HomeMy WebLinkAboutItem 1: Supply of Commercial and Industrial Land in Lane County
EUGENE CITY COUNCIL
AGENDA ITEM SUMMARY
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Workshop: Supply of Commercial and Industrial Land in Lane County
Meeting Date: July 12, 2006
Department: Planning and Development
www.eugene-or.gov
Agenda Item Number: 1
Staff Contact: Kurt Yeiter, Principal Planner
Contact Telephone Number: 682-8379
ISSUE STATEMENT
The purpose of this workshop is to present a newly created database for commercial and industrial lands
in Lane County. No decisions are requested at this time. The format is a 'workshop,' which means that
no decisions are expected from any of the elected officials.
BACKGROUND
In Fall 2005, Eugene, Springfield, Lane County, and the Lane Metro Partnership co-sponsored the
creation of a comprehensive database of commercial and industrial designated lands. The project was
managed by Lane County. ECONorthwest, an economic analysis firm, was hired to prepare the product.
At the workshop, the consultants will present the new database, which will be available for use by all the
local jurisdictions for custom studies. The City entered into an Intergovernmental Agreement with the
project partners on this; the agreement is attached as Exhibit A.
Note: The final report was not available in time for distribution with this packet. It is expected that it
will be delivered to the council prior to the workshop.
RELATED CITY POLICIES
City policies are not applicable at this time.
COUNCIL OPTIONS
No action is requested. Based on the discussion, the council may want to request another work session,
at which time additional questions can be answered.
CITY MANAGER'S RECOMMENDATION
The City Manager recommends the council receive the report from Lane County and the consultants.
SUGGESTED MOTION
No motion is suggested.
LICMOl2006 Council AgendaslM0607121S060712 1. doc
ATTACHMENTS
A. Scope of Services
B. Intergovernmental Agreement
C. (To follow) The Supply of Commercial and Industrial Land in Lane County: A Database and
Preliminary Analysis (ECONorthwest, 2006)
FOR MORE INFORMATION
Staff Contact: Kurt Yeiter, Principal Planner, PDD
Telephone: 682-8379
Staff E-Mail: Kurt.M.Yeiter@ci.eugene.or.us
LICMOl2006 Council AgendaslM0607121S060712 1. doc
Exhibit A: Scope of Services
Lane County Buildable
Lands Inventory
BACKGROUND
Statewide planning Goal 9 and the administrative rule that implements it requires incorporated cities
to inventory commercial and industrial lands within their Urban Growth Boundaries (OAR 600-009-
0015(3)). Moreover, it requires cities to maintain a sufficient inventory of lands designated for
commercial and industrial uses to accommodate 20 years of growth.
In anticipation of policy discussions related to Goal 9, Lane County, the Cities of Eugene and
Springfield, and the Lane Metro Partnership (the project partners) want an accurate, contemporary and
credible inventory of commercial and industrial lands. This work program describes how ECONorthwest
will complete the inventory.
OVERVIEW OF SCOPE OF SERVICES
The Request for Proposals for this project described the collaborative goal of authenticating the
quality and quantity of all industrial and commercial lands inventories by completing the following
specific tasks:
1) Compile a central database of each of the partner's inventories of lands currently designated in their
comprehensive plans as either commercial or industrial.
2) To the extent data are available, augment each of the inventories by identifying the quantitative and
qualitative characteristics of all of the inventoried lands to include the following:
a) TRS map and tax lot numbers.
b) Zoning designation and plan designation.
c) Status by jurisdiction: city limits, UGB, Metro Area or rural.
d) Site addressees).
e) Acreage and/or square footage of property.
f) Business name(s) (if occupied).
g) Type of business(es) (current).
h) Uses on the property (current or prior).
i) Structures on the property - classification, size (sq. ft.) and assessed valuation.
j) Abutting public roads or streets - classification.
k) Access point(s) from public roads or streets.
I) On-site parking.
m) Public right-of-way parking.
n) Developed surface area (structures, storage areas, parking lots, etc).
0) Adjacent zoning designations and plan designations.
p) Development considerations:
i) Floodplain or floodway (FIRM)
ii) Wetlands (NWI and/or LWI)
iii) Riparian corridor
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iv) Willamette Greenway
v) Slope
vi) Other Goal 5 or CWA/ESA limitations
q) Onsite services (water, sewer, electrical, natural gas, etc.).
r) Proximity to transportation corridors (highways, railroads, navigable waters, ports, airports, etc).
3) Design and construct a database with a format that is compatible with the existing parcel files and
zoning diagrams of Lane County, Eugene, and Springfield, and that supports the collective ability to
update and query the inventories.
4) The inventory of commercial and industrial lands within the jurisdictions of the City of Springfield
(city limits and UGB), City of Eugene (city limits and UGB), and the Metro Plan Area (outside UGBs),
shall comply with the research requirements of Oregon Administrative Rule 660-009-0015 Economic
Opportunities Analysis, subsection (3) Inventory of Industrial and Commercial Lands.
5) The inventory shall include a qualitative component to evaluate opportunities for redevelopment or
other use options including assembly of available parcels within the jurisdictions of the City of
Springfield (city limits and UGB), City of Eugene (city limits and UGB), and the Metro Plan Area
(outside UGBs), to recommend how the use of existing commercial and industrial lands might be
maximized.
6) Coordinate with the technical advisory committee representing the four sponsors (City of Eugene,
City of Springfield, Lane County, and Lane Metro Partnership) for preliminary review of the deliverables
required in Scope of Services: 1.,2.,3. and 4., above.
7) Prepare a final report and summary presentation and present the final report to a group of
stakeholders in a forum to be determined.
ECO will include these elements as part of the project to the extent that available data allow. The
inventory will be based entirely on existing data sets and will be supplemented with field verification for
a subset of parcels. The Work Plan that follows provides more detail about how ECO will address these
elements which, in some cases, may require modifications to the list above.
WORK PLAN (TASKS, PRODUCTS, SCHEDULE, BUDGET)
ECONorthwest will conduct the following tasks to work with the project partners to complete the
buildable lands inventory and analysis. The project will be divided into two phases: (1) information
gathering and assessment; and (2) research, data analysis, and reporting. Note that this Work Plan is
likely but still flexible: Task 1 requires the development of a more detailed work plan after the consultant
has evaluated available data, and a review of that work plan by a Technical Advisory Committee. Thus,
this scope of work could be modified in Task 1.
PHASE 1: INFORMATION GATHERING AND ASSESSMENT
Task 1 - Project start-up
Task 1 includes four steps for ECO: (1) assist Lane County Land Management staff as they form
and convene the Technical Advisory Committee (TAC), (2) compile and evaluate existing studies and
available GIS data and zoning maps; (3) prepare a memorandum describing findings, and (4) meet with
the TAC to: a) define the goals and objectives of the project partners with respect to the inventory; and,
b) get the TAC's opinions about the research in Phase 2, given the findings about data and potential
methods. ECO will work with the TAC to develop a field verification process and qualitative methods
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that are acceptable to all of the project sponsors. In short, this is a quick analysis of what data are
available and a preliminary meeting with the T AC to determine needs, goals, and issues.
Product:
Meetings:
Budget:
Schedule:
Memorandum to TAC describing findings from Task 1; refined work plan for Phase II
Two with TAC
$8,000
Weeks 1-4
PHASE 2: RESEARCH, DATA ANALYSIS, AND REPORTS
Task 2 - Research
Task 2 is the core work on the buildable lands inventory: it includes finalizing a database structure,
assembling the databases, performing the GIS analysis, and generating maps and summary tables.
ECO will: (1) compile all available inventories and technical data from sponsors; (2) comply with
quantitative and qualitative characteristics outlined in the scope of services; (3) address OAR 660-009-
0015 research criteria in urban areas; (4) design database format for collective inventories, (5) prepare
the inventory, consistent with the final specifications from Task 1: and (6) conduct a focus group of
developers, brokers, and others knowledgeable about commercial and industrial land to comment on
the draft inventory;1
This task will also include implementation of field verification methods agreed upon with the T AC in
Task 1.
Product:
Meetings:
Budget:
Schedule:
Memorandum to T AC describing database structure; assembled databases; maps and
summary tables
One work session with T AC on preliminary results
$38,000
Weeks 4-18
Task 3 - Draft report
This task will result in a report (methodology and findings) to the TAC and others. At a minimum,
the report will include a detailed discussion of the process and methods. It will also include tabulations
and maps of the land inventory by jurisdiction, plan designation, land classification and other pertinent
variables.
Product:
Meetings:
Budget:
Schedule:
Draft preliminary report and technical appendix
One with TAC
$8,000
Weeks 19-21
Task 4 - Final report and presentations
Task 4 will result in a revised report and two presentations: one to the TAC, and one to the project
sponsors (presumably local elected officials).
1 This focus group is instead of the survey of property owners suggested in the RFP.
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Product:
Meetings:
Budget:
Schedule:
Final report; PowerPoint presentation; data CDs
Two presentations: (a) TAC; (b) Joint meeting with Sponsors
$6,000
Weeks 22-24
BUDGET
The contract is for a fixed fee ($60,000). While actual work by task may vary slightly as the project
evolves, the total billings cannot exceed $60,000 without renegotiation and approval by the County.
