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11/03/1981 - Packet • DOWNTOWN TIGARD TIGARD DOWNTOWN COMMITTEE MEETING AGENDA NOVEMBER 3, 1981 1. DISCUSSION AND QUESTIONS ON MATERIALS DISTRIBUTED AT THE PREVIOUS MEETING 2. CONSULTANT RECOMMENDATIONS FOR DEVELOPMENT OF URBAN RENEWAL PLAN: • A) RENEWAL PLAN AND REPORT OUTLINE B) SECTION 300--RENEWAL AREA BOUNDARY C) SECTION 400--GOALS AND OBJECTIVES D) SECTION 700--PROJECT ACTIVITIES 3. REVIEW TIME SCHEDULE • TO: DOWNTOWN COMMITTEE MEMBERS FROM: JIM HINMAN, DON DRISCOLL RE: RECOMMENDATIONS FOR DEVELOPMENT OF URBAN RENEWAL PLAN DATE: 29 OCTOBER 1981 INTRODUCTION AFTER THE GENERAL OVERVIEW PRESENTED LAST WEEK, WE HAVE PREPARED SEVERAL RECOMMENDATIONS FOR ACTION BY THE COMMITTEE AT THIS WEEK'S MEETING. FORMAL DECISIONS ON THESE RECOMMENDATIONS WILL PROVIDE US WITH THE STRUCTURE TO PROCEED WITH THE DEVELOPMENT OF A DRAFT PLAN. A. RENEWAL PLAN AND REPORT OUTLINE 1. RECOMMENDATION. THE ATTACHED TOPIC OUTLINES ARE THE RECOMMENDED COMMENDATI 0 FORMATS FOR THE URBAN RENEWAL PLAN AND REPORT. THESE MEET THE REQUIREMENTS OF STATE LAW. 2. DISCUSSION. THE FOLLOWING PLAN SECTIONS ARE LARGELY PROCEDURAL • AND DO NOT REQUIRE ACTION BY THE DOWNTOWN COMMITTEE AT THIS TIME: SECTION 100--INTRODUCTION; SECTION 200--DEFINITIONS; SECTION 600-- CITIZEN INVOLVEMENT; SECTION 900--OTHER PROVISIONS; AND SECTION 1000--PROCEDURES FOR CHANGES ON AMENDMENTS. THE FOLLOWING SECTIONS ARE SUBJECT TO RECOMMENDED ACTION AT TO- NIGHT'S MEETING: SECTION 300--BOUNDARY OF DOWNTOWN REVITALIZATION AREA; SECTION 400--GOALS AND OBJECTIVES; AND SECTION 700--PROJECT ACTIVITIES. THE FOLLOWING SECTIONS SHOULD BE DISCUSSED AT OUR NEXT MEETING: SECTION 500--LAND USE PLAN; AND SECTION 800--METHODS FOR FINANCING THE PROJECT. B. SECTION 300--BOUNDARY OF DOWNTOWN REVITALIZATION AREA 1. RECOMMENDATION. WE HAVE REVIEWED THE AREAS DISCUSSED LAST WEEK FOR INCLUSION IN, OR EXCLUSION FROM, THE STUDY AREA. THE FOLLOWING CHANGES ARE RECOMMENDED: (A) THE AREA IMMEDIATELY NORTH OF O'MARA STREET WHICH IS DESIGNATED FOR LOW DENSITY RESIDENTIAL USE SHOULD BE DELETED FROM THE STUDY AREA. PARCEL 2S-1-2 DB, NUMBER 400 SHOULD BE DELETED FROM THE STUDY AREA. • 0 (2) • (B) TIGARD AND COMMERCIAL STREETS AND THE RAILROADS BETWEEN FROM THE HIGHWAY 99 OVERPASS TO GRANT AVENUE, SHOULD BE INCLUDED IN THE STUDY AREA. 2. DISCUSSION. THE STUDY AREA WAS REVIEWED IN TERMS OF EXISTING AND PROPOSED LAND USES, CONDITIONS OF BLIGHT, AND THE ADOPTED POLICY OF THE CITY AS ADOPTED IN NPO PLANS 1 AND 2. (A) THE AREA BETWEEN O'MARA AND THE HILL STREET EXTENSION IS FUNCTIONALLY PART OF THE SINGLE FAMILY RESIDENTIAL PORTION