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

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. Constrained land. Constrained Land is land that cannot be developed due to some type of constraint. Constraints are subtracted from total vacant land to get buildable land (which is further divided into totally vacant and partially vacant based on parcel boundaries and existing development on parcels). There are several categories of constraints; Constraints that are typically considered in buildable lands inventories include:8 wetlands; riparian areas and shorelines; steep slopes (definitions typically vary for residential, commercial and industrial land uses); geologic hazards; critical habitat areas; tsunami inundation zones; areas unserviceable over the planning period; airport runway/expansion zones; and floodplains and floodways. . Redevelopable Land. Redevelopment Potential deals primarily with parcels with developed structures that are likely to be demolished and new buildings constructed in their place. Not all, or even a majority of parcels that meet these criteria for redevelopment potential will be assumed to redevelop during the planning period. From the perspective of a Buildable Lands Analysis, we are primarily interested in redevelopment that results in intensification or changes in land use. For example, a lot with a dilapidated dwelling unit that gets razed and replaced with a new unit has not added any capacity (or accommodate additional demand). Thus, redevelopment potential should include an assessment of lands that can accommodate additional population or employment. While it is useful to have some notion of where redevelopment will occur in the future, we strongly advocate that redevelopment be addressed on the demand side of the analysis. This recommendation derives from the fact that the ripeness of a specific parcel for redevelopment depends on a complex array of factors. Conducting a detailed evaluation of redevelopment potential from the supply side at the metropolitan level would be a significant project in itself. Addressing redevelopment from the demand side simplifies the analysis considerably. Analysts can look at historical rates of redevelopment, consider the implications of public policy, and quickly arrive at an assumption, usually expressed as a percentage of total demand (in dwelling units or built space) that will be accommodated on redeveloped lands. . Developed land. All land that is not vacant, partially-vacant, or redevelopable. The definitions presented above provide one example of how lands might be classified in a supply analysis; others classifications are possible. Jurisdictions should develop a set of definitions that meet the unique characteristics of the jurisdiction. 8 This is not a comprehensive list of all the development constraints that a city might include in the inventory. The specific list of constraints should be determined at the beginning of the local supply inventory. DRAFT: Commercial and Industrial Lands Database ECONorthwest July 2006 Page 22