. Payment 1: $4,000 upon execution of a service agreement
. Payment 2: $4,000 upon delivery of the Task 1 memorandum
. Payment 3: $6,000 upon delivery of a memorandum describing (1) the assembled datasets; and
(2) the final database dictionary
. Payment 4: $8,000 upon submittal of a memorandum summarizing the results of the qualitative
analysis
. Payment 5: $18,000 upon TAC review of preliminary findings
. Payment 6: $10,000 upon delivery of a draft report
. Payment 6: $10,000 upon completion of the final report and presentations
Billing rates for key ECO staff are as shown below. Other staff may be used occasionally at rates
consistent with those shown below for the various labor categories.
Labor CateQorv Name Standard
Economist/Planner/Project Manager Moore $170.00
Planner Parker $115.00
GIS Analyst Kato/Steiner $60.00
Economist/Research Analyst 1 Helton $85.00
Economist/Technical Assistant 2 Holcombe $50.00
Support/Administrative Assistant $40.00
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ti'
AGREEMENT
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THIS AGREEMENT is entered into this I 0 day of l1i~. 2005 between
LANE COUNTY, a political subdivision of the State of Oregon, hereinafter "County", the CITY
OF SPRINGFIELD, a municipal corporation of the ,State of Oregon, hereinafter "Springfield, the- ,_.., _...
CITY OF EUGENE, a municipal corporation of the State of Oregon, hereinafter "Eugene",
collectively, hereinafter "Cities", and LANE ME.fRO PART~ERSHIP, a non profit public benefit
corporation, hereinafter "Metro".
-rhe County, Cities, and Metro agree as follows:
1. PURPOSE
1.1 County, Cities and Metro desire to enter into an agreement whereby the County
agrees to perform the function of coordinator for the Cities, Metro and County in
the compiling of a Commercial and Industrial Buildable Lands Inventory Within
the Jurisdictions of the City of Springfield, City of Eugene, Metro Plan Boundary,
and Unincorporated Rural Lane County (hereinafter, CIBLI).
1.2 County, Cities and Metro agree that County shall serve as the coordinator of all
aspects of the County issued Work. Authorization Document 0NAD) with a
selected Independent Consultant in compiling the CIBLI for the mutual benefit of
the Cities, Metro and County.
2. COMMERCIAL AND INDUSTRIAL BUILDABLE LANDS INVENTORY (CIBLI)
2.1 County shall coordinate review and final agree'ment between the Cities, County
.,and Metro of a Request for Professional Services (RFPS) prior to public
distribution.
2.2 County shall publicly advertise and distribute the RFPS to independent
Consultants in the private and public sectors and provide a forum for submittal of
proposals.
2.3 County shall review submitted proposals and evaluate each tor completeness in
accordance with advertised procedures and requirements.
2.4 County shall distribute accepted proposals to the Cities and Metro and convene a
review session by the County, Cities and Metro to evaluate the proposals.
2.5 County, Cities and Metro shan reach agreement on an independent Consultant
with a minimum of three of the tour parties concurring on the selection.
2.6 County shall execute a Work Authorization Document 0NAD) with the selected
Consultant to clearly define the required work tasks and project schedule.
2.7 County and Cities shall provide the Consultant with a list of studies and sources
of documentation pertaining to the inventory of commercial and industrial lands
prepared by or for their jurisdictions or within their knowledge.
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2,8 County and Cities shall provide the Consultant with public data pertinent to their
commercial and industrial lands inventories as contained in City and County
records.
2.9 County shall keep the Cities and Metro informed of the Consultant's progress
through each 'stage of the- required work-tasks an"d project schedule.
2.10 County shall coordinate with the Consultant and convene information sessions
with the Cities and Metro on a need basis as required in the project schedule.
2.11 County, Cities and Metro shall provide representatives to serve on a Technical
Advisory Committee (hereinafter, TAC) and shall share equally in the evaluation
and direction of the Consultant's required work tasks and project schedule
pursuant to.the-WAD.
2.12 Upon receiving advice from the TAC regarding the performance by the
Consultant, County shall process Consultant's billings for services and distribute
payments as determined appropriate by the County.
3. FINANCIAL MATTERS
3.1 Springfield agrees to fund up to $15,000 contribution to a $60,000 Commercial
and Industrial Buildable Lands Inventory Within the Jurisdictions of the City of
Springfield, City of Eugene, Metro Plan Boundary, and Unincorporated Rural
Lane County. However, the funds contributed by the City shall not be used for
work so'ely related to lands outside the Metro Plan boundary.
3.2 Eugene agrees to fund up to $15,000 in contingency funds for the $60,000
Commercial and Industrial Buildable Lands Inventory Within the Jurisdictions of
the City of Springfield, City of Eugene, Metro Plan Boundary, and Unincorporated
Rural Lane CountYe However, the funds contributed by the City shall not be used
for work solely related to lands outside the Metro Plan boundary.
3.3 Lane County agrees to fund up to $12,500 of a $60,000 Commercial and
Industrial Buildable Lands Inventory Within the Jurisdictions of the City of
Springfield, City of Eugene, Metro plan Boundary, and Unincorporated Rural
Lane County
3.4 Metro agrees to fund up to $17,500 of a $60,000 Commercial and Industrial
Buildable Lands Inventory Within the Jurisdictions of the City of Springfield, City
of Eugene, Metro Plan Boundary, and Unincorporated Rural Lane County
3.5 Within 30 days of execution of this agreement, Eugene, Springfield and Metro will
advance to County their respective shares of the funding~ In the event that the
Commercial and Industrial Buildable Lands Inventory Within the Jurisdictions of
the City of Springfield, City of Eugene, Metro Plan Boundary, and Unincorporated
Rural Lane County costs less than $60,000, the funds provided by the Cities, the
County, and Metro shall be reduced pro rata in accordance with the maximum
amount of funding to be provided as set forth in paragraphs 3.1 through 3.4,
inclusive.
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4. 'GENERAL PROVISIONS
4.1 Each of the parties hereto agrees to indemnify and save harmless the other party
hereto from any claim, liability or damage resulting from any error or omission
and/or negligence of the indemnifying party, its officers, agents or employees
relative to the responsibilities of the indemnifying party under this agreement
subject to the applicable limitations of the Oregon Tort Claims Act (GRS 30.270:
Cities and County) and the Oregon Constitution (Article XI, Section 10). In
performing under this contract, each of the parties shall comply with the
provisions of ORS . 2798.020, ORS 2798.220, ORS 2798.230, ORS 2798.235,
and ORS 2798.270, which are incorporated herein by this reference.
4.2 Modifications or amendments to this contract shaH be effective only if in writing
and executed by all parties.
4.3 The parties shall exert every effort to cooperatively resolve any disagreements
they may have under this Agreement. In the event that the parties alone are
unable to resolve any conflict under this Agreement, they agree to present their
disagreements to a mutually selected mediator. Each party shall bear its own
costs for mediation and the parties shall share the cost of the mediator. This
procedure shall be followed to its conclusion prior to either party seeking relief
from a court, except in the case of an emergency. If the dispute remains
unresolved through mediation, the parties may agree in writing to submit the
dispute to arbitration, using such arbitration process as they may choose at the
time and which inc'udes the following conditions: the location of the arbitration
shall be in Eugene, Oregon; each party shall bear its own costs (except
arbitration filing costs), witness fees, and attorney fees; arbitration filing costs and
any arbitrator's fees will be divided equally between the parties; and judgment
upon award rendered by the Arbitrator may be entered in a court in Lane County,
Oregon.
4.4 Failure of the County, Cities, or Metro to enforce any provision of the contract
shall not constitute a waiver or relinquishment by the County, Cities, or Metro of
the right to such performance in the future nor of the right to enforce that or any
other provision of this contract.
4.5 'f any provision of this contract is declared by a court to be illegal or in conflict
with any law, the validity of the remaining terms and provisions shall not be
affected; and the rights and obligations of the parties shall be construed and
enforced as if the contract did not contain the particular provision h~ld to be
invalid.
4.6 The final products of the CIBLI are considered a public asset consolidated under
the T AC authority and the Consultant's efforts. The CIBLI will be made
accessible to the public on an agreed-upon website by the T AC or through the
Cities, County and Metro individual websites. No asset of the CIBLI shall be
distributed for profit by any of the TAC partners, Consultant or any other party.
4.7 This Agreement constitutes the entire agreement between the parties with
respect to the subject matter hereof and supersedes all prior and
contemporaneous representations, understandings, or agreements, whether oral
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or written, relating to the subject matter hereof. All prior or contemporanequs
representations, understandings or agreements, whether oral or written, that are
not expressly set forth within the four corners of this Agreement are hereby
deemed waived, superseded and abandoned.
5. DURATION OF.AGREEME.NT.
5.1. Cities, County and Metro agree this agreement shall be in effect from its
execution through June 3D, 2006.
5.2. Cities, County and Metro agree to meet prior to expiration of this agreement to
discuss terms of extending or terminating the agreement.
6. TERMINATION. ... .
6. 1 . -rhis Agreement may be terminated by mutual consent or by any party giving
sixty (60) days notice in writing of intent of terminate to the others and delivered
by certified mail or in person. Not less than thirty (30) days advance of the
termination date, the parties will meet to discuss the reasons for termination.
~~~~~\~
DENNIS~TAYLOR
City Manager
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LANE .coUNTY ,
(,tlar~1-v Q. G-tJii5lez..,.
WILLIAM A. VAN VACTOR
County Administrator
//-/0 -05
Date
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Date t ·
00117421.DOC
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LANE COUNCIL 01' GOVEllNMRNTS ,
..'