OF THE NEIGHBORHOOD, NOT THE DOWNTOWN COMMERCIAL PORTION. ONLY A SMALL FRACTION OF THE LAND IS WITHIN THE FLOOD PLAIN AND NO REDEVELOPMENT ACTIVITY IS NEEDED TO ASSIST THE PRI- VATE DEVELOPMENT OF THE PROPERTY. (B) THE AREA WEST OF HIGHWAY 99 WAS CONSIDERED. IN GENERAL, THE AREA IS DEVELOPED IN CONFORMANCE WITH THE ADOPTED NEIGHBORHOOD PLAN. ACCORDING TO THE PLAN, THIS AREA IS NOT PART OF DOWN- TOWN AND DOES NOT HAVE OBJECTIVES WHICH WOULD REQUIRE THE USE OF URBAN RENEWAL. THE AREA BETWEEN JOHNSON AND TIGARD STREETS IS ALMOST FULLY DEVELOPED EXCEPT FOR THE FLOOD PLAIN. THE EXISTING INDUSTRIAL USE IS IN CONFORMANCE WITH THE NPO 2 PLAN. TIGARD AND COMMERCIAL STREETS ARE, HOWEVER, AN IMPORTANT GATE- WAY TO THE DOWNTOWN MAIN STREET AREA. A RAILROAD CROSSING AT • GRANT STREET WOULD IMPROVE CIRCULATION, BUT THE ADOPTED PLAN DOES NOT SHOW A CROSSING THERE. A STREET IS PROPOSED IN THE NPO 2 PLAN TO CONNECT TIGARD STREET WITH PACIFIC HIGHWAY; . HOWEVER, THE POTENTIAL RIGHT-OF-WAY IS FULLY DEVELOPED AND CONSTRUCTION OF THE STREET IS NOT FEASIBLE. WE HAVE RECOMMENDED THAT TIGARD AND COMMERCIAL STREETS FROM GRANT TO HIGHWAY 99 BE INCLUDED IN THE BOUNDARY TO ALLOW FOR PROJECTS TO IMPROVE AUTOMOBILE, BICYCLE AND PEDESTRIAN ACCESS TO MAIN STREET FROM THIS NEIGHBORHOOD. (C) THE COMMERCIAL AREA ALONG PACIFIC HIGHWAY IS CONSIDERED AS AN AREA SEPEARATE FROM THE DOWNTOWN AREA IN THE NPO 1 PLAN. WE RECOMMEND THAT THIS DISTINCTION BE MAINTAINED AND THE URBAN RENEWAL PROJECT SHOULD FOCUS ON MAIN STREET. C. SECTION 400--GOALS AND OBJECTIVES 1. RECOMMENDATION. THE SCOPE OF THE URBAN RENEWAL PLAN SHOULD BE DEFINED BY THE ADOPTED POLICY OF THE NPO 1 PLAN AND THE GOALS PREVIOUSLY ADOPTED BY THE DOWNTOWN TIGARD COMMITTEE. RECOMMENDED OBJECTIVES ARE LISTED ON THE ATTACHMENT, SECTION 400--GOALS AND OBJECTIVES. 2. DISCUSSION. THE URBAN RENEWAL PLAN MUST BE IN CONFORMANCE WITH • THE CITY'S COMPREHENSIVE PLAN AND ZONING. IF THE COMMITTEE WISHES 0 (3) 0 • TO PURSUE OBJECTIVES NOT INCLUDED IN THE COMPREHENSIVE PLAN, THE PROCESS WOULD BE TO AMEND THE COMPREHENSIVE PLAN AND THEN AMEND THE URBAN RENEWAL PLAN LATER. WE THINK IT IS NOT FEASIBLE TO COMPLETE A COMPREHENSIVE PLAN AMENDMENT WITHIN THE TIME AVAILABLE. D. SECTION 700--PROJECT ACTIVITIES 1. RECOMMENDATION. THE PROJECT ACTIVITIES LISTED IN THE TOPIC OUTLINE AND THE ATTACHED SECTION 700 SHOULD BE APPROVED FOR INCLUSION IN THE PROPOSED PLAN. 2. DISCUSSION. THESE PROJECTS PROVIDE THE BASIC INFRASTRUCTURE TO SUPPORT THE FURTHER DEVELOPMENT OF THE DOWNTOWN AREA. CONSIDERA- TION AT THIS POINT SHOULD BE WHETHER THESE PROJECTS ARE NECESSARY TO THE REVITALIZATION OF