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HomeMy WebLinkAboutRDA Agenda Packet 040808CITY OF ATASCADERO COMMUNITY REDEVELOPMENT AGENCY AGENDA Tuesday, April 8, 2008 6:00 P.M. City Hall Council Chambers 6907 EI Camino Real Atascadero, California REGULAR SESSION: 6:00 P.M. ROLL CALL: Chairperson Beraud Vice Chairperson Luna Board Member Brennler Board Member Clay Board Member O'Malley APPROVAL OF AGENDA: Roll Call COMMUNITY FORUM: (This portion of the meeting is reserved for persons wanting to address the Board on any matter not on this agenda and over which the Board has jurisdiction. Speakers are limited to five minutes. Please state your name and address for the record before making your presentation. The Board may take action to direct the staff to place a matter of business on a future agenda. A maximum of 30 minutes will be allowed for Community Forum, unless changed by the Board.) A. CONSENT CALENDAR: 1. Community Redevelopment Agency Minutes — January 22, 2008 ■ Board Secretary Recommendation: Board approve the Community Redevelopment Agency minutes of January 22, 2008. [Board Secretary] 2. Community Redevelopment Agency Minutes — February 12, 2008 ■ Board Secretary Recommendation: Board approve the Community Redevelopment Agency minutes of February 12, 2008. [Board Secretary] B. MANAGEMENT REPORTS: 1. Atascadero Main Street — Request for Board Member Liaison ■ Fiscal Impact: None. ■ Recommendation: Board give staff direction on responding to Atascadero Main Street's request to appoint a liaison. [Executive Director] 2. Redevelopment Agency Implementation Plan Update ■ Fiscal Impact: Staff time and minor costs associated with hosting the two "Just Listening" events. ■ Recommendation: Agency Board receive the RDA Implementation Plan Update report. [Executive Director] BOARD ANNOUNCEMENTS AND REPORTS: (On their own initiative, the Board Members may make a brief announcement or a brief report on their own activities. Board Members may ask a question for clarification, make a referral to staff or take action to have staff place a matter of business on a future agenda. The Board may take action on items listed on the Agenda.) C. ADJOURNMENT: W 19 ITEM NUMBER: RA A-1 DATE: 04/08/08 ;��V i�❑�r�❑�a 1.11,, CITYOFATASCADER COMMUNITY REDEVELOPMENT DRAFT MINUTES Tuesday, January 22, 2008 - 6:30 P.M. REGULAR SESSION: 6:30 P.M. Chairperson Beraud called the meeting to order at 6:30 p.m. ROLL CALL: Present: Board Members Brennler, Clay, O'Malley, and Chairperson Beraud Absent: Vice Chairperson Luna Others Present: Board Secretary Marcia McClure Torgerson, Recording Secretary Grace Pucci Staff Present: Executive Director Wade McKinney, Assistant Executive Director Jim Lewis, Community Services Director Brady Cherry, Community Development Director Warren Frace, Police Chief Jim Mulhall, Deputy Executive Director Marty Tracey, and City Attorney Brian Pierik. APPROVAL OF AGENDA: MOTION: By Board Member Brennler and seconded by Board Member Clay to approve the agenda. Motion passed 4:0 by a roll -call vote. RDA Draft Minutes 01/22/08 Page 1 of 3 3 COMMUNITY FORUM: Steve Martin, Executive Director Atascadero Main Street, announced that the banners on the large cobra light poles in the downtown were purchased and mounted by the Main Street organization. Chairperson Beraud closed the Community Forum period. BOARD ANNOUNCEMENTS AND REPORTS: None A. CONSENT CALENDAR: 1. Community Redevelopment Agency Minutes — December 11, 2007 ■ Board Secretary Recommendation: Board approve the Community Redevelopment Agency minutes of December 11, 2007. [Board Secretary] MOTION: By Board Member O'Malley and seconded by Board Member Brennler to approve Item #A-1. Motion passed 4:0 by a roll -call vote. Chairperson Beraud recessed the hearing at 6:35 p.m. REDEVELOPMENT AGENCY WILL BE RECESSED — MANAGEMENT REPORTS WILL BE CONTINUED AT CONCLUSION OF THE CITY COUNCIL MEETING Chairperson Beraud called the meeting back to order at 12:44 p.m. B. MANAGEMENT REPORTS: 1. Economic Development Strategy Appropriation of Funds ■ Fiscal Impact: Depending on the level of public outreach and input, the cost of developing the strategy will range from $90,000-$120,000. Related support costs and costs for the public process are estimated to be $20,000. Additionally, the cost for the "Just Listening... Summit on Downtown," (which Council authorized staff to conduct in February, 2008) will be approximately $10,000, for an estimated total of $150,000. RDA Draft Minutes 01/22/08 Page 2 of 3 El In June, the Council budgeted $110,000 for economic studies. Of that amount, $7,000 was spent on "Just Listening... Thoughts on Economic Development," and $14,500 has been allocated to tourism studies, leaving a balance of $88,500. To fund the full study and related activities, an