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Recommendations for Baseline Assumptions ECONorthwest April 2009 Page 8 <br />? <br />CAC and TAC discussion: CAC and TAC did not have many comments, <br /> <br />questions, or expressed concerns about the employment density data <br />presented. <br />? <br />Current technical recommendation for baseline assumption: We recommend <br /> <br />making the following assumptions about employment density, based on the <br />average densities in Eugene: 13 EPA for industrial, 68 EPA for commercial, 23 <br />EPA for retail, and 20 EPA for government. <br />? <br />Data source: Employment densities are based on density trends from 2001 to <br /> <br />20008, which are based on data from the Quarterly Census of Employment and <br />Workforce from the OR Employment Department and City of Eugene Plan <br />Designations. <br />Converting net acres to gross acres <br />The existing data about employment density is in acres, which do not include land <br />net <br />for public right-of-way. One way to estimate the amount of land needed for <br />employment including public right-of-way is to convert from to acres based on <br />netgross <br />assumptions about the amount of land needed for right-of-way. <br />? <br />Potential range of assumption: We examined net to gross ratios for existing <br /> <br />commercial and industrial development on selected sites within Eugene. We <br />found the following net to gross factors: <br />Commercial sites had a net to gross factor ranging from about 17% in <br /> <br />o <br />community retail centers to 31% in Downtown and 34% in the area <br />directly south of Downtown Eugene. <br />Industrial sites had a net to gross factor averaging about 14%, with no <br /> <br />o <br />substantial different between light and heavy industry. <br />Work with other cities has shown similar net to gross factors. ECO typically <br />assumes a net to gross factor of 15% to 20% for employment lands. <br />? <br />CAC and TAC discussion: CAC and TAC did not provide comments on the <br /> <br />net-to-gross factor. <br />? <br />Current technical recommendation for baseline assumption: We recommend <br /> <br />assuming a 20% net to gross factor for commercial land need and a 15% net to <br />gross factor for industrial land need. <br />? <br />Data source: The net to gross factors are point estimates based on Quarterly <br /> <br />Census of Employment and Workforce from the OR Employment Department <br />and City of Eugene Plan Designations. <br /> <br /> <br />