DOWNTOWN. WE ARE NOT YET CONCERNED WITH DECIDING THE SOURCE OF FINANCING. WE HAVE PROJECTED THAT THESE PROJECTS COULD BE FINANCED THROUGH A TEN YEAR TAX INCREMENT PROGRAM, BUT WE MAY WANT TO USE ALTERNATE METHODS OF FINANCING. • • • (REVIEW DRAFT ONLY) • • DOWNTOWN TIGARD URBAN RENEWAL PLAN TOPIC OUTLINE SECTION 100--INTRODUCTION SECTION 200--DEFINITIONS SECTION 300--BOUNDARY OF DOWNTOWN REVITALIZATION AREA SECTION 400--GOALS AND OBJECTIVES SECTION 500--LAND USE PLAN SECTION 600--CITIZEN INVOLVEMENT SECTION 700--PROJECT ACTIVITIES A. STREET RIGHT-OF-WAY IMPROVEMENTS B. PARKING IMPROVEMENTS C. STORM SEWER TRUNK LINE IMPROVEMENTS D. SANITARY SEWER IMPROVEMENT . E. FANNO CREEK PARK IMPROVEMENTS F. PLANNING AND ADMINISTRATION SECTION 800--METHODS FOR FINANCING THE PROJECT A. GENERAL DESCRIPTION OF THE PROPOSED FINANCING METHODS B. SELF LIQUIDATION OF COSTS OF PROJECT C. PRIOR INDEBTEDNESS SECTION 900--OTHER PROVISIONS A. CITIZEN PARTICIPATION B. CONFORMANCE WITH CITY'S COMPREHENSIVE PLAN C. NON-DISCRIMINATION PROVISION D. FINANCIAL REPORT REQUIRED SECTION 1000--PROCEDURES FOR CHANGES OR AMENDMENTS IN THE APPROVED URBAN RENEWAL PLAN A. MINOR CHANGES B. SUBSTANTIAL CHANGE EXHIBITS EXHIBIT ONE -- URBAN RENEWAL BOUNDARY MAP EXHIBIT TWO -- LEGAL DESCRIPTION OF THE URBAN RENEWAL BOUNDARY • EXHIBIT THREE -- URBAN RENEWAL PLAN MAP • (REVIEW DRAFT ONLY) • • DOWNTOWN TIGARD REPORT IN SUPPORT OF THE URBAN RENEWAL PLAN TOPIC OUTLINE INTRODUCTION A. A DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS IN THE URBAN RENEWAL AREAS OF THE PLAN AND THE EXPECTED IMPACT 1. AREA AND ASSESSED VALUE QUALIFICATIONS 2. EXISTING LAND USE 3. SOCIAL AND DEMOGRAPHIC PROFILE OF THE DOWNTOWN AREA 4. CONDITION OF EXISTING STRUCTURES AND DWELLING UNITS 5. THE VALUE OF LAND AND IMPROVEMENTS 6. AFFECTED TAXING BODIES 7. CONDITION OF THE AREA'S INFRASTRUCTURE ° STREETS AND ALLEYS ° SANITARY SEWERS ° STORM SEWERS ° WATER AND ELECTRICAL SYSTEMS ° TELEPHONE SYSTEM • 8. COMPREHENSIVE PLAN LAND USES INCLUDED WITHIN THE DOWNTOWN REVITALIZATION AREA 9. BUILDINGS OF HISTORIC MERIT B. FISCAL IMPACT OF THE URBAN RENEWAL PLAN IN LIGHT OF ADDED SERVICES OR INCREASED POPULATION C. REASONS FOR SELECTION OF EACH URBAN RENEWAL AREA IN THE PLAN D. THE RELATIONSHIP BETWEEN EACH PROJECT TO BE UNDERTAKEN UNDER THE PLAN AND THE EXISTING CONDITIONS IN THE URBAN RENEWAL AREA E. THE ESTIMATED TOTAL COST OF EACH PROJECT AND THE SOURCES OF MONEYS TO PAY SUCH COSTS. F. THE ANTICIPATED COMPLETION DATE FOR EACH PROJECT G. THE ESTIMATED AMOUNT OF TAX INCREMENT MONEY REQUIRED IN EACH URBAN RENEWAL AREA UNDER ORS 457.420 TO 457.440 AND THE ANTICIPATED