additional $61,500 is needed. Funding is available in Redevelopment Fund Reserves. ■ Recommendation: Board authorize the Administrative Services Director to appropriate $61,500 in Redevelopment Funds for economic development activities. [Executive Director] City Manager Wade McKinney gave the staff report. PUBLIC COMMENT — None MOTION: By Board Member O'Malley and seconded by Board Member Brennler to authorize the Administrative Services Director to appropriate $61,500 in Redevelopment Funds for economic development activities. Motion passed 4;0 by a roll -call vote. C. ADJOURNMENT: *11" Chairperson Beraud adjourned the meeting at 12:45 a.m. MINUTES PREPARED BY: Grace Pucci, Recording Secretary RDA Draft Minutes 01/22/08 Page 3 of 3 5 ITEM NUMBER: RA A-2 DATE: 04/08/08 198 19 lEl�l gild ICITY OF A TASCADERO COMMUNITY REDEVELOPMENT AGENCY DRAFT MINUTES Tuesday, February 12, 2008 — 6:30 P.M. REGULAR SESSION: Chairperson Beraud called the meeting to order at 6:30 p.m. ROLL CALL: Present: Board Members Brennier, Clay, O'Malley, Luna and Chairperson Beraud Absent: None Others Present: Board Secretary Marcia McClure Torgerson, Recording Secretary Grace Pucci Staff Present: Executive Director Wade McKinney, Assistant Executive Director Jim Lewis, Board Treasurer Rachelle Rickard, Community Development Director Warren Frace, Community Services Director Brady Cherry, Public Works Director Steve Kahn, Police Chief Jim Mulhall and City Attorney Brian Pierik. APPROVAL OF AGENDA: MOTION: By Vice Chairperson Luna and seconded by Board Member O'Malley to approve the agenda. Motion passed 5:0 by a roll -call vote. RDA Draft Minutes 02/12/08 Page 1 of 3 7 COMMUNITY FORUM: David Broadwater requested the Redevelopment Agency (RDA) agenda be added to the City Council's agenda and be placed on the city's website. Chairperson Beraud closed the Community Forum period. Board Secretary Marcia McClure Torgerson explained the RDA agenda is posted on the city's website, but is located in a separate section. A. CONSENT CALENDAR: 1. Community Redevelopment Agency Minutes — January 8, 2008 ■ Board Secretary Recommendation: Board approve the Community Redevelopment Agency minutes of January 8, 2008. [Board Secretary] MOTION: By Board Member O'Malley and seconded by Board Member Clay to approve Item #A-1. Motion passed 5:0 by a roll -call vote. B. MANAGEMENT REPORTS: 1. Atascadero Main Street — Requests of the Board ■ Description: The Board will consider requests submitted by Atascadero Main Street. ■ Fiscal Impact: Will depend on Board direction. ■ Recommendation: Board give staff direction on Atascadero Main Street's requests. [Executive Director] Board Secretary Marcia McClure Torgerson gave the staff report and answered questions of the Board. PUBLIC COMMENT Steve Martin, Executive Director Atascadero Main Street, explained that the Main Street Board wishes to have a joint meeting with the Council prior to setting their next budget. Michael Shearer, Main Street Board Member, encouraged the Board to approve their requests, as they provide an opportunity to enhance the Main Street program. Chairperson Beraud closed the Public Comment period. RDA Draft Minutes 02/12/08 Page 2 of 3 MOTION: By Board Member O'Malley and seconded by Board Member *ftClay to schedule a joint meeting with the Atascadero Main "' Street Board prior to the completion of the proposed budget for Main Street's FY 2008-2009; and, to consider restoration of fagade improvement funds at the mid-year budget review; and, to continue the item for a Board Member liaison until the City Attorney reports back. Motion passed 5:0 by a roll-call vote, Chairperson Beraud recessed the hearing at 6:48 p.m, REDEVELOPMENT AGENCY WILL BE RECESSED AND WILL CONTINUE AT THE CONCLUSION OF THE CITY COUNCIL MEETING Chairperson Beraud called the meeting back to order at 1:34 a.m. Chairperson Beraud tabled the remainder of the meeting. C. ADJOURNMENT: Chairperson Beraud adjourned the meeting at 1:34 a.m. MINUTES PREPARED BY: Grace Pucci, Recording Secretary RDA Draft Minutes 02/12/08 Page 3 of 3 w in ITEM NUMBER: RA B-1 DATE: 04/08/08 Community Redevelopment Agency of Atascadero Staff Report - Executive Director Atascadero Main Street Request for Board Member Liaison RECOMMENDATION: Board give staff direction on responding to Atascadero Main Street's request to appoint a liaison. DISCUSSION: Atascadero Main Street has requested that the Redevelopment Agency Board appoint an Agency Board Member to be a liaison to the Main Street Board meetings. At the Redevelopment Agency Board meeting of January 22, 2008, the Board directed staff to place this issue on a future agenda for consideration. Atascadero Main Street was formed in 1999. Since its formation, a City staff member has been the liaison from the City to Atascadero Main Street, keeping them up to date on issues concerning the Downtown, assisting them with accessing information from the City, and supplying answers to questions regarding downtown issues. The Agency Board asked that the City Attorney address the following questions: 1. Are there are any legal limitations to the Board appointing an Agency Board Member to serve as a liaison to the Atascadero Main Street Board meetings? The answer is no, there are no legal limitations and therefore the Agency Board may appoint a Board Member. 