Manufacturers reject sites that would force their industrial traffic to <br />be routed through residential neighborhoods. <br />Business Oregon has determined that manufacturing and industrial <br />firms need to be located relatively close to an interstate highway or <br />principle arterial road, with varying minimum proximity <br />requirements depending upon the specific type of manufacturer, <br />not exceeding 20 miles. (Table 18). Local experts indicate that close <br />proximity to a freight route is typical for local manufacturers. <br />Effective industrial operations rely on close proximity to an arterial <br />or collector street to avoid conflicts with the community / <br />residential areas by minimizing the amount of traffic on local <br />streets and freight traffic in residential neighborhoods. More direct <br />access to freight routes also improves the industry's mobility <br />provides for efficient long distance travel. <br />• Topography/ no or little slope. Eugene considers a slope <br />exceeding 5% to be a development constraint for purposes of <br />identifying possible land for industrial employment. Business <br />Oregon has determined that most industrial sectors on Eugene's list <br />of targeted industries select sites with a slope of 5% or less, except <br />high tech manufacturing and campus industrial, which accept a <br />slope of 7% or less. (Table 18). Eugene has indicated that "no more <br />than a 5% slope" would be an important site characteristic, if not <br />treated as an actual development constraint, because the successful <br />operation of industrial buildings requires level floorplates to <br />reduce costs and offer maximum flexibility, as well as level areas to <br />provide for freight access and pedestrian walkways that meet ADA <br />standards. The real estate development literature describes the <br />increases in development costs and other difficulties associated <br />with industrial development on a sloped site.79 <br />• Floodplain. Eugene considers land located in the Special Flood <br />Hazard Areas (SFHA) as a development constraint for purposes of <br />identifying possible land for industrial employment. OAR 660-009- <br />0005(2) says: "Development Constraints" means factors that <br />temporarily or permanently limit or prevent the use of land for <br />economic development. Development constraints include, but are <br />not limited to, wetlands, environmentally sensitive areas such as <br />habitat, environmental contamination, slope, topography, cultural <br />79 Peiser, Richard B. "Professional Real Estate Development: The ULI Guide to the Business," <br />Urban Land Institute, 1992. <br />Page 130 ECONorthwest Part 11 - Eugene Economic Opportunities Analysis <br />