Item 1: Supply of Commercial and Industrial Land in Lane County

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demolished). They might also agree, in broad terms, on certain attributes of the land that constrain its development (either physically or legally) and suggest that it be classified as unbuildable. Complications occur when the physical assessment of vacancy gets overlaid on tax lot boundaries. If tax lot boundaries did not have to be considered, then every square foot of land could be characterized as vacant or developed. Tax lot boundaries, however, often lump developed and vacant land together on the same tax lot (e.g., one house on a three-acre lot). Thus, on a tax lot level vacant land that is not constrained (i.e., buildable land) comes in two varieties: totally vacant (no significant improvements on the tax lot) and partially vacant (sometimes referred to as under-utilized land). Redevelopable land is not vacant, but it is available to support some of the new development demanded by the increasing population and employment. Redevelopment occurs on redevelopable land. Here again the definitions are important and messy. It is clear that if a building is removed and something is built in its place that redevelopment has occurred. But the tax-lot problem occurs there also. What does one call a situation when the vacant portion of a large tax lot gets development, without demolishing a building elsewhere on the lot? Or when an existing structure is added to, increasing the density of development? Some jurisdictions use the term infill for this type of development. They may even apply the term to a tax lot itself: if surrounding tax lots are primarily developed, then an isolated buildable tax lot (i.e., a tax lot totally or partially vacant) is also an infill tax lot. Figure A-2 simplifies some of these issues to define three types of land that can support new development: buildable vacant land, buildable partially-vacant land, and redevelopable land. Given the amount of development in any urban area, it is necessary to use some type of database system for the land inventory. After assembling databases, the next step in the supply analysis is to classify each tax lot in the UGB in to a mutually exclusive category. This classification typically includes the following categories: . Vacant land. Vacant Land means tax lots with no development. Some definitions use a minimum improvement value and size threshold for vacant land. . Partially-vacant land. Partially-vacant tax lots are sometimes called "underutilized" land. This includes tax lots that have some development on them, but also have visible vacant areas. DRAFT: Commercial and Industrial Lands Database ECONorthwest July 2006 Page 21