2. Can the Agency Board appoint two Board Members to act as liaisons to the Atascadero Main Street Board meetings? The answer is yes, and they would be considered an advisory committee. 11 3. Should the Agency Board appoint a specific Board Member or could attendance of Atascadero Main Street Board meetings be left open for any Agency Board Member? The answer is yes, the Agency Board should appoint a specific Board Member. Leaving attendance of Atascadero Main Street Board meetings informal could lead to a majority of the Agency Board attending. Staff requests direction from the Board on responding to Atascadero Main Street's request. FISCAL IMPACT: None ALTERNATIVES: 1. Board appoint a Board Member as liaison to the Atascadero Main Street Board meetings. 2. Board appoint two Board Members as liaisons to the Atascadero Main Street Board meetings. 3. Board direct staff to continue representing the City at Main Street Board meetings. 12 ITEM NUMBER: RA B-2 DATE: 04/08/08 Community Redevelopment Agency of Atascadero Staff Report — Executive Director Redevelopment Agency Implementation Plan Update RECOMMENDATION: Agency Board receive the RDA Implementation Plan Update report. DISCUSSION: Staff is in the process of updating the Redevelopment Agency Five Year Implementation Plan. Community Redevelopment Law (CRL) section 33490 provides for the requirement that agencies adopt five-year implementation plans. Article 7 of the Community Redevelopment Agency Redevelopment Plan dated May, 2003, contains the Implementation Plan that is subject to the requirements of CRL 33490. Article 2 of the Redevelopment Plan, attached, which contains the "Objectives of the Redevelopment Plan", is not changed by the requirements of CRL 33490. CRL section 33490 states in part that the Agency "shall adopt, after a public hearing, an implementation plan that shall contain the specific goals and objectives of the agency for the project area, the specific programs, including potential projects, and estimated expenditures proposed to be made during the next five years, and an explanation of how the goals and objectives, programs, and expenditures will eliminate blight within the project area and implement the requirements of [affordable housing] . The Affordable Housing section of the Implementation Plan is being developed in conjunction with the Affordable Housing Policy development process currently underway. Public input as to potential projects is key to the development of "specific goals and objectives" for economic development and elimination of blight within the Project Area. Since May 2007, the Agency has sought public comment through the City website, and has received several helpful submissions thus far. A "Just Listening - Downtown Forum" was held on February 14, 2008, which yielded considerable public input as to potential projects for the downtown area. Staff will again utilize the very successful "Just Listening" program to flush out community goals for those portions of the Project Area beyond the downtown for 13 inclusion in the Implementation Plan by hosting a "Just Listening — Redevelopment Forum" event on Thursday, April 17, 2008 from 7:30 a.m. to 9:00 a.m. in the City Council Chambers. Following the Redevelopment Forum, staff will continue to receive public input through April 30, 2008. Currently, a public hearing has been scheduled, for the review and approval of the draft Implementation Plan, for the June 10, 2008 Redevelopment Agency meeting. FISCAL IMPACT: Staff time and minor costs associated with hosting the two "Just Listening" events. ATTACHMENT: Copy of Article 2 from the Community Redevelopment Agency Redevelopment Plan dated May, 2003. 