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06/30/1988 - Packet AGENDA CITY CENTER PLAN TASK FORCE THURSDAY, JUNE 30, 1988, 7:00 - 9:30 COMMUNITY DEVELOPMENT CONFERENCE ROOM CIVIC CENTER 13125 SW HALL BLVD. , TIGARD, OR 1. CALL TO ORDER 2. ROLL CALL: ASH COHEN JUAREZ MARR MONAHAN MORLEY HENKLE 3. APPROVE MINUTES 4. BREAKFAST MEETING ASSESSMENT: GROUP DISCUSSION 5. CRUISIN' TIGARD PREPARATIONS: GROUP 6. VISION STATEMENT REVISIONS: GROUP 7. WORK PROGRAM AND TIME-LINE: LIZ NEWTON 8. OTHER BUSINESS 9. ADJOURNMENT . CITY CENTER PLAN TASK FORCE MEETING OF JUNE 13, 1080 Present: Jolynn Ash, Stuart Cohen, Joy Henkle, Pam Juarez, Mike Marr, Morley Absent: Bill Monahan Also Present: Peggy Weston-Byrd, Liz Newton, Duane Roberts, Wally Hobson, Eric Tinuo Stuart called the meeting to order at 6:30 p.m. The minutes of the previous meeting were approved as written. Breakfast Meeting Final Arrangements : Duane reported all physical arrangements have been made: food ordered, invitations mailed' uto. Wally reported that the consultants will give a formal presentation lasting about 30 minutes followed by a 30 minute question and answer session. They will spend the majority of time discussing different strategies on how to penetrate the market. Mike said that he did not have a problem with the consultants being allowed to provide any independent ideas they have on any questions that might arine. Stuart said that we should rewrite the vision statement to reflect the findings and recommendations contained in the consultant report such as deleting the references to the movie theater and hotel . The committee agreed on both of the above points . Duane passed out a scope of work for the Tigard Traffic and Circulation Study. He instructed the committee to contact Liz or Randy with any comments by the 20th. The meeting was adjourned at 8:00 p.m. Respectfully Submitted By: Pam Juarez ku/S572D ' DRAFT VISION STATEMENT FOR TIQARD'8 CITY CENTER The Vision for Tigard' u City Center is a living and growing downtown, with a special character and identity . The major unifying feature is the image of a "City in the Par'k . " This image has as its centerpiece Fanno Creek Park, a large publicly owned area of land dedicated to public use and enjoyment in the heart of the City. Contributing to the image are fingers of green extending throughout the downtown in the form of leafy trees overhanging streets, richly planted pe6eotrianwayo, greunway entrance points, and the region' s only tea test garden. This clear and compelling image shows the value that Tigard`u citizens give to quality of life. Integral to the Vision is the belief that the past is worth preserving. Accordingly, the Vision foresees ihu preservation and restoration of the downtown' s few remaining buildings of historical oignifioancu. These contribute to preserving our memory of the origin of the City. Co—existing with historical buildings are attractive newer buildings set flush with the street to create a sense of enclosure and place. To delineate the downtown area, the Vision foresees clearly defined edges and entrance points , The Vision foresees impruved access to downtown from many directions and, within the area, a grid system of streets with sidewalks to increase frontage sites and improve traffic circulation. Seen also are several omall parking lots configured to minimize the visual impact on downtown and to disperse the parking to serve the most businesses. As attractive as this image is, thu Vision recognizes that it is the people who make the tuwn. To this end, the Vision foresees a multitude of puople drawn to the City Cenier not only by an appealing environment, but by available governmental, social, financial, and professional services, and above all by a strong retail core, with many unique, one—of—a—kind buoineooeo . Other elements that make the_._�.j.�y alive and contribute tq e A.�i restaurants outdoor am hijbgAtIr are an imp K- �.he Vision. (Another important part of/Also imywtant to/the Vision ary ot he e7f-o-fl; that make City Center alive and contribute to an ample night life, such as cultural., recreational, and entertainment facilities . ) Beyond the commercial core, with its predominantly small—scale village center atmosphere (compatible mixed-use of light industrial, commercial and retail/light industries, factory outlet showrooms, discount retailers, and office developments) (add to the vitality and economic: strength of the city center area as a whole/is achieved) . In other areas, high—quality, multiple family housing provides continuous support for the City Center economy. (growth) We believe this Vision statement describes a city center, with its own individuality, that is livable andworth being . (truly vital/faroighted/a worthy expression of the community' s values and aspirations/economically strong. ) ht/5832D Request for Proposals Page 1 CITY OF TIGARD REQUEST FOR PROPOSALS CITY CENTER STUDY