Framing our options as up or out continues the divisive nature of discourse regarding development.  The choices are not, and cannot, be binary.  There are too many unintended consequences for our community to simply choose one or the other.  I had been involved in several subdivisions, planned unit developments, in Eugene.  What struck me was the requirements for conservation, and lack of requirements for commercialization.  In other words, 40 acres in the southeast hills was developed without a single fire station, access to EMS or a grocery store.  Compare that with the prior Edgewood development which provided for schools and commercial stores and a neighborhood pool in the midst of Donald Street and Willamette Street.  The rate of exchange of single family homes for student housing was, I believe, an unintended consequence of a tax policy.  Eugene must consider both up and out, and the out must include creation of new multi-dimensional neighborhoods with local resources and jobs.