2 14 on ARTICLE 2 GOALS, OBJECTIVES, PRIORITIES, REQUIREMENTS AND PROCEDURES OF THE REDEVELOPMENT PLAN Section 200 - GENERAL DISCUSSION Article 2 of the Plan generally establishes the goals objectives, and priorities of the Redevelopment Project and describes in broad terms the types of land uses and development standards, which will be promoted in the Project Area. Since the Redevelopment Agency is a separate legal entity from the City of Atascadero, it is appropriate for the Agency to establish general standards and controls for construction and development activities, which are proposed to take place in the Project Area. For administrative ease and consistency, this section of the Plan adopts by reference City standards as found in the City General Plan, Zoning Ordinance, and various other building and development -related codes. The Agency may adopt a process for administrative review to ensure that various redevelopment activities conform to the adopted standards. The Agency and the City are using the same standards. This generally assures that applicants for planning approvals and for building permits will be able to proceed as if the Agency did not exist as a separate entity as long as the development conforms with the Plan. Section 210 - OBJECTIVES OF THE REDEVELOPMENT PLAN The Project Area includes a number of conditions, which are specified in the California Health and Safety Code as characteristics of blight. The goal of this Plan is to eliminate such conditions of blight by providing needed public improvements; by encouraging rehabilitation and repair of deteriorated structures; by facilitating land assembly and development which will result in housing opportunities, employment opportunities and an expanded tax base; and by promoting development in accordance with the City General Plan. The goal of the Redevelopment Plan is the revitalization of the Downtown. In pursuing attainment of this goal, overall objectives for the Redevelopment Plan are: 210.1 The assembly of land into parcels suitable for modern, integrated development with improved pedestrian and vehicular circulation. 210.2 The provision of opportunities for participation by owners and tenants in the revitalization of their properties. 210.3 The provision of adequate land for parking and open space. Redevelopment Plan -Final City of Atascadero Redevelopment Project May, 2003 Page 5 15 210.4 The establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements, which provide unity and integrity. 210.5 Expansion and diversification of the community's economic and employment base, through the facilitation of more year-round employment opportunities, including industrial development and expansion, the removal of incompatible land uses, and the installation of public infrastructure. In addition to the Downtown area, the Agency may participate in projects for the purposes of achieving this objective in the industrial area located east of Lewis Avenue, south of Traffic Way and north of Atascadero Creek and west of Rosario/railroad tracks. 210.6 Improvement and revitalization of the downtown. 210.7 Increasing the capture of potential commercial trade. 210.8 Improvement of traffic circulation consistent with the General Plan. 210.9 Expansion and/or improvement in the quality of the community's existing housing stock for low- and moderate -income persons, through rehabilitation, reconstruction programs. 210.10 Improvement of historical infrastructure deficiencies consistent with goals of the Plan -including street pavement, curb, gutter, sidewalk, sewer, water and storm drainage. 210.11 Creation/enhancement of recreational and cultural opportunities available to the residents of the Project Area and of the community at -large, including enhancement of Atascadero Lake Park. 210.12 Enhancement of the community facilities available to residents of the Project Area and supportive of the local population at -large including the expansion of the Atascadero Library. 210.13 Elimination of incompatible land uses. 210.14 Transition of obsolete land uses or uses causing the under -utilization of the underlying land, and assembly of properties to best meet current market needs. 210.15 Elimination or mitigation of other existing blighting conditions and influences, including incompatible and uneconomic land uses, obsolete or substandard structures, inadequate and deteriorated public facilities, and/or small, multiple ownership, irregular or landlocked parcels. Redevelopment Plan -Final May, 2003 City of Atascadero Redevelopment Project Page 5 16 210.16 Protection of significant historical buildings, including, but not limited to the City Administration Building and the Colony House. Specific prospective projects contemplated by the Agency to attain the objectives of the City of Atascadero Redevelopment Plan are described in Appendix "C" attached hereto, and by this reference, made a part hereof. Section 220 - CONFORMANCE TO THE CiTY'S GENERAL PLAN All uses proposed in this Plan, or any amendments to this Plan, or any other plans that may be adopted by the Agency, shall be in conformance with the General Plan of the City. in its present form, the Plan is fully consistent with all applicable elements and provisions of the General Plan. As the General Plan is amended from time to time, the Redevelopment Plan map shall automatically be so