6 July 2006
To: Lane County Board of Commissioners, Eugene City Council, Springfield City Council
From: Lane County Commercial and Industrial Buildable Lands Technical Advisory Committee
RE: DRAFT COMMERCIAL AND INDUSTRIAL BUILDABLE LANDS DATABASE AND
PRELIMINARY ANALYSIS
In 2005, Lane County, the Cities of Eugene and Springfield, and the Lane Metro Partnership agreed to
sponsor the development of a commercial and industrial buildable lands database system for Lane County
and the Metro area. The intent of the project was to "acquire an accurate and agreed-upon inventory of
industrial and commercial land within the urbanized areas of the two cities, the Metro Plan Area, and the
unincorporated rural lands of the county." This project was intended to result in a shared inventory of
factual data that all of the partners will have a high level of confidence in and on which each of the
partners can base future policy decisions.
The four sponsor organizations formed a Technical Advisory Committee (TAC) that included staff from
Lane County, the Cities of Eugene and Springfield, and the Lane Metro Partnership. Over the past nine
months, that TAC has worked closely with our consultant, ECONorthwest, to develop the Lane County
Commercial and Industrial Buildable Lands Database. This was an extremely complex project, and we
have done our best to develop a database system that meets the overarching goal of this project.
We are pleased to present you the draft report by ECONorthwest. The report summarizes the purpose of
the project, the methods the consulting team used to develop the database, and perhaps most interesting to
you, a preliminary summary of the database.
It is worth noting that the results presented in the draft report are simply summaries of the data. As the
report states "This project is not intended to present a buildable lands inventory that the sponsor
governments will adopt. Moreover, it is not and should not be construed as a policy document. The
sponsor governments (Eugene, Springfield, and Lane County) will have to conduct additional work and
analysis to develop a buildable lands inventory consistent with Goal 9 and OAR 660-009. That work will
include developing a set of working assumptions that are justified by findings as well as data summaries
and maps that can be adopted as the buildable lands inventory as required by Goal 9 and OAR 660-009-
0015(3)."
We look forward to sharing the results of the project with you on July 12th.
99 EAST BROA.DWAY, SUITE 400,. EUGENE" OREGON 97401 -3111 www.lcog.org (541) 682-4283
The Supply of
Commercial and Industrial
Land in Lane County:
A Database and
Preliminary Analysis
Prepared for
Lane County
City of Eugene
City of Springfield
Land Metro Partnership
by
ECONorthwest
99 W. Tenth, Suite 400
Eugene, OR 97401
(541) 687-0051
DRAFT REPORT
July 2006
Acknowledgements
This project was a collaborative effort of Lane County, the cities of Eugene and
Springfield and the Lane Metro Partnership. The four sponsor organizations provided the
funding for the project as well as considerable input and assistance in the design of the
database.
ECONorthwest would like to thank the members of the Technical Advisory
Committee who provided valuable insight and suggestions throughout the project.
Jeff T owrey, Lane County Land Management
Kurt Yeiter, City of Eugene Planning and Development
Greg Mott, City of Springfield Development Services
Jack Roberts, Lane Metro Partnership
Cress Bates, Lane County Public Works
Bill Sage, Lane County Land Management
Kier Miller, Lane County Land Management
Stephanie Schulz, Lane County Land Management
Fred McVey, City of Eugene Public Works
Doug Terra, City of Eugene Planning and Development
Brant Melick, City of Springfield Information Services
Tom Laird, City of Springfield Information Services
ECO would also like to thank Eric Brandt and Bill Clingman from the Lane Council
of Governments. LCOG provided much of the base data needed for this project and
LCOG staff was invaluable in helping the consultant team and project sponsors
understand the characteristics and limitations of the data.
Table of Contents
Page
A C K N OWL E D GEM EN T S .................................................................................... 3
CHAPTER 1 INTRODUCTION..........................................................................1
BA C KG RO UN D ................................................................................................ 1
P U RPOS E ....................................................................................................... 2
MET HODS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
o R G A N I ZA T ION 0 F T HIS R E PO R T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
FRAMEWORK FOR CHAPTER 2 DEVELOPING THE DATABASE ............................5
IDEAL DATABASE AND QUERY SYSTEM ..............................................................5
A PRACTICAL DATABASE FOR THIS PROJECT .....................................................7
DATA AND ANA L Y S IS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
PRELIMINARY LAND CHAPTER 3 SUPPLY ANALYSIS .....................................11
RES U L TS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11
LAN D BASE .......................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
FRAMEWORK FOR ApPENDIX A BUILDABLE LAND INVENTORIES .....................18
OVE RVI EW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 18
LAND SUPPLy............................................................................................................ .19
BUILDABLE LAND INVENTORY METHODS........................................................................ .23
SUMMARY OF ApPENDIX B DATA SOURCES ..................................................26
DATABASE STRUCTU RE.................................................................................. 26
DATA D I CT I 0 NA R Y ........................................................................................ 29
Chapter 1
Introduction
The purpose of this project is to develop a database of commercial and
industrial lands in Lane County. Consistent with that purpose, the primary product
of this project was the design and development of the database. This report
describes the process for developing the database, a methodological framework
for conducting buildable lands inventories, the design of the database, and
summary output from the database.
The summary tables presented in Chapter 3 of this report represent a
preliminary assessment of the supply of commercial and industrial land in the
Eugene-Springfield Urban Growth Boundary (UGB).l This project is not
intended to present a buildable lands inventory that the sponsor
governments will adopt. Moreover, it is not and should not be construed as a
policy document. The sponsor governments (Eugene, Springfield, and Lane
County) will have to conduct additional work and analysis to develop a buildable
lands inventory consistent with Goal 9 and OAR 660-009. That work will include
developing a set of working assumptions that are justified by findings as well as
data summaries and maps that can be adopted as the buildable lands inventory as
required by Goal 9 and OAR 660-009-0015(3).
BACKGROUND
Statewide planning Goal 9 and the administrative rule that implements it
requires incorporated cities to inventory commercial and industrial lands within
their Urban Growth Boundaries (OAR 600-009-0015(3)). Moreover, it requires
cities to maintain a sufficient inventory of lands designated for commercial and
industrial uses to accommodate 20 years of growth.
Previous efforts by local governments in Lane County to inventory
commercial and industrial lands include the Metropolitan Industrial Lands
Inventory Report (1992), the Eugene Commercial Lands Study (1992), and the
Springfield Commercial Lands Study (2001). More recently, the Eugene Chamber
of Commerce completed an inventory of commercial and industrial lands in
Eugene in 2001.
Subsequent efforts by the Lane Metro Partnership raised the level of
awareness among local elected officials about the desirability of an updated land
inventory. Moreover, the State's report, The Sufficiency of Industrial and
Commercial Lands, identified several key issues related to industrial land supply
in Oregon.2 This led to Governor Kulongoski' s "certified" industrial sites
1 The database includes information on all commercial and industrial lands within the Eugene-Springfield UGB as well as in
unincorporated Lane County. The preliminary analysis focuses on the Eugene-Springfield UGB because Lane County recently updated the
Rural Comprehensive Plan and completed a detailed inventory of lands in unincorporated areas of the County.
2 ECONorthwest wrote the majority of the study as a subcontractor to OTAK.
DRAFT: Commercial and Industrial Lands Database
ECONorthwest
July 2006
Page 1
PURPOSE
initiative which is intended to ensure that large "project-ready" sites are cataloged
and are easy to market to prospective industries wishing to relocate or expand
operations in Oregon.
This project is about creating a comprehensive database of commercial and
industrial lands within the Eugene-Springfield Urban Growth Boundary (UGB).
The land inventory database is the primary product of this project. This project is
not in response to statewide policies that require cities to maintain a 20-year
supply of buildable commercial and industrial lands-rather it reflects the desire
by the four project sponsors (Lane County, the cities of Eugene and Springfield,
and the Lane Metro Partnership) to better understand the commercial and
industrial land base in Lane County. Moreover, the inventory is a stand-alone
product without commentary on local land-use policy or the implications of the
inventory.
While this is not a policy project, the land inventory cannot be accomplished
without consideration of statewide planning Goal 9 (Economy) and OAR 660-009
(the administrative rule that implements Goal 9). OAR 660-009-0015(3) provides
the following guidance with respect to land inventories:
(3) Inventory of Industrial and Other Employment Lands. Comprehensive plans for
all areas within urban growth boundaries must include an inventory of vacant and
developed lands within the planning area designated for industrial or other
employment use.
(a) For sites inventoried under this section, plans must provide the following
information:
(A) The description, including site characteristics, of vacant or developed
sites within each plan or zoning district;
(B) A description of any development constraints or infrastructure needs that
affect the buildable area of sites in the inventory; and
(C) For cities and counties within a Metropolitan Planning Organization, the
inventory must also include the approximate total acreage and percentage of
sites within each plan or zoning district that comprise the short-term supply
of land.
(b) When comparing current land supply to the projected demand, cities and
counties may inventory contiguous lots or parcels together that are within a
discrete plan or zoning district.
It is notable that Goal 9 requires jurisdictions to complete a buildable lands
inventory. This project is the logical first step in meeting the statutory
requirements, but it does not include all of the steps required by Goal 9 and OAR
660-009.
