right-of-way. A net to gross conversion is expressed as a percentage <br />of gross acres that are in public rights-of-way. <br />The amount of land used for rights-of-way varies based on use. An <br />empirical analysis of commercial and retail sites in Eugene had a <br />net to gross factor ranging from: about 17% in community retail <br />centers, 31 % in Downtown, and 34% in the area directly south of <br />Downtown Eugene.68 Based on this information, a reasonable net to <br />gross factor assumption is 20% for commercial and retail <br />development. <br />Table 28. Estimate of commercial land need Eugene, 2032 <br />Land <br />Employment Demand <br />Requiring Employees Land Demand (Gross <br />Land Use Type New Land per Acre (Net Acres) Acres) <br />Commercial 7,972 68 117 147 <br />Retail 1,858 23 81 101 <br />Total 9,830 198 248 <br />Source: ECONorthwest <br />The estimate of land demand (net acres) is based on dividing the employees requiring new land by the EPA. <br />(7,972 employees divided by 68 employees per acre equals 117 net acres) <br />The estimate of gross land demand is based on increasing net land demand by 20%. <br />Table 29 compares Eugene's supply of commercial land (from the 2012 <br />Employment Buildable Lands Inventory) to Eugene's demand for <br />commercial land (from Table 28). Table 29 presents the following estimate <br />of the supply of commercial land from the 2012 Employment Buildable <br />Lands Inventory ("BLI"): <br />Vacant commercial land. The 2012 employment land supply <br />identified 108 acres of land as vacant in commercial and mixed-use <br />plan designations.69 <br />Partially vacant commercial land. City staff and a technical <br />advisory group engaged in a parcel-by-parcel review of all <br />commercially-designated developed parcels to identify land with <br />additional development capacity (i.e., partially vacant land). This <br />68 The net-to-gross conversion ratio was developed based on analysis of existing development by <br />plan designation in Eugene. <br />69 This includes land in the following Comprehensive Plan Designations: Commercial, Major Retail <br />Center, Mixed Use and High Density Mixed Use. <br />Page 114 ECONorthwest Part 11 - Eugene Economic Opportunities Analysis <br />