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In 1992, the City of Eugene adopted the Eugene Commercial Lands Study and the Metropolitan <br />Industrial Lands Inventory Report and Policy Report. These studies were adopted as functional <br />ref nements to the Metro Plan, and comply with the requirements of Goal 9. The primary intent <br />of these studies was to determine the supply and demand for commercial and industrial land. <br />with regard to commercial land, Table 4, page II-15 of the Commercial Lands Study indicated <br />that the supply of commercial land as of 1989 was 702 acres. [Pg. 242] Demand needs projected <br />through the year 2010 were 532 acres, resulting in an excess supply of 170 acres. This f gore <br />also includes a portion of existing industrial land approximately 95 acres} in available supply, <br />since the I-1 and I-2 zoning districts allow certain "supporting commercial establishments." <br />The applicant submitted into the record a more recent analysis by Lane Council of Governments <br />LCGG} updating the methodology used in the 1989 commercial lands inventory and applying <br />the most recent data, the 1994 parcel files. The LCGG analysis indicated a supply of <br />undeveloped commercial land of 354 acres, as of 1994. [Pg. 323] <br />The Industrial Lands Policy Report concluded that the short-term ~5 year} supply of industrial <br />land was determined to be 1,887 acres as of 1989, while the short-term demand was estimated to <br />be between 228 and 410 acres. [Pg. 311 ] The Report also determined that the long-term X20 <br />year} supply of buildable industrial land was 3,604 acres within the Metro UGB and 2,595 acres <br />within the Eugene UGB, far exceeding the long-term demand estimated at between 650 and <br />1,172 acres. [Pp. 305, 313] This information indicates that the industrial land supply is more <br />than adequate to meet the short-term and long-term demand for future industrial development. <br />The applicant submitted an analysis by LCGG updating the available supply of undeveloped <br />industrial land within the Eugene UGB using 1994 parcel data files. The analysis calculated a <br />total supply of 2,861 acres of undeveloped industrially designated or zoned land within the <br />Eugene UGB. [Pg. 324] The Industrial Lands Inventory Report identified that of the total <br />acreage of vacant land within the Eugene-Springfield UGB designated or zoned industrial, <br />approximately 10% of the vacant acreage is deemed unbuildable. The Industrial Lands Policy <br />Report defined "buildable land" as privately owned and "not prohibited from development due to <br />physical prohibitions including floodway, severe soils or slope constraints, and officially <br />protected wetland or wetland mitigation status." [Pg. 7, Policy Report] <br />Applying the same 10% reduction for unbuildable lands to the updated LCGG analysis of vacant <br />industrial land within the Eugene UGB yields approximately 2,575 acres of vacant, buildable <br />industrial land within the Eugene UGB as of 1994 [Pgs.126,127], which far exceeds the demand <br />within the entire Eugene-Springfield Metro UGB. Even if the amount of unbuildable acres <br />within the entire Eugene-Springfield Metro UGB X435 acres} identified in the Industrial Lands <br />Inventory Report [Pg. 308] is subtracted from the updated LCGG analysis of vacant industrial <br />land only within the Eugene UGB, the yield of 2,426 acres still far exceeds the projected <br />demand. <br />Another study, a "Market Demand Study for Nodal Development" by ECGNorthwest and Leland <br />5 <br />