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METHODS
ECO designed and constructed a database in a format that is compatible with
the existing parcel files and zoning diagrams of Lane County, Eugene, and
Springfield, and that supports the collective ability to update and query the
inventories. The database is based entirely on existing data sets that were
supplemented with verification steps.
ECO worked closely with a Technical Advisory Committee composed of staff
from the four sponsor organizations as well as the Lane Council of Governments.
The TAC met six times during the project to discuss issues related to the
development of the database. ECO developed the database using the following
steps:
. Assemble and document datasets. ECO identified data table exports from
the Regional Land Information Database (RLID) and GIS data from Lane
Council of Governments as primary datasets on which this database and
analysis was built. Additionally, the database includes selected GIS
datasets from the City and Eugene and City of Springfield as well a series
of spreadsheets containing information on commercial and industrial rural
land produced by Lane County. This step also includes notes covering the
limitations inherent in combining specific datasets used for analysis.
. Preliminary analysis. ECO conducted a preliminary analysis with the GIS
and data tables selected for inclusion in the database. The purpose of this
task was to work with the T AC to determine the optimal definition and
supporting methodology on which to base the final analysis and database
structure.
. Draft database structure. Based on the preliminary analysis, ECO
developed a draft database structure that includes existing data sources.
. GIS analysis, data processing, and query interface. In this step ECO
performed the GIS analysis and data processing steps necessary to
populate the database.
. Verification. ECO used to use a multi-step verification process: The initial
verification occurred as part of the preliminary analysis. This step
included a staff-level review of preliminary database output (maps)
showing the land base and plan designations. The second round of
verification involved a "rapid visual assessment" of land classifications
using GIS and recent aerial photos. ECO reviewed all of the land base
using the rapid visual assessment methodology. The third round of
verification involved city staff verifying the rapid visual assessment
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output. Additionally, ECO conducted a small amount of field verification
as a quality assurance measure.3
In summary, ECO used a systematic process intended to merge several
databases into a single system. Chapter 2 of this report discusses issues related to
buildable lands databases and this project specifically. Appendix A includes a
discussion of the theory of buildable lands inventories.
ORGANIZATION OF THIS REPORT
The remainder of this report is organized into two chapters:
Chapter 2, Framework for Developing the Database discusses issues
related to buildable lands inventories, buildable lands databases, and how the
consultants and TAC approached this project.
Chapter 3, Preliminary Land Supply Analysis presents a series of summary
tables from the database. The summary tables are intended to provide context for
the commercial and industrial land base in the Metro UGB. It is not intended to be
a buildable lands inventory that complies with the Goal 9 requirements.
This report also includes two appendices:
Appendix A: Framework for Conducting Buildable Lands Inventories
discusses typical issues encountered in a buildable lands inventory and methods
for completing buildable lands inventories.
Appendix B: Summary of Data Sources describes data sources included in
the database as well as a relational diagram of the database structure.
3 This RFP did not request, nor did ECO conduct a systematic field assessment of the commercial and industrial land base. This is a
potential future step, but ECO' s assessment is that it would not result in a significant change to the overall results.
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Chapter 2
Framework for
Developing the Database
This chapter provides an overview of the framework and logic ECO and the TAC
used to develop the Lane County Commercial and Industrial Lands database. It
begins with a discussion of the ideal database, then describes what was practical
given the scope and budget of this project, and concludes with a description of
what is included in the Lane County Commercial and Industrial Lands database.
IDEAL DATABASE AND QUERY SYSTEM
The ideal data system to address the questions of this project is one that is:
. Fed continuously by real-time data from a variety of individual databases
. Queried in a manner that extracts only data relevant to the question at
hand
. Able to produce new data based on calculated relationships between
existing data
. Accessed by users through an interface that is simple and user friendly. It
displays results through easy to use client interfaces customized for
specialized needs.
In short, direct views of the tables in the database, stored procedures, or
queries are of little use to the planner or economic development specialist.
Customized interfaces should present the end user with essential information in
graphical format that facilitates easy analysis. Additionally, the custom interface
would also permit the user to not only view the current data but also extend the
data with modeling functions and produce reports and maps. Such a system
requires that:
. Data are accurate and up-to-date. An ideal system is made up of several
databases, residing within the various agencies that are responsible for
their maintenance and are at the initial point of receiving updates to the
data.
. Data contained within the source databases is dynamically connected
throughout the system: to the intermediate queries and views of the
database, all the way to the custom client interfaces. When any record in
the source database is updated, the updates are automatically carried
through the system, updating the values seen in the queries, calculations,
and interfaces. This process is done through a series of stored procedures.
Rather than having to initiate a new query of the database each time from
the end user, the updating of any relevant record in the database initiates
or triggers the update of the system.
Figure 2-1 diagrams such a system.
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Figure 2-1. Ideal database and query system
SOURCE DATA
A INFORMATION
~ DISPLAY
# of parcels
size
zo n i n g
services
etc.
database 1
CUSTOM DATA
QUERY/SYNTHESIS
Compi led Vi ew of
Databases
DA T ABASE
QUERY -
STORED
ROCEDURE
database 2
commercial and industrial
parcels
wh at if?
zone definition change
con stra i nts in c re a s e
database 3
alter formula assumptions and
view results
TABLE
databases and
ta b I e s
current and
conti n u 0 u s Iy
maintained
SOL query fed live
from databases or
tri g g e re d up date
upon change in
source data
~E
PRINTED REPORTS
Source: Ken Kato and ECONorthwest
Figure 2-1 shows how the source data would feed into a central database
system, which would then feed into a web interface and/or printed reports and
maps.
The ideas are clearer with an example. In an ideal system for the Metro area,
Springfield, Eugene, and Lane County might all enter building permit and
occupancy in a common form on their own servers, and those servers would be
queried either in real time by end users, or periodically by a database manager
(e.g., LCOG) to create updated tables.
Two key issues limit the possibility of building such an ideal system:
. Technology. The methods for deploying a fully dynamic system as
described above are extremely complex. Such systems require a high level
of expertise and large budgets to pay for that expertise. Additionally, the
hardware and software infrastructure investment necessary to deploy such
a system can also be enormous.
. Process. The largest hurdles are often the administrative procedures
required to see the project through to completion. Issues such as inter-
agency agreements, data licensing, cost sharing, and the time and staff
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costs behind the necessary meetings often present a barrier greater than the
technology.
In summary, the ideal database addresses many of the difficulties in
monitoring land supply. The land base is constantly changing through plan
changes, land divisions, and development. Keeping the ideal database current
with development activity alone is a significant effort.
A PRACTICAL DATABASE FOR THIS PROJECT
ECO presents the ideal system as an aspiration to aim towards, not as
something that could be developed in this project: the budget and timeline for the
current project are many times too small to create the system described in the
previous section. Thus, the T AC and consultants needed to decide how to scale
back the ideal system. The scope of services outlines some parameters for the
product that will result from this project:
. The inventory of commercial and industrial lands within the jurisdictions
of the City of Springfield (city limits and UGB), City of Eugene (city
limits and UGB), and the Metro Plan Area (outside UGBs), shall comply
with the research requirements of Oregon Administrative Rule 660-009-
0015 Economic Opportunities Analysis, subsection (3) Inventory of
Industrial and Commercial Lands.
. The inventory shall include a qualitative component to evaluate
opportunities for redevelopment or other use options including assembly
of available parcels within the jurisdictions of the City of Springfield (city
limits and UGB), City of Eugene (city limits and UGB), and the Metro
Plan Area (outside UGBs), to recommend how the use of existing
commercial and industrial lands might be maximized.
This project did not take on the larger technology and process issues described
in the previous section. The practical database can be built in months rather than
years, bringing the disperse bits of information that are currently available into a
standardized format that can immediately be a useful policy tool. Thus, the
database built for this project is based on static table exports from several local
jurisdictions' databases, additional table exports from external databases, and
tables produced from GIS analysis.
In summary, the practical database is a "Single Database Snapshot." It
contains data that can be updated, but it does not incorporate the technologies or
protocols that allow it to be automatically updated as the data sources from which
it draws get updated. Thus, it is a database that can answer many questions about
the supply of land by many attributes as of some date (e.g., late 2005). Figure 2-2
shows how the ECONorthwest team compiled data from multiple sources,
performed GIS analysis when required, and prepared printed reports and maps.
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Figure 2-2. Practical database for this project
A INFORMATION
~ DISPLAY
Source: Ken Kato and ECONorthwest
DATA AND ANALYSIS
Data are available on the commercial and industrial lands in Lane County, but
they are dispersed and vary in usefulness and cost. To create a practical database
under the current project, the T AC and consultants made choices on what types of
data are most important for the practical system to meet the objectives of the
project partners.
Some data are very expensive and does not add a lot of value; but some data
may be expensive and useful. This section provides a description of the types of
data available. We also include our evaluation of the cost of the data and
objectives of the project and whether the data variable was included in the
database.
Table 2-1 shows a list of all the data requested in the scope of services
document. The letter designations in the table refer to their letter identification in
the scope of services document. We organized the types of data into the following
four categories:
. Data from existing internal databases
. Data from existing external databases
. Data from GIS analysis
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. Data from field observation.
The data identified as coming from existing internal databases are of low
cost and high value to the project. These data were generally obtained as exported
tables from the Regional Land Information Database (RLID) or Assessment and
Taxation (A&T) database.
The data identified as coming from existing external databases include data
from the State of Oregon Employment Department and other potential sources
including EWEB. Information that may come from existing external databases
include "onsite services." The T AC decided to not include any of these variables
due to a range of issues related to the data.