AREA - FINANCIAL PLAN REQUEST FOR PROPOSALS The City of Tigard Community Development Department requests proposals from qualified financial consultants to prepare a financial analysis for the City Center Study Area. The primary focus of the study is to develop the documents necessary to implement tax increment financing as one method of funding projects to be undertaken in the study area. The City's charter requires that any use of tax increment financing first be approved by the voters. An election to allow the City to use tax increment financing is tentatively scheduled for May 1989. The financial planwillalso evaluate other possible methods of funding for projects in the City Center study area and will contain a matrix matching projects with possible funding mechanisms and an identification of those projects best suited for tax increment financing. To prepare the necessary plan and report in a timely manner, the City of Tigard proposes to contract with a qualified consultant to perform the services outlined in the Scope of Services. The successful consultant team shall have demonstrated expertise in downtown planning, capital improvement planning, facilities financing and must have successfully completed a tax increment financing plan under Oregon law. Further, the ability to produce quality work within the timeframe for a reasonable fee will be critical. BACKGROUND In mid-1987 the Tigard City Council appointed a seven member Center City Plan Committee to develop a. plan for the revitalization of the city center area. In the months --since formation, the Committee has successfully completed several key tasks. These have included: defining the boundaries of the study area; identifying and assessing physical and geographical limitations and opportunities; and reviewing existing zoning regulations and developing new interim zoning standards. A Vision Statement that describes the broad purposes and aspirations of the Committee's planning effort is included in this RFP (see attached). To support its continuing efforts, the City has just completed a market evaluation of the study area which was an analysis of how market opportunities can be enhanced in the study area. In addition, the City has hired a f consultant to conduct a traffic study which will explore and evaluate alternatives for access and circulation to the City Center study area. The City is also in the process of reviewing proposals submitted to produce Parks Master Plans which, as part of that effort, will identify possible improvements to Fanno Creek Park. In the next month the City will issue Request for Proposal for the preparation of a Design Plan aimed at recommending specific improvements projects. Request for Proposals Page 2 DESCRIPTION OF THE STUDY AREA The study area is shown in the attached map. The area supports a wide range of uses, including government offices, professional services, retail businesses, personal services, and miscellaneous business activities. The City Center exhibits a mixture of new and old buildings. The majority of the new construction has been east of the railroad right-of- way, which bisects the area. Light industrial uses have developed adjacent to the railroad tracks along Burnham, and to a lesser extent, on Commercial Street. The industrial land on Burnham provides space for small scale industries such as cabinet shops, machine shops, and contractor's offices. Tri-Met serves the downtown with three bus lines. A transit transfer station recently has been constructed on Commercial Street. Public Services located in the downtown area include the City Hall, Post Office, Library, Fire Station, Youth Service Center, and offices for water and telephone services. The mixture of land uses in the Downtown is shown in the attached existing land use map. SUBMITTAL REQUIREMENTS The proposal should include: I. Names and qualifications of individuals to perform the work. Include the estimated hours and specify hourly rates for each team member plus other expenses by major category. II. An outline of how the consultant will proceed with the work. III. Prior experience and references of at least one or more municipal entities for which the respondent has prepared a tax increment financing plan. Include the name of the organization, the contact person, and telephone number. IV. Scope of services which describes the services to be rendered including revenue forecasting and guidance on the types of expenditures for which , the revenues are appropriate. The plan should include a project list, timetable, and revenue sources. The plan should use a broad range of revenue sources other than tax increment financing. V. Fee for the proposed work on an hourly basis with a maximum limit. ------------ Request for Proposals Page 3 FINAL PRODUCT A photo-ready master copy of the Draft and Final Plan and Report and any supporting documents must be submitted. NUMBER OF COPIES Each proposal must be accompanied by five (5) copies. BASIS OF AWARD A contract will be awarded to the firm determined to be the most qualified to do the work. The following items, although not all-inclusive nor in priority order, will form the basis for evaluating the proposals: 1. The consultant team must be experienced in Oregon tax increment financing law. 2. The methodology proposed for completing the study. 