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as stagnant or declining property values, retail sales growth that is behind the rest of the community, a declining market share, a lack of Class A office e space, low rents, and underutilization as parking lots of prime development sites owned by the City.) Ms. Bennett said the projects proposed in the Urban Renewal Plan Update are not enough to establish a strong economy and intense development i n the downtown. A comprehensive marketing program, centralized retail management, and improved merchandising are also needed. Gerry Gaydos, President of the Eugene Planning Commission, said the commission spent much time studying downtown issues. He said the recommendation of the Planning Commission and the Downtown Commission relies on tax increment financing. The commissions recommended an expansion of the Urban Renewal District, vehicular access with a strong pedestrian orientation to Wi 1 lamette Street between 8th and 10th avenues, continued pedestrian use of East Broadway between Willamette and Oak, upgrading of the public plaza at Broadway and Willamette, location of public rest rooms in the public plaza, and a design advisory committee to advise the City Council about the design of Willamette Street between 8th and 10th avenues. He said the commissions recommended that Willamette Street between 8th and 10th avenues should have wide sidewalks, pedestrian lighting, benches accessible to the disabled, and other amenities, and the design of the public plaza should be flexible so it can be used for programs and socializing. Mayor Obie took a place on the dais. He said he just arrived from Portland. He said he has served as a Planning Commissioner, City Councilor, and Mayor for about 16 years. During that time, he has made decisions about actual e conflicts of interest and about appearances of conflicts of interest. He said he does not know whether he has an actual conflict of interest concerning the Urban Renewal Plan Update. He is Chairman of the Board of Directors of Centennial Bank but he does not know if the bank would profit from locating on Willamette Street. He said he will encourage the bank directors to decide to locate in downtown Eugene because both the bank and the downtown would be strengthened by the move in his opinion. Mayor Obie said he decided to abstain from voting on the Urban Renewal Plan Update because of the appearance of a conflict of interest and the potential for tarnishing the final decision. He said he has much confidence in the City Council. He said the councilors try to make decisions in the best interests of the community. Although he feels a Mayor should be involved in critical community issues, he will step aside. He encouraged the community to support the council's decision. Don Miles showed slides and discussed the report he authored in April 1986, titled "Eugene Downtown Public Spaces.1I He said cities should remain the center of regions. Discussing Eugene, Mr. Miles said Willamette Street was the main street of the city for many years. In the 1960s, a park-like environment was created in the downtown streets. That environment may not be the best way to encourage street life, retailing, and shopping. He said the architecture in downtown is e MINUTES--Eugene City Council July 13, 1987 Page 6