Both the internal and external databases are electronic compilations of data in
formats that can be readily imported. The main distinction we are making is that
the internal data comes from LCOG (internal in the sense that LCOG has already
compiled it and vetted it to a certain degree for Lane County), while the external
data could come from other agencies or even private sources.
The data identified as coming from GIS analysis range from low-medium to
high cost and are generally of high value to the project. Data coming by way of
GIS analysis required combining several existing GIS datasets using spatial
analysis methods to produce new datasets. The distinction here is that we had to
do some processing (GIS analysis) of internal or external data to create derived
data. For example, data addressing a development consideration like wetlands was
intersected with tax-lot polygon data with wetland polygon data to produce tables
identifying which lots contain wetland constraints, the size of the constraint, the
percentage of the lot constrained, etc. Data addressing proximity questions was
calculated using distance deriving methods that relate tax-lot polygon data to
transportation corridors.
The data identified as coming from field observation will require either field
verification or possibly air photo interpretation. The T AC decided to skip the two
field observation data variables.
Table 2-1 summarizes the requested data characteristics, their sources, and
whether they were included in the database system.
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Table 2-1. Summary of data characteristics
Included in
Key Data Characteristic Source Cost Value Database? Notes
a) TRS map and tax lot RLlD Low High Yes reported in RLlD database
s::: numbers
0 b) Zoning designation RLlD Low High Yes reported in RLlD database
+:i
l!
'Q. b) Plan designation RLlD Low High Yes reported in RLI 0 database
E
0
0 c) Status by jurisdiction: city RLlD Low High Yes reported in RLlD database
~
~ limits, UGB, Metro Area or
~ rural
~ d) Site addressees) RLlD Low High No one to many join based on RLlD crosswalk
0
~ tables
U)
co e) Acreage and/or square A&T/RLlD Low High Yes reported in RLlD and A& T databases
.c
J9 footage of property
co
c h) Uses on the property RLlD Low High Yes tax year 2004 is straighforward operation
CiS (current)
E
.s h) Uses on the property (prior) A&T High Low No one to many relationship complicates
-= process greatly
C')
s::: i) Structures on the property - A&T Low High No reported in RLlD database. however, it
+:i
U) classification, size (sq. ft.) appears to only be maintained for residential
';(
w and assessed val uation property. May prove difficult if this is the
case.
~ f) Business name(s) (if Employment Low to get; low No State of Oregon Employment Department
~ occupied) Department high to data. Possible problems matching.
~
o s::: clean
~ 0
rJ~ g) Type of business; emplymnt Employment Low to get; low No State of Oregon Employment Department
.c= (current) Department high to data. Possible problems matching.
co c.
10 E clean
C 0
-0 q) Onsite services CASSWorks Unknown Med No Eugene public works database - may contain
E~ useful data. Potentially a GIS process - could
~
>< be high cost.
w
C') p) Floodplain - Floodway LCOG Low-Med High Yes intersection of multiple existing GIS data
s::: layers to create new values
'i:
~ p) Wetlands - NWI and L WI LCOG Low-Med High Yes intersection of multiple existing GIS data
~
co U) layers to create new values
C) 'en P) Goal 5 Riparian Corridor LCOG Low-Med High Yes intersection of multiple existing GIS data
co >0
10 CiS layers to create new values
c s:::
_<C r) Proximity to Airport LCOG Med Med Yes distance calculations on multiple GIS data
,~ ~ layers to create new values
... s:::
~co r) Proximity to Railroad LCOG Med Med Yes distance calculations on multiple GIS data
en layers to create new values
en r) Proximity to Ports OGDC Med Med Yes distance calculations on multiple GIS data
(5 layers to create new values
r) Proximity to navigable waters OGDC Med Med Yes distance calculations on multiple GIS data
layers to create new values
e) Acreage of property LCOG Low High Yes simple spatial calculation to verify the
accuracy of values reported from other
databases
U) p) Slope USGS Med High Yes Intersction of slope model with tax lots to
'en determine location of slopes presenting
>0
CiS constraints to development
s:::
<C p) Willamette Valley Greenway LCOG Low-Med High Yes intersection of multiple existing GIS data
~ layers to create new values
s:::
co k) Access points from public LCOG High Low No No existing datasets. Combining several
C')
s::: roads or streets existing datasets to produce new data.
'i:
~ Requires complex set of spatial processes to
~ model. Potentially very time consuming and
co
C) costly and difficult to produce accurate
J9
co results.
c 0) Adjacent zoning designations LCOG High Med No; but Requires complex set of spatial processes to
CiS
+:i includes model. Potentially very time consuming and
co adjacent costly and difficult to produce accurate
c.
en parcels results.
~ n) Developed surface area LCOG High Low No
Source: ECONorthwest
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Chapter 3
Preliminary land
Supply Analysis
This chapter presents a preliminary land supply analysis for the Eugene-
Springfield UGB based on queries from the database. It is divided into three
sections: (1) a summary of the commercial and industrial land base; (2) a
summary of vacant land; and (3) a summary of potentially redevelopable land.
RESULTS
LAND BASE
Table 3-1 shows acres within the Eugene-Springfield Urban Growth
Boundary (UGB) by jurisdiction. The data indicate that the Metro UGB
encompasses over 76 square miles (over 49,000 acres). More than half of the land
within the Metro UGB (42 square miles) is within the Eugene city limits.
Table 3-1. Total acres within the Eugene-Springfield Urban Growth
Boundary
Area
Eugene city limits
Springfield city limits
Unincorporated
Metro UGB
Total Acres
26,850
9,790
12,416
49,056
Sq. Mi.
42.0
15.3
19.4
76.7
Percent
550~
20o~
250~
1 OOo~
Source: analysis by ECONorthwest
The commercial and industrial lands database includes only lands designated
for employment uses within tax lots. Not all land within the Metro UGB,
however, is in tax lots. Table 3-1 shows that about 83% of the land within the
Metro UGB is in tax lots. The percentages for Eugene and Springfield are roughly
comparable, while the area between the city limits and UGB has a slightly higher
percentage of land in tax lots. This is due to the presence of more large parcels
and fewer streets in the urbanizable area.
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Table 3-2. Acres in tax lots within the Eugene-Springfield Urban
Growth Boundary
Area
Eugene city limits
Springfield city limits
Unincorporated
Metro UGB
Tax Lots
Total Acres
51,387
18,427
10,434
80,248
26,850
9,790
12,416
49,056
0/0 of
Acres in Acres in
Tax Lots Tax Lots
21,975
7,945
10,607
40,527
81.80~
81.20~
85.40~
82.60~
Source: analysis by ECONorthwest
Table 3-3 shows that about 11,866 acres within the Metro UGB is included in
the commercial and industrial land base.4 Thus, slightly more than 29% of land
within the Metro UGB is included in the Lane County Commercial and Industrial
Lands database.
Table 3-3. lands designated for commercial and industrial uses,
Metro UGB and unincorporated lane County
Number of
Land Use
Polygons
7,224
1,272
2,794
11,290
1,312
J u risd iction
Number of
Tax Lots
Eugene City Limits
Springfield City Limits
Metro UGB
Metro UGB Total
Unincorporated Lane County
4,638
1,880
1,008
7,526
931
Acres
5,413.4
3,316.7
3,136.2
11,866.2
4,239.4
Source: analysis by ECONorthwest
The database includes area data for development constraints including
floodplains, floodways, wetlands, and steep slopes (slopes over 25%). Table 3-4
shows that about 3,300 acres of the 11,866 acres in the database have some type
of development constraint.
We note here that development constraints do not necessarily preclude
development. In fact some of the 3,300 acres of constrained land could be
considered "developed" and some of the vacant constrained land could be
developable.
4 The database did not exclude tax lots with split plan designations. Thus some portions of tax lots included in the land base are not
designated for employment. The database has data on the area of tax lots in employment designations. The database uses this methodology
to protect the integrity of tax lots and to account for which tax lots have non-employment plan designations.
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Table 3-4. lands designated for commercial and industrial uses,
Metro UGB and unincorporated lane County
Jurisdiction
Eugene City Limits
Springfield City Limits
Metro UGB
Metro UGB Total
Unincorporated Lane County
Source: analysis by ECONorthwest
Number of
land Use
Polygons
7,224
2,794
1,272
11,290
1,312
Acres in
Polygons
5,413.4
3,136.2
3,316.7
11,866.2
4,239.4
Constrained Unconstrained
Acres Acres
1,437.4
706.6
1 , 1 56.6
3,300.6
1 ,440.3
3,976.0
2,429.6
2,160.1
8,565.6
2,799.1
The LCOG database includes 25 generalized land use classifications. Based
on conversations with the T AC and development experts, ECO developed five
classifications that range from built to vacant. Parking emerged as an important
consideration-particularly in more densely developed areas. So, the database
includes a classification for land use polygons that are in surface parking or
partially in surface parking. The database also includes a "partially" vacant
category that accounts for tax lots that have some development, but also may have
some residual development potential. These five land classifications were created
specifically for this project. The are not meant to replace the land use
classifications in the LCOG database; rather, they are intended to provide a
relatively simple continuum of classifications between fully developed and
vacant.
Table 3-5 shows land by classification for the Metro UGB. The data show that
about 55% of the commercial and industrial land base (6,577 acres) was classified
"built." About 26% was classified vacant (3,029 acres). An additional 1,842 acres
were designated as partially vacant, and about 418 acres had surface parking.