YEAR IN WHICH INDEBTEDNESS WILL BE RETIRED OR OTHERWISE PROVIDED FOR UNDER ORS 457.440 H. A FINANCIAL ANALYSIS OF THE PLAN WITH SUFFICIENT INFORMATION TO DETERMINE FEASIBILITY • I . A RELOCATION REPORT WHICH SHALL INCLUDE: • 1. AN ANALYSIS OF EXISTING RESIDENTS OR BUSINESSES REQUIRED TO RELOCATE PERMANENTLY OR TEMPORARILY AS A RESULT OF AGENCY ACTIONS UNDER ORS 457.170; 2. A DESCRIPTION OF THE METHODS TO BE USED FOR THE TEMPORARY OR PERMANENT RELOCATION OF PERSONS LIVING IN, AND BUSINESSES SITUATED IN, THE URBAN RENEWAL AREA IN ACCORDANCE WITH ORS 281.045 TO 281.105; 3. AN ENUMERATION, BY COST RANGE, OF THE EXISTING HOUSING UNITS IN THE URBAN RENEWAL ARES OF THE PLAN TO BE DESTROYED OR ALTERED AND NEW UNITS TO BE ADDED. • • TOPIC OUTLINE - DOWNTOWN TIGARD REPORT - PAGE TWO • • (REVIEW DRAFT ONLY) • SECTION 400--GOALS AND OBJECTIVES THE PRIMARY OBJECTIVES OF THE DOWNTOWN TIGARD PLAN ARE TO IMPROVE THE FUNCTION, CONDITION AND APPEARANCE OF THE DOWNTOWN AREA AND TO ELIMINATE EXISTING BLIGHT AND BLIGHTING INFLUENCES IN ORDER TO STRENGTHEN PUBLIC AND PRIVATE INVESTMENT AND DEVELOPMENT WITHIN THE RENEWAL AREA. MORE SPECIFICALLY STATED, THE PUBLIC OBJECTIVES OF THE DOWNTOWN TIGARD URBAN RENEWAL PLAN ARE: 1. TO PROVIDE AN IDENTITY FOCUS FOR THE TIGARD COMMUNITY AND TO IMPROVE THE VIABILITY OF DOWNTOWN TIGARD AS A COMMERCIAL, GOVERNMENTAL AND COMMUNITY CENTER FOR THE CITIZENS OF TIGARD. 2. TO SUPPORT AND IMPLEMENT THE PLAN POLICIES OF THE NEIGHBORHOOD PLANNING ORGANIZATION NO. 1 AND THE TIGARD COMMUNITY PLAN AS THEY MAY APPLY TO THE RENEWAL AREA. 3. TO SUPPORT THE CITY ZONING AND SUBDIVISION ORDINANCES WITHIN THE RENEWAL AREA. 4. TO ENCOURAGE PRIVATE DEVELOPMENT AND REHABILITATION ACTIVITIES. 5. TO IDENTIFY MEANS OF IMPROVING DOWNTOWN PUBLIC AND PRIVATE FACILITIES IN ORDER TO ENCOURAGE GREATER COMMERCIAL RESPONSE AND PUBLIC UTILIZATION; IDENTIFY THE LOW TO MODERATE INCOME RESIDENTS OF THE CORE AREA AND DEVELOP A PLAN TO ACCOMMODATE THEIR DOWNTOWN HOUSING AND TRANSPORTATION NEEDS. 6. TO IMPROVE DOWNTOWN TIGARD'S VISUAL AND PHYSICAL QUALITY BY IMPROVING THE INFRASTRUCTURE--PARTICULARLY PEDESTRIAN AMENITIES, STREETS FOR VEHICULAR AND BICYCLE CIRCULATION, THE SANITARY SEWER AND STORM DRAINAGE SYSTEMS--TO MAKE THE AREA MORE ATTRAC- TIVE FOR PRIVATE SECTOR INVESTMENT AND DEVELOPMENT. 7. TO IDENTIFY SOLUTIONS TO DOWNTOWN TRAFFIC CIRCULATION PROBLEMS. FORMULATE A DOWNTOWN TRANSPORTATION PLAN COMBINING ELEMENTS OF STREET IMPROVEMENTS; TRI-MET TRANSIT CENTER; AND POSSIBLE LIGHT RAIL SERVICE. 