The Mixed Use (MU) Zone promotes development that combines differing uses (permitted or special permitted) in a single building or complex. This zone will allow increased development on busier streets without fostering a strip commercial appearance. The zone encourages the formation of neighborhood nodes of activity where residential and commercial uses mix in a harmonious manner. This development type will support transit use, provide a buffer between busy streets and residential neighborhoods, and provide new housing opportunities in the city. (4/08)

The Mixed Use Zone is intended to include a variety of uses identified in this section in relative close proximity to each other as compared to a traditional zone district in which differing uses are segregated. Vertical mixed use is a building in which significant amounts of differing uses are located in the same building with different uses on different floors. While mixed use development is primarily intended to consist of retail or other businesses on the ground floor with housing or office uses on upper stories, it is not required that every building within a mixed use area is developed with different uses within it. Clusters of residential and commercial uses around landscaping features or parking areas will also occur. Development is intended to be pedestrian-oriented with buildings close to and oriented to the sidewalk. Parking may be shared between residential and commercial uses. (4/08)

The Mixed Use Zone is suitable for the medium density residential, medium-high density residential and mixed use comprehensive plan designations. (5/98)

The following uses, when developed under the applicable development standards in the zoning ordinance, are permitted in the MU zone:

A.

One or more buildings with one or more dwelling units or guest rooms on a lot. (5/98)

B.

One or more buildings with one or more dwelling units or guest rooms and one or more other uses allowed in this section on a lot. (5/98)

C.

Residential homes and facilities. (5/98)

D.

Day care facility for 17 or more children, consistent with state regulations, including family day care provider for 16 or fewer children, consistent with state regulations. (4/16)

E.

Public parks, playgrounds, community clubs, including swimming, tennis and similar recreational facilities, and other public and semi-public uses. (5/98)

F.

Public or private utility substation, but excluding electrical substation. (5/98)

G.

Landscape counseling and planning (078). (5/98)

H.

Transportation, utilities and communication. (5/98)

1.

Travel agency (4722). (5/98)

2.

Communication (48), but excluding communication services, not elsewhere classified (489). (5/98)

3.

Public utility structures and buildings. (5/98)

4.

Transit facilities (section 2.305). (5/09)

I.

Retail trade. Except as allowed under section 2.107.05.B, the following retail uses shall be limited to buildings of 10,000 square feet or less: (4/08)

1.

General merchandise stores (53). (4/08)

2.

Food stores (54). (4/08)

3.

Apparel and accessory stores (56). (4/08)

4.

Home furnishing, appliance and equipment stores (57). (4/08)

5.

Eating and drinking places (58). (4/08)

6.

Retail, (59) but excluding non-store retailers (596) and fuel and ice dealers (598). (4/08)

7.

Uses listed in 2.107.02.I.1 through 7, if developed in a vertical mixed use development, shall not be considered as a specified use in 2.107.05.E. (10/15)

J.

Business, professional and social services. The following business and professional and service-oriented uses are allowed:

1.

Finance, insurance and real estate (60, 61, 62, 63, 64, 65, 67). (5/98)

2.

Hotels, motels and lodging facilities (701). (5/98)

3.

Personal services (72), but excluding power laundries, family and commercial (7211), linen supply (7213), dry cleaning plants, except rug cleaning (7216), carpet and upholstery cleaning (7217), and industrial launderers (7218). (5/98)

4.

Business services (73), but excluding disinfecting and exterminating services (7342), building and cleaning services (7349), and equipment rental (735). (5/98)

5.

Watch, clock and jewelry repair (763). (5/98)

6.

Recreational or athletic clubs. (5/98)

7.

Health services (80), but excluding hospitals (806). (5/98)

8.

Legal services (81). (5/98)

9.

Miscellaneous services (89). (5/98)

10.

Community or neighborhood clubs. (5/98)

11.

Parking lots. (5/98)

12.

Pet grooming. (6/01)

13.

Veterinary services (section 2.414). (6/15)

K.

Public administration (91—97). (5/98)

The following uses, when developed under the applicable development standards in the ordinance and special development requirements, are permitted in the MU zone:

A.

Partitions, subject to the provisions in section 2.310. (5/98)

B.

Subdivision, subject to the provisions in section 2.310. (5/98)

C.

Planned unit development, subject to the provisions in section 2.311. (5/98)

D.

Accessory structures and uses prescribed in section 2.203.02. (5/98)

E.

The following special uses, subject to the applicable standards in section 2.4:

1.

Accessory dwelling unit (section 2.403). (6/23)

2.

Home occupations (section 2.407). (5/98)

3.

Bed and breakfast establishments (section 2.408). (5/98)

4.

Residential sales offices (section 2.409). (5/98)

5.