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Table 3-5. Acres in tax lots by classification, Metro UGB
Partially Partially
Area Built Parki ng Parki ng Vacant Vacant Total Percent
Acres
Eugene 3,089 256 22 465 1,582 5,413 46%>
Springfield 1,960 91 22 541 523 3,136 26%>
Metro UGB 1,528 21 7 837 925 3,317 28%>
Subtotal 6,577 367 51 1,842 3,029 11,866 1 00%>
Number of Polygons
Eugene 6,155 447 24 190 408 7,224 64%>
Springfield 2,300 145 20 98 231 2,794 25%>
Metro UGB 950 17 3 144 158 1,272 11 %>
Subtotal 9,405 609 47 432 797 11,290 1 00%>
Summary
Percent of Acres 55%> 3%> 0%> 16%> 26%> 1 00%>
Percent of Tax Lots 83%> 5%> 0%> 4%> 7%> 1 00%>
Source: analysis by ECONorthwest
Table 3-6 shows total acres by plan designation and jurisdiction for the Metro
UGB. The data show that about 8% of the land area in the commercial and
industrial land base is not in commercial and industrial plan designations. About
two-thirds of the land in the land base is in industrial land designations.
Table 3-6. Acres in tax lots by classification and plan designation,
Metro UGB
Plan Designation Eugene Springfield Metro UGB Total % of Total
Employment Designations
Campus Industrial 912.0 327.9 230.5 1,470.5 12.4OJ'o
Commercial 1 ,309.6 565.2 187.7 2,062.5 17.4OJ'o
Commercial Mixed Use 33.1 193.3 75.7 302.1 2.6OJ'o
Government & Education 1.6 1.1 0.9 3.5 O.OoJ'o
Heavy Industrial 1,022.8 1,170.6 573.3 2,766.6 23.4OJ'o
Light Medium Industrial 1 ,441 .2 446.5 1,448.4 3,336.1 28.2OJ'o
Light Medium Industrial Mixed 84.6 82.4 167.0 1 .4OJ'o
Major Retail Center 238.8 126.2 365.0 3.1OJ'o
Mixed Use 73.5 73.5 0.6OJ'o
Sand and Gravel 2.6 0.3 0.3 3.1 O.OoJ'o
Special Heavy Industrial 300.4 300.4 2.5OJ'o
University Research 85.6 85.6 0.7OJ'o
Subtotal 5,120.6 2,915.7 2,899.6 10,936.0 92.3OJ'o
Non-Employment Designations
Subtotal 292.7 219.9 395.2 907.8 7.7OJ'o
TOTAL 5,413.4 3,135.6 3,294.8 11,843.8 100.0%
Source: Analysis by ECONorthwest
V ACANT BUILDABLE LAND
The next step in the analysis was to evaluate vacant acres. Table 3-7 shows
vacant acres by jurisdiction and constraint status. The results show that about 50%
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(1,511 acres) of the lands classified as vacant in the Metro UGB have some type
of development constraint.
Table 3-7. Vacant land by jurisdiction and constraint status, Metro
UGB
J u risd iction
Eugene City Limits
Springfield City Limits
Metro UGB
Metro UGB Total
Number of
Land Use
Polygons
408
231
158
797
Acres in
Polygons
1,581.6
522.8
925.1
3,029.5
Constrained Unconstrained
Acres Acres
840.6
169.6
501.0
1,511.2
741.0
353.2
424.1
1,518.3
Source: Analysis by ECONorthwest
Table 3-8 shows vacant land by plan designation and city. The analysis shows
that more than half of the land base classified as vacant is within the Eugene City
Limits.
Table 3-8. Vacant land by plan designation and city, Metro UGB
Plan Designation Eugene Springfield Metro UGB Total % of Total
Employment Designations
Campus Industrial 604.0 142.8 89.5 836.3 27.6OJ'o
Commercial 111.9 57.6 76.9 246.4 8.1OJ'o
Commercial Mixed Use 5.5 24.4 12.2 42.1 1 .4OJ'o
Government & Education 0.0 0.0 0.0 O.OoJ'o
Heavy Industrial 264.3 184.6 78.5 527.4 17.4OJ'o
Light Medium Industrial 475.5 76.3 546.3 1,098.1 36.2OJ'o
Light Medium Industrial Mixed 4.8 15.3 20.1 0.7OJ'o
Major Retail Center 2.1 1.6 3.7 0.1OJ'o
Mixed Use 1.1 1.1 O.OoJ'o
Sand and Gravel 0.1 0.1 0.2 O.OoJ'o
Special Heavy Industrial 0.0 0.0 O.OoJ'o
University Research 33.3 33.3 1.1OJ'o
Subtotal 1,497.8 492.2 818.8 2,808.7 92.7%
Non-Employment Designations
Subtotal 83.8 30.6 106.3 220.7 7.3OJ'o
TOTAL 1,581.6 522.8 925.1 3,029.5 100.0%
Source: Analysis by ECONorthwest
REDEVELOPMENT POTENTIAL
Redevelopment potential addresses land that is classified as developed that
may redevelop during the planning period. While many methods exist to identify
redevelopment potential, a common indicator is improvement to land value ratio.
A threshold used in some studies is an improvement to land value ratio of 1: 1. Not
all, or even a majority of parcels that meet this criterion for redevelopment
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potential will be assumed to redevelop during the planning period. The issue of
how much land might redevelop over the planning period is an issue outside of the
scope of this project.
Table 3-9 shows a summary of potentially underdeveloped parcels by plan
designation. A ratio of less than 1: 1 is a typical, albeit arbitrary, standard for
identifying lands with redevelopment potential. The results show that about 555
acres have an improvement to land value ratio of less than 1: 1 (not including areas
that have 0).5
As stated above, a low improvement to land value ratio does not necessarily
suggest redevelopment. In the context of a buildable lands inventory, jurisdictions
are only interested in redevelopment that results in higher densities.
Table 3-9. Improvement to land value ratio, lands classified as built, Metro
UGB
Eugene City Limits
Springfield City Limits
Metro UGB
Total Acres
Improvement to Land Value Ratio
o 0.01-0.24 0.25-0.49 0.50-0.74 0.75-0.99 1.00-1.99 2.00-2.99 3.00+ No data
More Redevelopment Potential Less Redevelopment Potential
260.9 79.6 48.6 42.2 36.6 376.9 644.4 531.5 62.1
121.1 34.3 13.5 30.3 18.7 262.7 513.9 375.3 32.3
382.6 130.8 58.5 28.5 33.4 82.6 62.3 76.7 24.0
764.6 244.6 120.6 100.9 88.7 722.1 1,220.5 983.5 118.4
Total
Zoning
2,082.7
1,402.1
879.3
4,364.0
Source: analysis by ECONorthwest
Note: analysis does not include surface parking. The database will allow analysis of the amount of surface parking as well
as an assumption that surface parking has high redevelopment potential.
Table 3-10 shows improvement to land value ratio for developed lands by
plan designation. The results show that about 80% of the land with redevelopment
potential (as measured by improvement to land value ratio) are in industrial plan
designations.
5 It is common for county assessment data to not have assessment information on improvements. Key examples include mobile homes and
other improvements that are assessed as personal property. In some instances, data is missing.
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Table 3-10. Improvement to land value ratio, lands classified as built, by
plan designation, Metro UGB
Improvement to Land Value Ratio
Zoning 0 0.01-0.24 0.25-0.49 0.50-0.74 0.75-0.99 I 1.00-1.99 2.00-2.99 3.00+ No data Total
More Redevelopment Potential Less Redevelopment Potential
Campus Industrial 21.7 7.0 5.7 6.9 6.5 21.8 55.7 74.0 9.6 208.9
Com mercial 134.5 29.6 22.6 25.9 18.8 170.5 329.4 261.8 40.5 1,033.7
Commercial Mixed Use 9.7 3.3 1.6 3.6 3.3 23.9 33.2 27.7 12.6 118.9
Heavy Industrial 121.1 35.1 40.1 25.7 29.6 217.0 409.4 328.7 19.5 1,226.1
Light Medium Industrial 245.8 109.7 49.9 38.6 29.7 271.6 356.0 277.5 33.6 1,412.3
Light Medium Industrial M 1.6 0.7 0.3 0.8 6.0 36.7 13.9 2.3 62.4
Special Heavy Industrial 230.3 59.8 11.4 0.3 301.7
Total Acres 764.6 244.6 120.6 100.9 88.7 722.1 1,220.5 983.5 118.4 4,364.0
Source: analysis by ECONorthwest
Note: analysis does not include surface parking
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Appendix A
Framework for
Buildable land Inventories
This chapter provides a brief overview of typical methods and assumptions
used to conduct buildable land inventories. This project resulted in a commercial
and industrial lands database that can be used to develop local inventories. While
it presents summary data, the output presented in this report does not represent a
policy decision by any of the sponsoring governments.
OVERVIEW
Developers and planners should be interested in long-term real estate market
interactions. One way to analyze such interactions is to conduct a Land Needs
Assessment (essentially a 20-year market analysis). It is useful to think of a Land
Needs Assessment6 as containing a supply analysis (buildable and redevelopable
land by type) and a demand analysis (population and employment growth leading
to demand for more built space: residential and non-residential development).