8. TO CONSTRUCT PEDESTRIAN AMENITIES AND BIKEWAYS IN CONJUNCTION . WITH IMPROVEMENTS TO THE AREA'S STREET SYSTEM, CONSISTENT WITH > • `2' Is • THE NEIGHBORHOOD AND THE CITY TRANSPORTATION PLAN AND TO INSURE THAT EACH MODE OF TRANSPORTATION HAS DIRECT AND SAFE LINKAGES TO THE NEIGHBORHOODS ADJACENT TO THE DOWNTOWN AREA. 9. TO IDENTIFY SOLUTIONS TO THE PROBLEM OF INADEQUATE DOWNTOWN PARKING FACILITIES. 10. TO INVESTIGATE POTENTIALS FOR IMPROVEMENT OF DOWNTOWN PARK AREAS AND FOR DEVELOPMENT OF A DOWNTOWN CIVIC CENTER COMPLEX HOUSING GOVERNMENT OFFICES, MEETING ROOMS, LIBRARY, ETC. 11. TO SUPPORT AND ASSIST IN IMPROVING THE FANNO CREEK PARK AS A SIGNIFICANT FEATURE FOR DOWNTOWN REVITALIZATION. 12. TO PLAN AND IMPLEMENT SAFE, DIRECT, AND ATTRACTIVE LINKAGES BETWEEN THE DOWNTOWN AREA AND THE FANNO CREEK PARK. 13. TO ESTABLISH A PLANNING AND ADMINISTRATIVE ORGANIZATION TO GUIDE DEVELOPMENT OF PROJECT ACTIVITIES AND TO PROVIDE DETAILED PLANNING TO ACCOMPLISH THE GOALS AND OBJECTIVES OF THE URBAN • RENEWAL PLAN. - 14. TO DEVELOP A FINANCING PIAN WHICH ENCOMPASSES THE SOLUTIONS TO THE ABOVE-STATED GOALS. 15. TO INVOLVE THE CITIZENS OF TIGARD, THE AFFECTED NEIGHBORHOOD PLANNING ORGANIZATIONS AND ALL AFFECTED AGENCIES IN THE DETAILED PLANNVING AND IMPLEMENTATION OF THE DOWNTOWN TIGARD URBAN RENEWAL PLAN. • (REVIEW DRAFT ONLY) • SECTION 700--PROJECT ACTIVITIES THE PROJECTS DESCRIBED IN THIS SECTION WILL BE UNDERTAKEN BY THE URBAN RENEWAL AGENCY OF THE CITY OF TIGARD TO ACHIEVE THE GOALS AND OBJECTIVES SET FORTH IN SECTION 400, SUBJECT TO APPLICABLE FEDERAL, STATE, COUNTY AND CITY LAWS, POLICIES AND PROCEDURES. THIS PLAN CONCENTRATES ON PROVIDING THE PUBLIC IMPROVEMENTS WHICH ARE NEEDED BEFORE DOWNTOWN TIGARD CAN BE DEVELOPED TO ITS FULL POTENTIAL. THE STREET AND PARKING IMPROVEMENTS ARE INTENDED TO MAKE THE DOWNTOWN A CONVENIENT PLACE TO SHOP, WORK OR CONDUCT BUSINESS. THE SIDEWALK IMPROVEMENTS ARE INTENDED TO ALLOW EASY PEDESTRIAN CIRCULATION TO ENCOURAGE PEOPLE TO USE THE DOWNTOWN AREA LIKE A SHOPPING CENTER WHERE THEY WOULD PARK THEIR CAR AND VISIT SEVERAL BUSINESSES. ADDITIONAL LANDSCAPING AND STREET FURNITURE ON MAIN STREET TOGETHER WITH LINKAGES TO THE NEW FANNO CREEK PARK WILL PROVIDE AMENITIES TO DRAW PEOPLE TO THE MAIN STREET AREA. THE STORM AND SANITARY IMPROVEMENTS ARE NEEDED BEFORE FURTHER DEVELOPMENT CAN OCCUR IN PORTIONS OF THE DOWNTOWN TO REPLACE SUBSTANDARD SYSTEMS. THE ASSUMPTION BEHIND THIS PLAN IS THAT WITH THE NECESSARY INFRASTRUCTURE IN PLACE, THE DOWNTOWN WILL DRAW TO IT SOME OF THE RAPID GROWTH WHICH IS NOW OCCURING IN TIGARD. THE PRIVATE SECTOR WILL RETAIN THE ROLE OF IMPROVING AND REDEVELOPING PRIVATE PROPERTY. BY ENCOURAGING PRIVATE INVESTMENT, PUBLIC • EXPENDITURES WILL BE