Public golf course (SIC 7992) or membership recreation club having golf course (SIC 7997) (section 2.410). (5/98)

6.

Boat and RV storage area (section 2.411). (5/98)

7.

House of worship (section 2.423). (5/98)

8.

Recreational vehicle storage space (section 2.413). (5/98)

9.

Electrical substations (section 2.426). (5/98)

10.

Wireless telecommunications facilities (section 2.427). (5/98)

11.

Cottage cluster development (section 2.432). (6/22)

12.

Mobile food vendor (section 2.434). (7/17)

The following uses may be permitted, subject to obtaining a conditional use permit:

A.

Craft industries, subject to the provisions in section 2.421. (5/98)

B.

Transit station (section 2.429). (5/09)

A.

The following uses are not permitted: (4/08)

1.

Farm use. (5/98)

2.

The rendering, processing, or cleaning of animals, fish, seafoods, fowl, poultry, fruits, vegetables, or dairy products for wholesale use. (5/98)

3.

Any outdoor display or storage of merchandise or materials unless consistent with section 2.107.05.B.7. (4/08)

4.

Camping or overnight in parking lots. (4/08)

5.

Hospitals, but not including surgicenters and day surgery facilities. (12/19)

B.

Retail uses as set forth in section 2.107.02(I) are limited to buildings not exceeding 10,000 square feet of gross leasable area except as provided herein. Such retail uses over 10,000 square feet may be permitted as allowed in an approved master plan, subject to meeting the following requirements: (4/08)

1.

In addition to the requirements in section 2.309 (site and landscaping design), provide increased screening and buffering when any portion of the building is located adjacent (as defined in section 1.200) to existing or planned residential areas so as to adequately screen the building. (4/08)

2.

In addition to the requirements in section 2.107.06(B), provide increased building setbacks when any portion of the building is located adjacent (as defined in section 1.200) to existing or planned residential areas. (4/08)

3.

In addition to the requirements in section 2.315.06, provide increased architectural features, such as the use of three differing materials, color, textures, on building façades that are visible from a public street so as to minimize the effect of large blank walls. The elevations of all buildings shall be varied in textures and material and shall incorporate human scale design elements. Elevations of all buildings shall incorporate no more than 15 feet between varied vertical elements such as materials, patterns and textures, architectural features such as columns, projections, and differing planes shall be used liberally with no greater than 22 feet between such features. Materials shall be varied at the same frequency as the architectural elements. These materials shall incorporate cultured stone, split face concrete mortar units (CMUs), as well as smooth faced CMU walls. (10/15)

4.

Include architectural features that reflect those of the remainder of the building around any outdoor garden/nursery area to include such things as hard walls, windows and awnings. (4/08)

5.

Limit any outdoor display or storage of merchandise to the area adjacent to the building. (4/08)

6.

Direct lighting to avoid causing glare onto adjacent properties and be generally low in height; light sources shall not be visible beyond development boundaries. (4/08)

7.

Provide mitigation measures that address adverse traffic and livability impacts in the surrounding neighborhood. This will include such things as enclosing all service equipment and service areas and any other issues identified in a master plan or traffic impact analysis. (4/08)

8.

Drive-through businesses shall have the drive-through oriented away from both existing and planned residential areas. (4/08)

C.

A retail building of the type described in section 2.107.02(I) is allowed to exceed the 10,000 square foot limit, subject to master plan approval and compliance with all requirements of this chapter. (4/08)

D.

Larger format stores.

1.

Retail buildings of the type described in section 2.107.02(I) that exceed 10,000 square feet (larger format stores) require the development of non-retail/non-single-family home uses in the master plan area that have a total square footage of at least 25 percent of the gross leasable area of the larger format store. As used herein, "non-retail" shall mean uses other than those listed in section 2.107.02(I). (4/08)

2.

Larger format stores in excess of 80,000 square feet of the type described in section 2.107.02(I) shall meet the requirement set forth in subsection D(1) above. In addition to such requirement, for each square foot of vertical mixed use development in the master plan area, the larger format store can be increased above 80,000 square feet by an equivalent amount. The mixed use square footage requirements of subsection D(1) and this subsection cannot be combined. (4/08)

3.

The development required in subsections D(1) and D(2) above shall take place in the same master plan area. The approved master plan shall be conditioned to require such development to be constructed before or concurrently with the larger format store. (4/08)

E.

A limitation of the total floor area for specified uses applies to all of Area C, Keizer Station Center, of the Keizer Station Plan. A maximum total floor area shall apply to the uses identified in section 2.107.02(I). This maximum floor area is set forth in the Keizer station plan; however, this maximum floor area may change as part of an approved master plan. (9/18)

F.

