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ECLA: Baseline Assumptions ECONorthwest July 2009 Page 12 <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 />CAC and TAC discussion: CAC and TAC did not have many comments or <br /> <br />questions about the employment density data 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, and <br />23 EPA for retail. <br />? <br />Data source: Employment densities are based on employment in 2006 from the <br /> <br />Quarterly Census of Employment and Workforce from the OR Employment <br />Department, City of Eugene Plan Designations, and LCOG GIS data about land <br />in employment plan designations. <br />Converting net acres to gross acres <br />The data about employment density presented above is in acres, which does not <br />net <br />include land for public right-of-way. Future land need for employment should include <br />land in tax lots needed for employment plus land needed for public right-of-way. One <br />way to estimate the amount of land needed for employment including public right-of- <br />way is to convert from to acres based on assumptions about the amount of land <br />netgross <br />needed for right-of-way. A net to gross conversion is expressed as a percentage of <br />8 <br />gross acres that are in public right-of-way. For example, a net to gross conversion factor <br />of 15% means that 15% of gross acres are in public rights-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, 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 /> <br /> <br /> OAR 660-024-0010(6) uses the following definition of net buildable acre. “Net Buildable Acre” consists of 43,560 <br />8 <br />square feet of residentially designated buildable land after excluding future rights-of-way for streets and roads. <br />While the administrative rule does not include a definition of a gross buildable acre, using the definition above, a <br />gross buildable acre will include areas used for rights-of-way for streets and roads. Areas used for rights-of-way are <br />considered unbuildable. <br /> <br /> <br />