of eminent domain to acquire proper- ty within the project area. No condemnation proceeding to acquire property within the project area shall be commenced after twelve (12) years following the adoption of the plan. This time limitation may be ex- tended only by amendment of the plan. Without the consent of the owner, the agency shall not acquire any real property on which an existing building is to be con- tinued on its present site and in its present form and use unless such building requires structural alteration, improvement, moderni- zation or rehabilitation, or the site or lot on which the building is situated requires modi- 123 (San Leandro Redevelopment Agency Supp. No. 2, 12-05)