Figure A-I shows the key relationships that influence a Land Needs
Assessment. In this instance the geographic extent of the Land Needs Assessment
is Lane County.7 Figure A-I shows the complex factors that affect land markets
and provides a framework for thinking about how to conduct a Land Needs
Assessment. The demand side begins with growth drivers: population and
employment. Population is converted into households and then dwelling units;
density assumptions allow an estimate of land needed to accommodate new
population. On the commercial and industrial side, employment forecasts are
converted to building space and land needed by using employment per acre
assumptions.
The supply analysis begins with all parcels. Parcels of land are then classified
as developed or vacant. Not all vacant land is available for development. Some
land will have constraints such as steep slopes or floodplains. These lands are
typically deducted from the inventory. Parcels are then aggregated by potential
use (e.g., residential, commercial, or industrial). Land supply is then compared
with demand to determine whether enough land will be available to accommodate
demand during the planning period.
6 A Land Needs Assessment is an analytical tool planners can use to evaluate the interaction of land supply and demand within a defined
region. This chapter describes the framework for completing a Land Need Assessment.
7 This is not quite technically accurate; every jurisdiction with an Urban Growth Boundary and a population over 2500 is required by Goals
9, 10, and 14 to periodically conduct a land needs assessment.
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Figure A-1. Components of a land Needs Assessment
Demand
Residential 1. Population
- Amount
- Household size -
- Age of HH head
- Income
Prices
- Land
- Units -
- Building cost
- Rental rate
Commercial -
Employment
r+ _ Amount, by type
Average persons per
---. dwelling unit ~
Vacancy rates
-"
Industrial
i -+
Estimate of 20-
year demand for
built space
(residential and
nonresidential)
I---
Square feet of built
----. space per employee -
Employees per acre
+
Supplv
Jl.
Estimate of 20-
year demand for
land, by type
At the parcel level
_ Total acres
- Developed acres
= Vacant acres
Physical Constraints
- Floodway
- Floodplain
- Riparian buffer --
- Wetland
- Steep slopes
- Other hazards
.. Vacant acres
- Constrained vacant acres
= Vacant buildable acres (gross)
- Land for other uses (roads, schools, parks, etc.)
= Vacant buildable acres (net)
+ Redevelopable acres (net)
= Total Buildable Land Supply (net)
~
......
"""III
Ratio of
improvement to
land value
- Residential
- Com mercial
Offi ce
Retail
- Industrial
Source: ECONorthwest
LAND SUPPLY
Land supply inventories are primarily about existing conditions. Analysts do
not typically forecast future supply independently. Rather, they forecast demand
and then look at existing buildable and potentially-buildable supply to see how to
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match to the demand. Ideally, both supply and demand are evaluated
simultaneously.
Figure A-2 shows that land can be classified in different ways depending on
its state. Land inventories are primarily concerned with lands that will be
available for development during the planning period. There are many ways that
"vacant land" and "buildable land" can be defined. Figure A-2 shows one way
that is internally consistent and transferable to any urban area.
Figure A-2. Classification scheme for urban land
All land
I
+ +
Developed Land Vacant Land (No
(Structures or - significant
other man-made improvements)
improvements)
I I
t .
Public and Land that is
Institutional Land Constrained Land
(e.g., park, road, NOT available
school, church) to support new
-,r development .
Land with during the
Development planning period. Policy Constraints
likely to stay (e.g., Zoning)
during the
planning period .,r
Physical Constraints
(e.g., wetlands,
flood plain, steep
slope)
Land that IS available .,r
to support new
development during Buildable Land
the planning period.
." . .
Redevelopable Partially Vacant Totally Vacant
Land Land Land
Source: ECONorthwest
Figure A-2 illustrates that vacant land means land without structures or other
significant man-made improvements. In general, "vacancy" is not a difficult
determination to make, provided vacancy is defined as the relative absence of
human constructions. Most people walking the land or looking at an aerial
photograph could agree on what land should be classified as "developed" (and
thus precluded new development unless the existing development were
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demolished). They might also agree, in broad terms, on certain attributes of the
land that constrain its development (either physically or legally) and suggest that
it be classified as unbuildable.
Complications occur when the physical assessment of vacancy gets overlaid
on tax lot boundaries. If tax lot boundaries did not have to be considered, then
every square foot of land could be characterized as vacant or developed. Tax lot
boundaries, however, often lump developed and vacant land together on the same
tax lot (e.g., one house on a three-acre lot). Thus, on a tax lot level vacant land
that is not constrained (i.e., buildable land) comes in two varieties: totally vacant
(no significant improvements on the tax lot) and partially vacant (sometimes
referred to as under-utilized land).
Redevelopable land is not vacant, but it is available to support some of the
new development demanded by the increasing population and employment.
Redevelopment occurs on redevelopable land. Here again the definitions are
important and messy.
It is clear that if a building is removed and something is built in its place that
redevelopment has occurred. But the tax-lot problem occurs there also. What does
one call a situation when the vacant portion of a large tax lot gets development,
without demolishing a building elsewhere on the lot? Or when an existing
structure is added to, increasing the density of development?
Some jurisdictions use the term infill for this type of development. They may
even apply the term to a tax lot itself: if surrounding tax lots are primarily
developed, then an isolated buildable tax lot (i.e., a tax lot totally or partially
vacant) is also an infill tax lot.
Figure A-2 simplifies some of these issues to define three types of land that
can support new development: buildable vacant land, buildable partially-vacant
land, and redevelopable land.
Given the amount of development in any urban area, it is necessary to use
some type of database system for the land inventory. After assembling databases,
the next step in the supply analysis is to classify each tax lot in the UGB in to a
mutually exclusive category. This classification typically includes the following
categories:
. Vacant land. Vacant Land means tax lots with no development. Some
definitions use a minimum improvement value and size threshold for
vacant land.
. Partially-vacant land. Partially-vacant tax lots are sometimes called
"underutilized" land. This includes tax lots that have some development
on them, but also have visible vacant areas.
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. Constrained land. Constrained Land is land that cannot be developed due
to some type of constraint. Constraints are subtracted from total vacant
land to get buildable land (which is further divided into totally vacant and
partially vacant based on parcel boundaries and existing development on
parcels). There are several categories of constraints; Constraints that are
typically considered in buildable lands inventories include:8 wetlands;
riparian areas and shorelines; steep slopes (definitions typically vary for
residential, commercial and industrial land uses); geologic hazards; critical
habitat areas; tsunami inundation zones; areas unserviceable over the
planning period; airport runway/expansion zones; and floodplains and
floodways.
. Redevelopable Land. Redevelopment Potential deals primarily with
parcels with developed structures that are likely to be demolished and new
buildings constructed in their place. Not all, or even a majority of parcels
that meet these criteria for redevelopment potential will be assumed to
redevelop during the planning period. From the perspective of a Buildable
Lands Analysis, we are primarily interested in redevelopment that results
in intensification or changes in land use. For example, a lot with a
dilapidated dwelling unit that gets razed and replaced with a new unit has
not added any capacity (or accommodate additional demand). Thus,
redevelopment potential should include an assessment of lands that can
accommodate additional population or employment.
While it is useful to have some notion of where redevelopment will occur
in the future, we strongly advocate that redevelopment be addressed on the
demand side of the analysis. This recommendation derives from the fact
that the ripeness of a specific parcel for redevelopment depends on a
complex array of factors. Conducting a detailed evaluation of
redevelopment potential from the supply side at the metropolitan level
would be a significant project in itself. Addressing redevelopment from
the demand side simplifies the analysis considerably. Analysts can look at
historical rates of redevelopment, consider the implications of public
policy, and quickly arrive at an assumption, usually expressed as a
percentage of total demand (in dwelling units or built space) that will be
accommodated on redeveloped lands.
. Developed land. All land that is not vacant, partially-vacant, or
redevelopable.
The definitions presented above provide one example of how lands might be
classified in a supply analysis; others classifications are possible. Jurisdictions
should develop a set of definitions that meet the unique characteristics of the
jurisdiction.
8 This is not a comprehensive list of all the development constraints that a city might include in the inventory. The specific list of
constraints should be determined at the beginning of the local supply inventory.
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The definitions provided above address the physical attributes of land. They
do not, however, address what is on the land beyond classifying whether a tax lot
is vacant or developed. A supply analysis should also consider the supply of built
space as well as land. The key point here is that the supply of occupied and
vacant built space can influence demand for both land and built space. For
example, a district that has 5 million square feet of built space with a 30%
vacancy rate may have expectations of a future demand for built space, but have
little demand for land in the short run until excess supply is absorbed.
Data on built space and occupancy can be inventoried and included in a
database or geographic information system. While it is rare to find comprehensive
database of built space, other methods exist to address the derived demand for
land through demand for built space. Data on built space can be inventoried at the
time building permits are issued. Data on vacancy rates is more dynamic and
requires continual monitoring to maintain accuracy. In the u.s. it is not unusual
for real estate or development companies to maintain such databases which are
used to conduct development-specific market analyses.
BUILDABLE LAND INVENTORY METHODS
Methods for identifying buildable land can range from relatively simple, field-
based inventories for small areas, to complex and resource-intensive ones for
large regions. The degree of detail and precision needed for a vacant land
database should be determined by the purposes of the inventory.
The process of developing a buildable lands inventory is not particularly
complex. The steps and sub-steps in a supply inventory are:
1. Calculate the gross vacant acres by land use designation, including fully
vacant and partially vacant parcels. The first step requires parcels to be
classified as vacant, partially vacant or developed. The amount of vacant
land is then tabulated by the planned land use from the comprehensive
plan.