amended. All requirements of the City Zoning Ordinance shall apply to all uses proposed hereunder. The Agency, after consultation with the Planning Commission, may, by resolution, adopt specific plans for all or any portion of the Project Area which establish architectural controls, heights of buildings, land coverage, setback requirements, traffic circulation, traffic access, sign criteria and other development and design controls consistent with this Plan and necessary for proper development of both private and public areas within the Project Area. These controls may not reduce or eliminate requirements of the appropriate zone classification of the City Zoning Ordinance. All NNW such specific plan or design regulations shall be administered according to applicable city regulations to eliminate multiple levels of design review. Section 230 - PROJECT AREA LAND USES The Redevelopment Plan Map attached hereto as Appendix "A", in addition to depicting the location of and prescribing the boundaries of the Project Area, also illustrates the proposed land uses to be permitted in the Project Area, including public rights-of-way, public easements, and open space. These uses correspond to uses prescribed in the Land Use Element of the City of Atascadero General Plan and other General Pian and Zoning Ordinance designations of the City of Atascadero. They are summarized in the following paragraphs: 230.1 "Residential" Uses. Areas designated on the Map as Residential shall be developed in accordance with the applicable standards for residential uses as provided for in the General Plan of the City of Atascadero. 230.2 "Commercial/Office" Uses. Areas designated on the Map as Commercial shall be developed in accordance with the standards for each such use as described in the General Plan of the City of Atascadero. Redevelopment Plan -Final City of Atascadero Redevelopment Project May, 2003 Page 5 17 230.3 "Industrial" Uses. Areas designated on the Map as Industrial shall be developed in accordance with the standards for such uses as described in the General Plan of the City of Atascadero. 230.4 "Other' Uses. Areas designated on the Map as Public/Quasi-Public and Recreation/ Conservation shall be developed in accordance with the standards for such uses as described in the General Plan of the City of Atascadero. Section 240 - OTHER LAND USES FOR THE PROJECT AREA Section 33333 of the Community Redevelopment Law requires that a redevelopment plan contain a description of the general layout of streets for the Project Area, as well as a description of property to be devoted to public purposes and the nature of such purposes. 240.1 Public Street Layout, Rights -of -Way and Easements. The public rights-of-way, easements, and principal streets proposed or existing in the Project Area are shown on the Map included as Appendix "A". Such streets and rights-of-way may be widened, altered, realigned, abandoned, vacated, or closed by the Agency and the City as necessary for proper development of the project. Additional public streets, alleys, and easements may be created by the Agency and the City in the Project Area as needed for proper circulation, in accordance with the adopted General Plan Circulation Element. The public rights-of-way shall be used for vehicular and pedestrian traffic, as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. In addition, all necessary easements for public facilities and public utilities may be retained and/or created. 240.2 Public and Quasi -Public Uses and Facilities. In any portion of the Project Area, the Agency is authorized to permit the establishment or enlargement of public, semi-public, institutional, or nonprofit uses. All such uses shall conform, so far as possible, with the provisions of this Plan applicable to the uses in the area involved. 240.3 Nonconforming Uses. An existing use may remain in an existing building which is in good condition when such use does not conform to the provisions of this Plan, provided that such use is generally compatible with existing and proposed developments and uses in the Project Area. The owner of such a property may enter into a participation agreement and agree to the imposition of such reasonable restrictions as may be necessary to protect the development and use of the Project Area. The Agency may authorize additions, alterations, repairs or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project Area where, in the Redevelopment Plan -Final City of Atascadero Redevelopment Project in May, 2003 Page 5 determination of the Agency, such improvements would be compatible with surrounding Project uses and development. ' Section 250 - GENERAL DEVELOPMENT REQUIREMENTS The following requirements shall be applicable generally to all property, and development of such