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Recommendations for Baseline Assumptions ECONorthwest April 2009 Page 16 <br />? <br />Current technical recommendation for baseline assumption: We recommend <br /> <br />using a net-to-gross factor of 20%. <br />? <br />Data source: The net to gross factor is a point estimate based on LCOG GIS <br /> <br />data and City of Eugene Planning Department’s building permit data. <br />Residential infill and redevelopment <br />Residential infill and redevelopment increases the intensity of development on land <br />that is already classified as developed. If the forecasted growth in population and <br />employment is held constant, then infill and redevelopment will reduce the need for <br />vacant, buildable land to accommodate growth (other things being equal). is <br />Infill <br />defined in this analysis as residential development on a tax lot that already has existing <br />development but is judged large enough (relative to the amount of existing <br />development and the legally permitted maximum development) that more <br />development could occur on it (i.e., that it has some unused capacity to accommodate <br />new development). For example, a two-acre tax lot in an area that allows eight dwelling <br />units per acre that has just one single-family house on a corner of the lot may have infill <br />capacity for more single-family houses, depending on lot configuration and other <br />factors. occurs when a residential structure is replaced with a denser <br />Redevelopment <br />residential structure, such as a single-family dwelling being replaced by a quad-plex. <br />One-for-one replacement of a residential structure with a structure of similar density <br />(such as a single-family detached dwelling being replaced with a new single-family <br />detached dwelling) is not considered redevelopment in this project because it adds no <br />new capacity. <br />There is little information available, in Eugene or elsewhere, about residential infill <br />and redevelopment. Analysis is complicated and time consuming because of the limited <br />and ambiguous quality of the information available and the fact that each residential <br />development may have special circumstances. Our analysis indicated that residential <br />infill and redevelopment accounted for about 11% of new development in the 2001 to <br />2008 period, the majority of which was for multifamily housing types. We will work <br />with staff to refine this assumption. <br />? <br />Potential range of assumption: There is little data that documents the amount <br /> <br />of residential infill and redevelopment that has occurred in Eugene since 1999. <br />We are working with City staff to identify and best use existing sources of <br />data. <br />? <br />CAC and TAC discussion: CAC and TAC have not discussed this assumption <br /> <br />in enough depth to have any consensus about different assumptions. We will <br />coordinate our efforts to identify trends in infill and redevelopment with staff <br />working in related planning projects, most notably the Infill and Compatibility <br />Standards project and the Opportunity Siting project. <br /> <br /> <br />