MINIMIZED AND THE MAXIMUM LEVERAGE OF PUBLIC EXPENDITURES WILL BE OBTAINED. IN ADDITION, THE URBAN RENEWAL AGENCY WILL ACTIVLY PROMOTE THE PRIVATE REDEVELOPMENT OF DOWNTOWN TIGARD BY PROPARATION OF DETAILED PLANS INCLUDING OFF-STREET PARKING, DEVELOPMENT STANDARDS AND RECOMMENDED BLOCK DEVELOPMENT PLANS. A. STREET RIGHT-OF-WAY IMPROVEMENTS THESE IMPROVEMENTS ARE PLANNED TO IMPROVE STREETS IN THE AREA AT LEAST UP TO MINIMUM CITY STANDARDS, INCLUDING RIGHT-OF-WAY, PAVE- MENT WIDTH, CURB, GUTTER, SIDEWALK, STORM DRAINAGE, STREET LIGHT- ING, SIGNAGE AND TRAFFIC SIGNALS. THESE IMPROVEMENTS WILL PROVIDE FOR SAFE AND CONVENIENT CIRCULATION WITHIN THE DOWNTOWN AREA AND WILL PROVIDE BETTER ACCESS TO THE DOWNTOWN AREA FROM ADJACENT RESIDENTIAL NEIGHBORHOODS. IN ADDITION, PEDESTRIAN IMPROVEMENTS AND LANDSCAPING WILL IMPROVE THE APPEARANCE, CONVENIENCE AND IDENTITY OF DOWNTOWN. B. STORM SEWER TRUNK LINE IMPROVEMENTS SEVERAL PORTIONS OF THE DOWNTOWN AREA HAVE SERIOUS DRAINAGE • PROBLEMS. THE CONSTRUCTION OF STORM DRAINAGE IMPROVEMENTS ON INDIVIDUAL PROPERTIES AND IN STREET RIGHTS-OF-WAY CREATES AN URGENT NEED FOR THE CONSTRUCTION OF A MAJOR TRUNK LINE TO DRAIN THE AREA INTO FANNO CREEK. THIS IMPROVEMENT IS ESSENTIAL TO ALLOW FOR FURTHER DEVELOPMENT IN THE AREA. C. SANITARY SEWER IMPROVEMENTS A PORTION OF THE SANITARY SEWER SYSTEM SERVING THE DOWNTOWN AREA AND A PORTION OF THE RESIDENTIAL NEIGHBORHOOD WEST OF PACIFIC HIGHWAY HAS INSUFFICIENT CAPACITY TO SUPPORT ADDITIONAL DEVELOP- MENT. THIS SEWER SHOULD BE REPLACED WITH A LARGER PIPE. D. FANNO CREEK PARK IMPROVEMENTS FANNO CREEK HAS BEEN A SOURCE OF BLIGHT DUE TO PROBLEMS OF FLOODING AND DUE TO ITS UNKEMPT APPEARANCE. THE CREEK HAS BEEN A DETRIMENT TO DEVELOPMENT ALONG ITS BORDERS. THE NECESSARY STORM DRAINAGE IMPROVEMENTS WILL REDUCE THE THREAT OF FLOODING TO ADJACENT PROPER- TIES. THE DEVELOPMENT OF THE PARK WILL PROVIDE AN URBAN AMENITY TO INCREASE THE VALUE OF ADJACENT PROPERTIES AND TO DRAW PEOPLE INTO THE DOWNTOWN AREA. PARTICULAR ATTENTION WILL BE PAID TO DEVELOPING LINKAGES BETWEEN THE PARK AND MAIN STREET, BURNHAM STREET AND ASH STREET. E. PARKING IMPROVEMENTS ALONG WITH STREET IMPROVEMENTS, ADEQUATE PARKING WILL INCREASE THE DESIRABILITY OF DOWNTOWN-AS A COMMERCIAL LOCATION. BOTH ADDITIONAL ON-STREET AS WELL AS OFF-STREET PARKING WILL BE DEVELOPED. THE FIRST PRIORITY WILL BE TO ACQUIRE VACANT SITES. IF VACANT SITES ARE NOT AVAILABLE IN ACCEPTABLE LOCATION, SITES WHICH REQUIRE THE RELOCATION OF RESIDENTS OR BUSINESSES MAY BE ACQUIRED. IF RELOCATION IS REQUIRED, THE RENEWAL AGENCY WILL COMPLY WITH THE PROVISIONS OF ORS 281.045 TO 281.105.