Table 3. Capacity of Measures to Increase Commercial Employment on Industrial Land <br />office retail <br />% of net Jobs/ac % of net Jobs/ac <br />Gross ac Net ac 59.09% 68 40.72% 23 Total <br />Measure 100% 80% acres iobs acres iobs iobs <br />Campus Industrial <br />Flexibility (E-1 zone) 47.5 38 38 2,584 0 - 2,584 <br />W. Eugene Industrial <br />Flexibility (E-2 zone) 54.5 43.6 14.9 1,011 28.7 659 1,670 <br />Total 102 4,254 <br />ac= acres <br />➢ Efficiency Gained: Together, measures 1a and 1b equate to 4,254 commercial jobs, or <br />102 acres of commercial jobs capacity on Industrial land. The reduction to the 152 acre <br />surplus of Industrial sites less than 10 acres in size is also reflected in Table 4. <br />Additional notes: <br />The E-1 and E-2 code amendment package also included amendments to the 1-2 Light-Medium <br />Industrial Zone that increase allowances for on-site sales of goods manufactured on-site. The 1-2 <br />zone accommodates many small-scale manufactures that need to have a retail component. The <br />pre-2014 code (before these measures were adopted) allowed retail trade in 1-2 when it is <br />"secondary, directly related to, and limited to products manufactured, repaired, or assembled <br />on the development site." This clause has no clear and objective standard for simple permitting, <br />and as such, it has been difficult to implement consistently. The2014 adopted 1-2 code <br />amendments create clear, measurable standards for accessory uses directly related to the <br />primary use, and small-scale independent retail uses to serve employees in the zone. While the <br />impact of these amendments are not quantified, they may add additional retail capacity in the I- <br />2 zone due to increased flexibility. <br />2. Re-designation of Land to Commercial Designation <br />As a result of a comprehensive look at how the Crow Road area might develop in the future, some <br />portions of this area were re-designated to Commercial. <br />Applicability: Portions of three sites in the Crow Road Study Area, south of W. 11th Avenue and east <br />of Greenhill Road. These sites were designated Medium Density Residential. Two of the sites were <br />identified as partially vacant sites on the City's 2012 Employment Land Supply in Part I of this Study. <br />Assumptions: Re-designation of partially vacant land from Medium Density Residential to <br />Commercial will add capacity for commercial jobs. <br />Analysis: A total of 10.3 acres on three sites were re-designated from Medium Density Residential to <br />Commercial. One of the sites had 0.7 acres of Commercial designation but is developed and <br />therefore was not assumed to add capacity at this time. The two other sites have a total of 1.2 acres <br />Employment Land Supply Study I Draft February 2017 Part IV- Page 8 <br />