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Reuse of vacated commercial buildings has also become an issue. Many of the previously constructed Wal-Mart stores are not easily redeveloped due to specific user needs. While a code amendment focused at requiring re-use or removal could be considered, this does not appear to be of issue in Eugene given the limitation on available commercial land. Noise, light, and glare relating to operations of superstores could also be considered, given the 24 hour operation of these centers. It is expected that these kinds of issues would be addressed in the site review permit process. Additionally, maximums for parking are defined in the code. Much of the current superstore dialogue relates to the issue of impact on existing small business. Because of facilitated access to a variety of services under one roof, small single tenant retailers are challenged by the cost containment associated with big boxes. While certainly an issue for local government, it is questionable if limiting superstore access within the City of Eugene will promote use of local small business. In many cases, it would be reasonable to expect the trip generation to follow the use outside the city limit. Of benefit to the discussion of economic impact are retail trends. The Urban Land Institute (ULI), as early as 1990, reported that retail sales were "trending" in two different and distinct directions. Retailers are tending either to cater to low prices, or oppositely, to go to high-end retailing with an entertainment component. Most recently, ULI has identified this high-end strategy as "lifestyle retail" where consumers are drawn to premium high customer service and the purchase experience. Fifth Street Market, Oakway Mall (the recent expansion), and the Saturday Market are good local examples of this retail strategy. This is also reflected in national tenants embracing this approach (Borders, Barnes and Noble, and Trader Joes). Frequently, in lifestyle retailing, entertainment and restaurants co-exist with retailers to provide a recreational purchase experience. At the other end of the spectrum is volume based retailing at low cost, with few shopping amenities. Supercenters and warehouse clubs are the best examples of this type of retailing. It is acknowledged that this retail component is responsive to the customer who chooses, by necessity or choice, a low cost option. The effect of these retail trends on downtown commercial uses, imbedded in many downtown redevelopment strategies, is that small, owner-proprietor businesses may be best positioned to compete in the lifestyle retail niche. Redevelopment of downtowns and the success of their businesses can be facilitated by the local government creating a "lifestyle" environment in their downtown spaces and public amenities. Two issues that relate to big box retailing are labor practices and type of ownership. Both are briefly discussed here. The issue of wage levels paid by supercenters, as compared to those employed at traditional food markets has been cited as cause for concern. Much of the dialogue in the California food clerk impasse related to the assertion that traditional supermarkets had to