3. The qualifications and experience of the firm and members assigned to the project with municipal agencies. 4. A proven ability to produce within timeframes. 5. The cost of the proposal. ' 6. Experience in presenting financial plans to citizens and public officials in public meeting settings. SELECTION PROCESS Final selection will be made by the Director of Community Development, Senior Planner, and a representative of the City Center Plan Task Forcer The City Council is tentatively scheduled to award the bid on August 8, 1988. CITY DATA The City will provide: o Taxation data as obtained from the County Assessor's office. o Staff support to interpret City policy documents and evaluate possible funding options. o Information provided to the City by other outside consultants on transportation, the market evaluation, design elements and parks. o Scheduling and preparation for meetings with the City Center Plan Task Force and City Council. o A copy of the downtown inventory which contains detailed information on every piece of property in the study area including assessed value, building condition, and rents. Request for Proposals Page 4 o A copy of the City Charter sections related to tax increment financing. o A copy of the previous Tigard Urban Renewal Plan. TIMELINE Proposals submitted July 25, 1988. Finalists interviewed July 29, 1988. Bid award August 8, 1988. Meetings with consultant, staff and City Center Plan Task Force as follows: One meeting in September. Two meetings in October. Draft plan due November 15, 1988. Public Hearings in November and December. City Council adoption in December 1988. The tentative budget established for the study is not to exceed $20,000. DEADLINE Proposals must be submitted and received by Noon on July 25, 1988, to: Elizabeth Newton City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Questions regarding this project should be directed to: Elizabet-h Newton or Ed Murphy at (503) 639-4171. ke/5727D Enclosures vitt++' Page 4A•TIGARD/TUAIATIN TIMES•Week of June 30 - Iuly 6, 1988 Communication needed On ccenter proposal Merchants in downtown Tigard had a good his after the city center's character changes. chance Friday morning to start learning about Whether those types of concerns are war- the changes that may be forthcoming in the ranted, the fact that some merchants have the city center. Now, the merchants should com- concerns is significant in itself. Because busi- municate with each other to get both their nesspeople will be most directly affected by hopes and apprehensions out on the table. whatever changes the master plan includes, Several consultants who have worked with the city will need their support to make the the City Center Plan Task Force, the six-mem- plan fly. ber committee working to develop a master One possible avenue for merchants to plan for downtown, presented their findings at make their views known is the Downtown the breakfast meeting. Council, a 12-member committee of the Ti- The task force has not made a decision, gard Area Chamber of Commerce. However, but its members hope to get a master plan put the council is "on hold" until fall for several together by November or December. After reasons, and won't be regrouping to discuss that, the city may need to come up with a the downtown plan and other matters until funding mechanism to place on the March then. 1989 ballot. Merchants may not want to wait that long That may seem like a long way off, but to start learning about the planning effort. The judging from the variety of merchants' reac- information presented in the consultants' re- tions to the ideas the consultants have present- port is complex and will take time to digest. ed, merchants would do well to begin discuss- One good step would be to pick u a co ing the city center's future among themselves of the report, available for $10 each at the now. Civic Center. Its 144 pages of statistics and While some merchants have expressed un- graphs may not be the ideal choice of poolside j restrained enthusiasm for the idea, others are reading material, but it does give a good over- more cautious. One downtown businessman view of the types of changes being discussed. said he perceived the consultants' preliminary ideas as too weighted toward retail, and said Once merchants do that, they'll be much he was worried about how much room there better informed to give their opinions about would be for a light-industrial business such as the master plan. NTigard/TUaIaL J,,.Ijne 30-July 6, 1988 Fifty Cents Also serving King