property, located within the boundaries of the redevelopment Project Area. 250.1 Conformance with the Redevelopment Plan. All real property in the Project Area is hereby made subject to the controls and requirements of this Plan. No real property shall be developed, rehabilitated, or otherwise changed after the date of the adoption of this Plan except in conformance with the provisions of this Plan. Such conformity shall be ensured through the application of City General Plan requirements, zoning requirements, building codes and other development regulations as may be adopted by the City or Agency in a manner consistent with the application of such regulations outside the Project Area. 250.2 New Construction. All construction in the Project Area shall comply with and meet or exceed all applicable State and local laws in effect as from time to time, including, but not necessarily limited to: Zoning, Building, Electrical, Mechanical, and Plumbing Codes of the City of Atascadero. In addition, specific performance and development standards may be adopted by the Agency to control and direct redevelopment activities in the Project Area, following appropriate public review and adoption of standards. 250.3 Rehabilitation and Retention of Properties. Any existing structure within the Project Area which is specifically approved by the Agency for retention and rehabilitation may be repaired, altered, reconstructed, or rehabilitated in such a manner that it will be safe and sound in all physical respects and not detrimental to the surrounding uses. In addition to applicable development standards, property rehabilitation standards for rehabilitation of existing buildings and site improvements may be established by the Agency. 250.4 Limitations on Type Size Height Number, Proposed Use of Buildings, and Number of Dwelling Units. The type, size, height, number, proposed use of buildings, and number of dwelling units shall be consistent with the City of Atascadero General Plan, the City of Atascadero Zoning Ordinance, any specific plan, or other requirements that may be adopted pursuant to this Pian. The number of dwelling units in the Project Area shall not exceed the number permitted under the City's General Plan. Section 260 - SPECIFIC DEVELOPMENT PROCEDURES 260.1 Review of Applications for Building Permits. Upon the adoption of this Plan by the City Council and Agency after public hearing, no permit shall be issued for the construction of any new building or any addition to an existing building in the Redevelopment Pian -Final City of Atascadero Redevelopment Project May, 2003 Page 5 19 area covered by this Plan until the application for such permit has been processed in the manner herein provided. Any permit that is issued hereunder must conform to the provisions of this Plan. All applications for permits shall be made and processed in a manner consistent with all City requirements. The Agency shall be notified of pending development applications and shall have the right of comment on such plans. The City and Agency shall work cooperatively to jointly ensure the implementation of the General Plan and the Redevelopment Plan. 260.2 Variations. Minor variations from the limits, restrictions, and controls established by this Plan may be authorized. In order to permit such minor variations, the Agency must determine that: 1. The strict application of the provisions of this Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Plan. 2. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not generally apply to other properties having the same standards, restrictions, and controls. 3. Permitting a minor variation will not be materially detrimental to the public welfare or injurious to the property or improvements within or outside the Project Area. 4. Permitting a minor variation will not be contrary to the objectives of this Plan or of the General Plan of the City. No such minor variation shall be granted which permits substantial departure from the provisions of this Plan. In permitting any such minor variation, conditions may be imposed which are necessary to protect the public health, safety, or welfare, and to assure compliance with the purpose of this Plan. Nondiscrimination and nonsegregation clauses shall not be subject to minor variation. Variation permitted under this section shall be considered and reviewed in a manner consistent with development regulations which are applied outside of the Project Area through City design review, conditional use permits, variances, changes in zoning requirements, etc. The Agency shall be notified of all projects and have rights of comment. Agency and City shall cooperate in such review to the maximum degree possible. Redevelopment Plan -Final City of Atascadero Redevelopment Project 20 May, 2003 Page 5 In,