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Recommendations for Baseline Assumptions ECONorthwest April 2009 Page 7 <br />New employment accommodated in through infill and redevelopment <br />Some employment growth will be accommodated through infill and redevelopment <br />of existing commercial and industrial land. Determining how much redevelopment has <br />actually occurred is difficult because data about redevelopment (or indicators of <br />redevelopment) are not maintained. <br />? <br />Potential range of assumption: We found no studies that attempt to estimate <br /> <br />the amount of infill and redevelopment that occurred in Eugene over the past <br />decade, it is clear that infill and redevelopment occurred, especially along <br />Coburg Road. <br />? <br />CAC and TAC discussion: CAC and TAC have not discussed this assumption <br /> <br />in great enough depth to have suggestions for different assumptions from <br />more than one committee member. One TAC member suggested that the most <br />appropriate places for redevelopment is in mixed use centers and downtown. <br />? <br />Current technical recommendation for baseline assumption: We do not <br /> <br />currently have a recommendation on an assumption about the amount of <br />employment that may be accommodated through infill and redevelopment. <br />We will be discussing this issue with the CAC in May. <br />? <br />Data source: Quarterly Census of Employment and Workforce from the OR <br /> <br />Employment Department, overlaid with the LCOG GIS data showing the City <br />of Eugene Plan Designations. <br />Employment density <br />Employment density is the density of employment locating in commercial and <br />industrial plan designations. Forecasting employment land need based on forecasts of <br />employment growth requires a conversion, either explicit or implicit, of employment <br />growth to land need based on assumptions about employment density, which requires <br />assumptions about the number of employees per acre (EPA). In 2006, employment <br />densities in Eugene varied by use and mixture of uses, as follows: <br />? <br />Industrial densities ranged from about 5 employees per gross acre (EPA) in <br /> <br />heavy industrial areas to nearly 20 EPA in light or campus industrial. <br />? <br />Commercial densities varied from 30 EPA in mixed retail and office sites to 93 <br /> <br />EPA in downtown. <br />? <br />Retail densities varied from about 20 EPA to about 37 EPA at Oakway Center. <br /> <br />Existing employment densities are documented more completely memorandum <br />“Preliminary Estimate of Employment Land Need in Eugene During the 2010-2030 <br />Period” (dated February 5, 2009). <br />? <br />Potential range of assumption: The potential ranges of assumptions are <br /> <br />described above. <br /> <br /> <br />