City, Metzger, Durham and Sherwood Merchant views dliffer on own own a n The downtown area has a good chance to attract leaders have brought up the idea of creating a "city in A moderate level would include improvements to By TOM HILL retail businesses, according to Hobson. The local retail the park" atmosphere, with prominent businesses and streets and other public facilities.This approach would Of the Times market is "in balance," meaning supply is just meeting government buildings sitting next to recreational areas. give the city some control over the quality and timing of demand, but future growth in Tigard will create more development. TIGARD — Downtown merchants are giving mixed demand,he said. Hobson and Sharpe outlined several steps that offi reviews to consultants' findings and recommendations cials and merchants must take before downtown Tigard With an aggressive approach,the city would buy par- for pumping new life into their commercial core. If city officials and residents concentrate on existing cels of land to create opportunities for development, p p' g can become economically strong, including changing and future retail to form the city center's future identity, =negative public images of the downtown, developing a Hobson said. At a public meeting Friday morning,consultants Wal- a "quaint,village-type retail" probably will work better master plan for the area and passing ordinances to keep John Savory,a co-owner of Southwest Office Supply, ly Hobson and Sumner Sharpe presented some of their than"heavy urban"types of stores,he said. the area attractive. 12245 S.W.Main St.,and chairman of Tigard's economic findings so far and what those discoveries could mean The picture is less rosy for offices ace, with 20 development committee, is one of the strongest advo- fordowntown Tigard'sfuture. P y , P Hobson outlined three levels of involvement for cates of the effort being ushered along by the six-mem- After the meeting, some merchants who attended Percent vacancy in the Portland areas southwestern suburbs,Hobson said. which the city could strive. A minimal level of involve- ber City Center Plan Task Force. said they supported the direction that the City Center ment, which would only include establishing zoning to Pian Task Force is heading,while others are more skep- Hobson referred to Fanno Creek Park as an "ex- guide development along, probably would give the city After the public meeting, Savory said of the three tical. tremely critical" piece in the downtown puzzle: City little control over development,he said. Turn to DOWNTOWN,Page 2A Vown to wn t,onttnueo irvm rage is n,, a<aat. a5fft;z ' 3t. t t .. approaches Hobson outlined the ag- doesn't nt take steps to promote t he - n is the only one that . gressive option nl said makes sense. He suggested that the best way for "I seriously doubt that taking any- downtown Tigard to thrive would be thing less than a serious approach to bring in unusual shops, such as will do the job for us,"he said. bakeries and kite stores. "I don't The city's approach needs to be think they'll get what they want by not only aggressive but also progres- Putting doctors'offices in,"he said. sive,meaning officials actually go out Other merchants and downtown and pick the types of businesses they property owners look upon the pian- want downtown rather than just mak- ning with more suspicion.Jerry Scott ing public improvements and waiting of Sign Craft, 9033 S.W. Burnham for businesses to move to Tigard,Sa- Road, said he was worried that the vory said. city's apparent lean toward retail About his fellow downtown mer- would leave light-industrial business- chants, Savory predicted "a real es like his out in the cold. split" among them regarding how "I'm looking for some way to they feel about the pians the city is work with what we've got other than making. Some will embrace the ag- rebuilding,"Scott said,adding that he gressive approach while others will wants to expand his facility but isn't feel threatened and resist it,he said. sure if he'd be able to under the mas- Bill Herrold, a printer for Preci- ter plan the city is working on. sion Graphics, 8770 S.W. Burnham Scott described himself as "less Road,said Friday morning's meeting than enthused" about the planning was his first glimpse at theme city's process. downtown planning. Two other men — Jerry Cach, "I think it's a very good thing owner of Cash's Realty, 12525 S.W. they're trying to do," Herroid said, Main St.,and Carl Johnson, owner of adding that he likes the idea of pro- the land at 8965 S.W.Burnham Road, moting a quaint, small-town feel in where Armature Coil Co.sits—com- the city center. The Main Street- plained that the city seems to refuse Burnham Street area will get "swal. to grant building permits while it puts lowed up by(Highway) 99"if the city together master plans. TRANSPORTATION IMPROVEMENT PRIORITIES Prepared by Transportation Advisory Committee on June 16, 1988 PRIORITY PROJECT DESCRIPTION CUMULATIVE APPROX. COST TOTAL 1. DURHAM ROAD, between Hall & Pacific Hwy. $2,200,000 $ 2,200,000 Add turn lanes, sidewalks, drainage and - streetlighting. Regrade to reduce dips and improve sight distance. Add signals at Hall intersection. 