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two or more parcels in the project area. Upon <br />such application, the agency shall determine <br />whether it is desirable to designate a master <br />developer for such parcels and whether the <br />applicant or another individual or entity meets <br />the qualification to serve as the master <br />developer. The agency shall designate a <br />qualified master developer unless, in its <br />exclusive judgement, no property owner or <br />other individual or entity meets the necessary <br />qualifications or it is not desirable to designate <br />a master developer for those parcels. <br />3. The rights of particular property <br />owners and business tenants to participate in <br />the redevelopment of their respective <br />properties shall be subject to or limited by or <br />eliminated by the inclusion of their property <br />within a master development to be developed <br />by another entity. <br />F. In carrying out the purposes of the <br />plan, the agency may establish or appoint such <br />committees or subcommittees as are necessary <br />to assist the agency in achieving those <br />purposes by developing and implementing <br />policies and development standards related to, <br />but not limited to, sign control, architectural <br />treatment of structures, occupancy of <br />buildings, on -site pedestrian and vehicular <br />circulation, driveway locations, loading zones, <br />parking areas and prohibiting or restricting <br />uses which may have adverse traffic <br />generating characteristics inconsistent with <br />the purposes of the plan. (Plaza 2 redev. plan <br />§ 12(A), 1988) <br />1.40.020 Rules and regulations <br />governing owner <br />participation. <br />The owner participation program providing <br />for the repair, renovation and renewal of <br />1.40.020 <br />existing structures by their owners shall be <br />subject to the following regulations: <br />A. Approval of the redevelopment agency <br />will be required before any of the following <br />shall occur: <br />1. Issuance of any building, plumbing, <br />electrical or demolition permit, or an <br />excavation permit, including any permit <br />required for the excavation and stockpiling of <br />earth or soil, especially contaminated soil, <br />within the project area; or <br />2. Any change in use or occupancy of any <br />property or portion thereof. "Change of <br />occupancy" includes both the occupancy by a <br />different tenant of property previously <br />vacated, and the execution of a new lease, <br />lease renewal, lease assignment, or other <br />agreement providing for continuing <br />occupancy by an existing occupant or new <br />occupant after termination or expiration of a <br />lease or other rental agreement. <br />B. Agency approval shall be granted only <br />if the owner has: <br />1. Completed improvements in accord- <br />ance with this plan and all standards relating <br />to such improvements adopted by the <br />redevelopment agency; or <br />2. Entered into an owner participation <br />agreement providing for such improvements. <br />C. Any change in use or occupancy, any <br />lease renewal, or other agreement providing <br />for continuing occupancy by an existing <br />occupant or new occupant, or any <br />unauthorized construction activity initiated <br />without approval of the agency shall be a <br />misdemeanor. <br />D. No business license shall be issued to <br />any business within the project area which is <br />not in compliance with this plan. <br />E. Any lease or other agreement providing <br />for continuing occupancy by an existing <br />49 <br />