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community had essentially run out of commercial land. In 2000, Eugene had 80-90 acres of commercial acreage, only 30 of which was unconstrained. He had recently checked and learned the amount had dwindled since then to 6 or 8 acres. Mr. Duncan discussed redevelopment as a strategy, saying it was more costly and was likely to satisfy only ten percent of the community's need for additional land. He suggested the City could consider a more aggressive approach to redevelopment to perhaps increase that amount somewhat. He said the new code was essentially a new construction, greenfield code. Under the code, it was easy to develop vacant land, but more complicated and costly to redevelop an existing site. Mr. Duncan estimated it cost 20 to 40 percent more to develop a brownfield site. Mr. Duncan said that local industrial lands were limited: in size and constrained by natural resources and the lack of infrastructure. He said unlike commercial redevelopment, which could be done piecemeal, industrial redevelopment had to be considered on a larger scale, and in west Eugene that would likely require a public/private partnership to assemble a large amount of land for a new industrial park. Industrial investors do not want to invest in an area with older buildings. Creating such parks took time and money. Mr. Duncan recommended the City complete its land inventories to resolve some of the questions that existed about the land supply. He recommended the City consider zoning changes that added flexibility to the code. He also recommended that the City create a strong redevelopment strategy that allowed it to take advantage of opportunities that were arising in the form of the Union Pacific rail yards and vacant mill sites. Mr. Duncan concluded by saying the community was running out of all types of lands. While the Growth Management Study had supported an approach that "went up, not out," as a planning commissioner he constantly heard "just don't do it in my neighborhood" from every neighborhood in town. He said that the Bureau of Land .Management had acquired about 900 acres of land formerly intended for industrial use in west Eugene to preserve as wetlands; the City had used 230 acres in north Eugene for wastewater treatment purposes. Those lands were taken out of the inventory and had not been replaced, and he thought they should be replaced. Ms. Rygas asked about new approaches to zoning. Mr. Duncan said the thing to consider was how uses fit together. He thought that zoning that was less precise would be more flexible. He thought the code overly specific. Ms. Pierce asked Mr. Duncan if the community needed to expand the urban growth boundary (UGB) to get more land. Mr. Duncan said that was a possible solution. He thought that discussion needed to occur. He said that because of the "lock" on the UGB residential lots have more than doubled in price, leading to the potential the community could become a place where one had to be rich to live. Mr. Wanichek asked Mr. Duncan how many acres he recommended be added to the land supply. Mr. Duncan suggested the City look at what was consumed during the 1990s and replace that. MINUTES--Mayor's Committee on Economic Development March 8, 2004 Page 9