2. McDONALD STREET, between Hall and 98th. $1,200,000 $ 3,400,000 Regrade to reduce dips & improve sight distance. Add turn lanes at intersect- ions, sidewalks, drainage. 3. WALNUT STREET, between Pacific Hwy. and $ 260,000 $ 3,660,000 city limits. Sidewalk improvements; intersection improvements at Grant Ave. 4. GREENBURG ROAD, between Pacific Hwy. and $1,140,000 $ 4,800,000 Cascade Blvd. Add turn lanes, side- walks, drainage, and street lighting. Add signals at Cascade Blvd. 5. BONITA ROAD, between Hall Blvd. and $ 700,000 $ 5,500,000 Fanno Creek. Add sidewalks, drain- age and street lighting. Regrade to improve sight distance. 6. GAARDE STREET/PACIFIC HIGHWAY inter- $ 850,000 $ 6,350,000 section. Realign Gaarde to intersect Pacific Hwy. at the McDonald St. signal. 7. LOCUST STREET, between Hall and Green- $ 450,000 $ 6,800,000 burg. Widen, add sidewalk along south side, reduce sharp curves. 8. MAIN STREET. Reconstruct pavement, $ 710,000 $ 7,510,000 replace Fanno Crweek Bridge, improve storm drainage, improve Burnham St. intersection. 9. 121st AVENUE, between Scholls Ferry Rd. $ 770,000 $ 8,280,000 and Burlheights Drive. Add turn lanes, sidewalks, and street lighting. 10. 69th AVENUE/PACIFIC HIGHWAY intersection $ 150,000 $ 8,430,000 Revise 69th Avenue approaches to add turn lanes and to improve the alignment of opposing lanes. - Page 2 - 11. 72nd AVENUE/PACIFIC HIGHWAY intersection, $ 4509000 $ 89880,000 Extend 72nd Avenue to Pacific Highway and j revise frontage road. 12. GRANT AVENUE BRIDGE replacement. Replace $ 520,000 $ 9,400,000 and widen bridge and approaches at Fanno Creek. 13. SCHOOL PEDESTRIAN IMPROVEMENTS. Improve $ 340,000 $ 93,740,000 pedestrian facilities on approaches to Twality and Templeton Schools (portions of 96th, 97th, 98th, and Murdock). 14. HALL BOULEVARD AT HUNZIKER AND SCOFFINS. $ 5003,000 $10,240,000 Realign Scoffins to intersect Hall at Hunziker; revise signals. 15. NORTH DAKOTA STREET BRIDGE replacement. $ 570,000 $10,8109000 Replace and widen bridge at Fanno Creek. 16. TIGARD STREET BRIDGE replacement. $ 5109000 $11,320,000 Replace and widen bridge at Fanno Creek. 17. BURNHAM STREET, between Hall and Main. $ 400,000 $11,720,000 Widen to provide turn lanes; add sidewalks and street lighting. 18. BONITA ROAD, between Fanno Creek and $ 980,000 $12,700,000 72nd Avenue. Add sidewalks, drainage and street lighting. Regrade to improve sight distance. Replace and widen bridge at Fanno Creek. 19. 121st AVENUE, between Walnut Street $ 430,000 $139130,000 and Burlheights Drive. Add turn lanes and sidewalks, and street lighting. 20. 92nd AVENUE, between Tigard High School $ 280,000 $13,4109000 and Cook Park. Realignment and widening to improve safety for pedestrians and bicycles. 21. COMMERCIAL STREET, between Main and Hall. $ 360,000 $13.,770,000 Reconstruct and widen. Add sidewalks, street lighting and drainage. 22. 72nd AVENUE, between Pacific Highway and $ 8009000 $14,570,000 Hampton Street. Add shoulders for pedestrian safety. Regrade and widen north of Baylor Street to improve sight distance and add turn lanes. Page 3 - 23. TIEDEMAN AVENUE, between Fanno Creek and $ 720,000 $15,290,000 Fowler Junior High School. Realign to reduce existing sharp curves; replace bridge; add sidewalks. br/5501D F�. R.. Page 4 - ITY CENTER PLAN TASK FORCE VISION FOR' DOWNTOWN TIGARD The Vision for downtown Tigard is a living and growing downtown, with a special character and identity. The major unifying feature is the image of a "City in the Park." This image has as its centerpiece Fanno Creek Park, a large publicly owned area of land dedicated to public use and enjoyment in the heart of the City. Contributing to the image are fingers of green extending throughout the downtown in the form of leafy trees overhanging streets, richly planted pedestrianways, . greenway entrance points, and the region's only tea test garden. This clear and compelling image shows the value that Tigard's citizens give to quality of life. As attractive as this image is, the Vision recognises that it is the people who make the town. To this end, the Vision foresees a multitude of people drawn to the downtown not only by an appealing environment, but by available governmental, social, financial, and professional services, and above all by a strong retail core, with many- unique, one-of-a-kind businesses. Other elements that make the downtown alive and contribute to an' ample nightlife, such as restaurants, street vendors, movie theaters, and facilities for performing arts events are an important part of the Vision. Close-in housing and a high-quality hotel assist the central area economy. To facilitate economic