2. List of Measures and Analysis <br />1. Creation and Application of New E-1 and E-2 Employment Zones <br />a) E-2 Mixed Use Employment Zone / W. Eugene Industrial Flexibility <br />Applicability: Certain areas designated Industrial and zoned industrial or commercial. <br />Assumptions: Creating a new E-2 Mixed Use Employment zone to allow more office type uses <br />than in the 1-2 Light Medium Industrial and C-4 Commercial Industrial zones will create more <br />capacity for retail and office jobs and reduce the need to expand the UGB for Commercial jobs. <br />Analysis: The West Eugene Study Area will have a more flexible commercial-industrial zone and <br />consistent development standards through the rezone of some land to the new E-2 Mixed Use <br />Employment zone and some land to the existing C-2 Community Commercial zone. This will <br />occur due to the following new E-2 provisions and existing C-2 provisions: <br />Allow a mixture of commercial and industrial uses. The C-4 Commercial-Industrial zone <br />was intended to accommodate a range of uses found in west Eugene, recognizing the <br />auto-oriented character of the area. The E-2 Mixed-Use Employment zone replaces C-4 <br />and allows a mix of uses throughout the zone with an emphasis on employment zone <br />flexibility and the retail character of the transit corridor. <br />Do no harm to existing businesses. The West 11th Avenue corridor is a jumble of the <br />commercial and industrial zones. The zone changes will unify most of the area under the <br />E-2 and C-2 zones. The goal of the amendments is to avoid non-conformities in E-2 by <br />combining the currently allowed list of permitted uses in 1-2 and C-4. <br />Clarity and consistency in standards. The height, setback, landscape requirements, and <br />other basic development standards in the E-2 zone build upon the C-2 zone standards <br />to: (1) provide clarity and familiarity to those working with the code; and (2) create a <br />consistent development pattern and attractive streetscape to the greatest degree <br />possible. Transition standards are added where E-2 abuts residential zones. <br />Pedestrian friendly and transit supportive development standards. The E-2 development <br />standards promote the compact development and efficient transportation options pillar <br />of Envision Eugene. The standards attempt to strike a balance among the needs of <br />pedestrians, transit users, and automobile drivers, as well as among businesses, <br />customers, and travelers. The front setback and development standards for buildings and <br />drive-through aisles are important pieces of creating a transit supportive and pedestrian <br />friendly corridor. <br />Employment Land Supply Study I Draft February 2017 Part IV- Page 2 <br />