2. Calculate gross buildable vacant acres by plan designation by subtracting
unbuildable acres from total acres. Not all vacant land is developable.
Lands with environmental constraints such as steep slopes, floodplains, or
other natural hazards are deducted from the inventory. This deduction
yields "buildable" acres, or the amount of land that is available for
development.
3. Calculate net buildable acres by land use designation subtracting land for
future public facilities from gross buildable vacant acres. Not all buildable
land will be used for development; streets and other public facilities will
require land. This deduction results in net acres.9
9 Gross and net buildable acres are typically defined as follows:
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4. Calculate total net buildable acres by land use designation by adding
redevelopable acres to net buildable acres. Some developed land will
redevelop during the planning period, the inventory should identify lands
with redevelopment potential and include them in the inventory-unless
the analysis is addressing redevelopment from the demand side. Even if
the analysis addresses redevelopment from the demand side, a supply side
analysis is useful to determine whether a suitable number of redevelopable
sites exist to accommodate the amount of growth allocated.
5. Calculate development capacity by dividing net buildable acres by density
assumptions. The capacity analysis results in estimates of the number of
dwelling units and employees that buildable lands can accommodate. The
capacity analysis requires assumptions about gross density by land use
designations. Assumptions for residential lands are expressed in dwelling
units per gross acre, while assumptions for commercial and industrial
lands are expressed in employees per acre.
The basic steps and data elements for the supply analysis can be easily
displayed in table format. Table A-3 illustrates the basic hierarchy of data
elements in a table format.
Gross Buildable Acre - an acre of vacant land before land has been dedicated for public right-of-way, private streets, or public utility
easements. For example, a standard assumption is that between 20% and 30% of land in a subdivision is used for streets and utilities: if so,
then a gross vacant acre will yield only about 35,000 sq. ft. (70%-80% of a full acre) for lots.
Net Buildable Acre - an acre of vacant land after land has been dedicated for public right-of-way, private streets, or utility easements. A
net vacant acre has 43,560 square feet available for construction, because no further street or utility dedications are required: all the land is
in lots.
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Table A-3. Sample buildable lands worksheet
Minus Eauals Minus Eauals Minus Eauals Divided bv Eauals
Tax Total Developed Gross Constrained Gross Acres for Net Density Capacity
Lot# Acreage acreage vacant acres buildable public buildable (DU/gross (in DU)
acreage vacant facilities vacant acre)
acres (250/0) acres
Light Industrial
1202 10.0 0.0 10.0 1.1 8.9 2.2 6.7 5.0 33
1400 5.0 1.0 4.0 0.0 4.0 1.0 3.0 5.0 15
1506 8.0 8.0 0.0 0.0 0.0 0.0 0.0 5.0 0
Subtotals 9.7 47
Heavy Industrial
2000 20.0 0.0 20.0 2.0 18.0 4.5 13.5 10.0 135
4500 3.0 3.0 0.0 0.0 0.0 0.0 0.0 10.0 0
I Subtotals
Totals
Source: ECONorthwest
13.51
23.2
10.0 1
1351
183
Once the specific definitions are agreed upon, each parcel is assigned a
classification in the parcel table of the GIS database. The easiest way to complete
this is to develop a rule-based approach and then to follow up with field
verification of the classifications. Classification of each tax lot allows the
database to be queried and analyzed by tax lot and classification.
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Appendix B
Summary of
Data Sources
DATABASE STRUCTURE
The challenge with this database system is integrating data elements with
existing GIS coverages. ECO used a relatively simple relational database
design. The data elements are housed within an MS Access database that can
link to key GIS coverages.
Figure B-1 provides a list of tables included in the database. It includes the
table name, the data source, a brief description of what the table will contain,
and the geographic extent (tax lot/land use polygon or both).
The central element of the database is a table housing the total land base for
this study (Land Base in Figure 1). This table contains a single record for every
land use polygon meeting the criteria for being included in this study of
commercial and industrial land. ECO was directed by the T AC to use the land
use polygon file from LCOG as the basis for the analysis. It was agreed upon by
the TAC to use the land use GIS coverage, rather than the tax lot GIS coverage,
as it provided a higher level of granularity in terms of identifYing portions of tax
lots that are currently in use versus portions of the tax lot that are not.
The Land Use table represents the full universe of land that will be looked
at during this project. As such it was important to cast as broad a net as possible
to ensure the inclusion of any land that has the potential to meet the criteria for
this study. Since much of the data being collected was derived from GIS spatial
analysis, once the core database is designed and data begins loading into the
repository tables, it becomes very difficult and time consuming to backtrack and
add new land into the study. However, removing land that was initially
included, but is later identified as not a part of this study is relatively easy.
As it is the center of the database, much time has been spent, working with
the T AC to finalize the criteria for selecting the land base. ECO worked with
three key GIS files from LCOG to produce the land base: (1) the Lane County
land use polygon coverage; (2) the Metro land use polygon coverage; and (3)
the newly adopted Metro Plan Designation coverage.
For the Metro area, commercial and industrial plan designation classes that
were to be included in the land base were identified by City of Eugene and City
of Springfield. A spatial query was applied to the Metro Plan Designation
coverage and a GIS overlay operation was performed between this file and the
Metro land use polygon to arrive at the land base for the metro area.
For the land outside the metro area, commercial and industrial zoning
designations that were to be included in the land base were identified by T AC
members representing Lane County. Spatial queries were applied to the Lane
land use polygon coverage to arrive at the land base for the lands outside the
metro area. A detailed flow diagram is included at the end of this appendix that
documents all of the individual processes used to generate this file.
This process produced a single GIS polygon file with new unique
identification attributes that will be used to populate the Access database. This
step is important for the next step of populating the database but will also be
instrumental for linking the results of later database queries back to the GIS for
map display.
ECO designed a database structure that is simple and straightforward. The
goal was to create a structure that can contain all of the attributes identified by
the partner agencies as valuable to this study and that can be effectively tied to
the outside GIS files, databases, and spreadsheets that will supply these
attributes. ECO will compile this database as "snapshot" exports from outside
source datasets, but also document where and how static tables can later be
replaced with live, dynamic queries to their source datasets. In addition, this
structure creates a repository for new data, identified by the partner agencies as
valuable to the study, but currently not available from existing datasets or
through cost effective spatial analysis. Tables and fields have been created to
store data values generated from site visits, air photo interpretation or other
future analyses.
Figure 1. Database table summary
Table Name Source Description Extent Scope
Item
Address LCOG Address Addresse(s) on tax Tax lot d
File lot
Airport Proximity Derived Proximity to airports Land use r
polygon
Area Assessors From Assessment T ax Lot e
database/GIS data/GIS
Area
Business Existing From County T ax Lot
businesses on spreadsheets
site
City Limits LCOG City limit flag/name Land use c
polygon
County LCOG Unincorporated flag Land use c
polygon
Developed Derived (not Developed area in Land use n
Surface likely; possible) polygon polygon
Development Derived Status of polygon Land use
Status (developed, vacant, polygon
undevelopable)
Flood plain FEMA/LCOG Flood plain status Land use p
constraint polygon
Floodway FEMA/LCOG Floodway status Land use p
constraint polygon
Greenway LCOG Greenway status Land use p
Constraint polygon
Ground H2O LCOG Areas in Land use p
Overlay groundwater polygon
recharge zones
Improvement Derived from Improvement/Land Tax lot
Ratio Assessment data Value
Land Base Primary Relates tax lots to a
Junction Table land use polygon
Lane Survey Lane Co. Land Lane County Tax lot
Mgmt comm./ind survey
Navigable Water Derived Distance to Land use r
Proximity navigable water polygon
Onsite Services ?? Presence of key Tax lot r
services on site
Parking ?? Presence of parking ??
( on-site?)
Plan Designation LCOG Plan designation Tax lot/land b
use polygon
Port Proximity Derived Distance to nearest Land use r
Port polygon
Property Use LCOG Current and past Tax lot h
land use
Rail Proximity Derived Distance to nearest Land use r
rail line polygon
Riparian Corridor LCOG Goal 5 Presence and Land use p
extent of protected polygon
riparian corridor
Slope Constraint Derived Area in slopes p
Street ?? Access/Functional Land use j
class of adjacent st. polygon
Structures Assessor Presence and age Tax lot i
of structures
UGB LCOG Within UGB Tax lot/land c
use polygon
Wetland NWI/Local data Presents and extent Tax lot/land p
Constraint of wetlands use polygon
Zoning LCOG Zoning Tax lot/land b/o
use polygon
DATA DICTIONARY
This appendix includes the data dictionary for the commercial and industrial
lands database. Figure A-I provides a relational diagram of the data structure.
The remainder of the appendix provides details on the data structure for the
tables included in the database:
. Address
. Airport Proximity
. Area
. Business
. City Limits
. County
. Developed Surface
. Development Status
. Flood plain constraint
. Floodway constraint
. Greenway Constraint
. Ground H20 Overlay
. Improvement Ratio
. Land Base
. Lane Survey
. Navigable Water Proximity
. Onsite Services
. Parking
. Plan Designation
. Port Proximity
. Property Use
. Rail Proximity
. Riparian Corridor
. Slope Constraint
. Street
. Structures
. UGB
. Wetland Constraint
. Zoning
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