revival, the Vision foresees improved access to downtown from many directions and, within the area, a grid system of streets to increase frontage sites and improve traffic circulation. Seen also are several small parking lots set interior to the block to minimize the visual impact on downtown and to disperse the parking to serve the most businesses. As a primary circulation system that connects activities throughout the downtown, the Vision foresees a network of pedestrianways leading to the back entrances of buildings. Integral to the. Vision is the belief that the past is worth preserving. Accordingly, the Vision foresees the preservation and restoration of the downtown's few remaining buildings of historical significance. These contribute to preserving our memory of the origin of the City. Co-existing with historical buildings are attractive newer buildings set flush with the street to create a sense of enclosure and place. To delineate the downtown area, the Vision foresees clearly defined edges and entrance points. We believe this Vision statement describes a city center, with its own individuality, that is livable and worth being in. sb/3504P/0057P a y CITY CENTER AREA ACTION PLAN WORK PROGRAM The members of the City Center Plan Task Force encourage your participation in the development of an ACTION PLAN aimed at enhancing and improving opportunities in the City Center Study area. The attached work program outlines the tasks to be performed prior to completion of the ACTION PLAN. Your input along with the technical information provided by studies and reports focused on specific issues will assist in the preparation of an ACTION PLAN that reflects community consensus as goals and policies and realistic timelines as priorities. To assist your understanding of the process, a brief . description of each task listed on the work program follows: Marketing Evaluation - An analysis to determine how market opportunities can be enhanced, created and realized to fulfill the objectives outlined in the vision statement. Results will be presented to business and property owners on June 24, 1988. Parks Master Plans - This project involves three city-wide parks including Fanno Creek Park. The objective of the Master Plan for Fanno Creek will be to recommend alternatives for development of the park consistent with the Park Plan goals and objectives and the vision for the city center area. Transportation Plan - The major focus of this effort will be the identification of ways to improve traffic circulation, parking characteristics and accessibility within the City Center Study area. Zoning Analysis - This will involve identification of suitable land uses for the study area which are compatible with the vision and the market evaluation. Financial Plan - An evaluation of all possible funding options for financing study area improvements including tax increment financing. Design Plan - This will include recommendations for specific improvement projects for the study area and identify projects which are most appropriately funded with public resources. Development Standards - Based on analysis of zoning, transportation and park improvement recommendations, the City's zoning ordinances may be modified to include specific design standards for the study area. Action Plan - The final product which will combine findings, recommendations and community consensus into action strategies for the enhancement of the City Center Study area. WORKSHEET TITLEYl � 4CITYOF TIGARD DATEJIA��Z TIMELINE TIME LEAD PRIORITY TASK J J A SIO N D J F M A M J PRODUCT COST ASSIST COMMENTS �� }�� MARKETING STUDY ,R'Polr � T� (� m0� ak-C, chi ° Completion f� At 2 PARKS MASTER PLANS Few rKyvwddiV4t, -fpr jVAW16 CVQ)f— Select Consultant p0�r k- Fanno Creek Park am ��f��j f►rr � �e rY1 � A.enom ° Summerlake Park 42 U41 CJ ` Cook Park TRANSPORTATION PLAN WLh A "� ne -� g mos. ,-u�u 5 ° Develop Project Goals j eiNl f t Pt) Q„1p, (,n}l�� Analysis j�YC'Y�'t �L (e5�"ilrU ° Review Alternatives CA IGIh(��� aCCe55 pA1� f0J�i h 3 ZONING ANALYSIS (,�eCtheS Identify Issues Develop Alternatives adjust ° Review Alternatives FINANCIAL PLAN '(1Q,f!*f 'com'a v1 YI M (AV-') t� bC' G�t� O'D ii,� u- g, },, bl rc po rt- n e yesa� detl,6W hes Develop RFP eY � h 7 M� chifi b� ° Select Consultant iykakAt n X (e5fi rrl Psh ef6��_q��yOW Evaluate Options �j y� t(a✓Pi �D �y����►v';7 �NAM(.1n aSt01lG ° Prepare Recommendati � on iK 1 n N J • fwbUvttq .�' 1j DEVELOPMENT STANDARDS Amm w-q ° Identify Issues GUXL be- ° Develop Alternatives ° Review Alternatives Z DESIGN PLAN con4My`AAaq Develop RFP � d� 5�J rec.om►xtM °}'rte (JWc_ C*iliW) Select Consultant PYp1ev'17 fo(AA--j M&A5 ° Identify Projects A WK Gh ei Prepare Recommendation A ACTION PLAN �n� YC 1'fi Wil/ A�o�fian Identify Issues tYt 1e-2 XDevelop Strategies �}, m`. ° Prioritize Lel`C"/ ° Adopt and Implement ir City Council . Board/Committee Meeting BY ---------- Public Hearing or Meeting