Table 27 shows that 55% of new commercial (including retail) <br />employment will not require new employment land. Eugene will need to <br />accommodate about 9,830 new commercial employees on new commercial <br />land over the 20-year planning period. <br />Table 27. Estimate of commercial employment that will require new employment land, <br />Eugene 2032 <br />Commercial Employment Growth not Requiring New <br />Employment Land <br />New <br />Non- <br />Employment <br />Employment <br />employment <br />Existing Built <br />% of New <br />Requiring <br />Land Use Type <br />Growth <br />designtions <br />Space <br />Total <br />Employment <br />New Land <br />Commercial <br />18,444 <br />2,767 <br />7,705 <br />10,472 <br />57% <br />7,972 <br />Retail <br />3,582 <br />537 <br />1,187 <br />1,724 <br />48% <br />1,858 <br />Total <br />22,026 <br />3,304 <br />8,892 <br />12,196 <br />55% <br />9,830 <br />Source: ECONorthwest <br />The estimate of employment requiring new land is based on subtracting the total "employment not requiring new employment land" <br />from "new employment growth." (18,444 new employees minus 10,472 employees not requiring land equals 7,972 employees <br />requiring new land) <br />The next step in determining employment land needs for the 20-year <br />period is to estimate commercial land need based on the number of jobs <br />that will need to be located on new employment land, and the expected <br />employment density. Table 28 estimates employment land need by land <br />use type using existing employment densities presented in the prior sub- <br />section. It shows that Eugene will need about 248 acres of land for <br />commercial (including retail) employment uses between 2012 and 2032. <br />The analysis uses the following assumptions to convert employment into <br />land need: <br />Eugene's future employment densities will be similar to current <br />employment densities. Table 28 uses EPA assumptions based on <br />2006 employment data from Table 26. The EPA assumption for <br />commercial is based on commercial centers, such as Downtown, the <br />area south of Downtown, Country Club Road, or mixed retail and <br />office sites. This results in an assumption that new commercial uses <br />will have 68 EPA. The EPA assumption for retail is based on the <br />observed EPA in retail centers, such as Valley River Center, <br />Oakway Center, or West 11th and Seneca. This results in an <br />assumption that new retail uses will have 23 EPA. <br />Employment sites will require additional land for right-of-way <br />and other public uses. The EPA assumptions are employees per net <br />acre (e.g., acres that are in tax lots). As land gets divided and <br />developed, some of the land goes for right-of-way and other public <br />uses. The City of Eugene estimates the amount of land needed for <br />employment including public right-of-way by converting from net <br />to gross acres using estimates of the amount of land needed for <br />Part 11 - Eugene Economic Opportunities Analysis ECONorthwest Page 113 <br />