Proposals to develop properties within Area C of the Keizer Station shall comply with master plan or master plan amendment requirements outlined in section 3.113 and also with requirements specified in 2.107.05.G.1 through 6 below. (9/18)

G.

Proposals to develop properties outside of Area C of the Keizer Station shall require approval of a master plan and compliance with the following: (4/08)

1.

Pedestrian access, safety and comfort. (4/08)

a.

To ensure safe, direct, and convenient pedestrian circulation, development shall provide a continuous pedestrian and/or multi-use path system. (4/08)

b.

The pathway system shall extend throughout the development site and connect to all future phases of development, adjacent trails, public parks and open space areas wherever possible. (4/08)

c.

Pathways with developments shall provide safe, reasonably direct and convenient connections between primary building entrances and all adjacent streets and parking areas. (4/08)

d.

For all developments subject to master plan review, pathways shall connect all building entrances to one another. In addition, pathways shall connect all parking areas, storage areas, recreational facilities and common areas (as applicable), and adjacent developments to the site, as applicable. (4/08)

e.

Recessed entries, canopies, and/or similar features shall be used at the entries to a building in order to create a pedestrian scale. (4/08)

f.

The proposal contains an equally good or superior way to achieve the intent of the above criterion and guidelines. (4/08)

2.

Vehicular movement. (4/08)

a.

Encourage traffic to enter and exit the development at locations in a safe manner. (4/08)

3.

Crime prevention and security. (4/08) Crime prevention shall be considered in the site design through application of all of the following guidelines: (4/08)

a.

Territoriality. All proposed building entrances, parking areas, pathways and other elements are defined with appropriate features that express ownership. For example, landscaping, fences, pavement treatments, art and signs are some physical ways to express ownership through design. Such features should not conflict with the need for natural surveillance, as described in b.; and (4/08)

b.

Natural surveillance. The proposed site layout, building and landscape design promote natural surveillance. Physical features and activities should be oriented and designed in ways that maximize the ability to see throughout the site. For example, window placement, the use of front porches or stoops, use of low or see-through walls, and appropriate use of landscaping and lighting can promote natural surveillance. Sight-obscuring shrubs and walls should be avoided, except as necessary for buffering between commercial uses and lower density residential districts, and then shall be minimized; and (4/08)

c.

Activity support. The proposed site layout and building design encourage legitimate activity in public spaces. For example, locating outdoor seating in areas that are visible from inside a restaurant helps to discourage crime and supports the activity of dining; and (4/08)

d.

Access control. By properly siting and designing entrances and exits (i.e., in clear view from the store) and through the appropriate use of lighting, signs and/or other features, the proposed plan controls access in ways that discourage crime; and/or (4/08)

e.

The proposal contains an equally good or superior way to achieve the intent of the above criterion and guidelines. (4/08)

4.

Creating and protecting public spaces. (4/08)

a.

The development provides an appropriate amount of public space as determined by the city council in addition to sidewalks and landscaping. (4/08)

b.

Public space may be a landscaped open space or plaza with pedestrian amenities, as approved by the city council. (4/08)

5.

Human scaled building design. (4/08)

Building façades are designed to a human-scale, for aesthetic appeal, pedestrian comfort, and design character of a development. The city council may determine architectural character, continuity of building sizes, roof forms, rhythm of window and door spaces and the general relationship of buildings to public spaces such as street, plazas, other open space and public parking. (4/08)

The proposal contains an equally good or superior way to achieve the intent of the above criterion and guidelines. (4/08)

In addition, the provisions within section 3.113 apply. (9/18)

H.

Proposals to develop properties in RCOD are subject to use regulations in section 2.130. (12/19)

(Ord. No. 2025-895, § 1(exh. A), 7-7-2025)

A.

Minimum lot dimension and height requirements. (6/22)

(1) Multifamily development must comply with the density standard in section 2.107.07.I. (6/07)

(2) Parcel size shall be adequate to contain all structures within the required yard setbacks. (6/07)

(3) Height of vertical mixed use development may exceed this limitation without a concurrent variance and maximum height will be determined during master plan process. (4/08)

(4) The width for townhouses must be a minimum of 20 feet instead of average 20 feet. (6/22)

B.

Minimum yard setback requirements. (6/22)

(1) Townhouses may have zero-side yard setbacks for interior lot. (6/22)

(2) The rear yard setback shall be as follows: 14 feet for a one-story single building; 20 feet for a two-story building. The rear yard setback for cottage clusters shall be ten feet. (6/22)

(3) The rear and side yard setbacks adjacent to a residential zone shall be no less than the minimum rear yard setback of the zone on the adjacent property. In no case shall the setback be less than ten feet, except there is no required setback adjacent to a nonresidential zone. (5/98)

(4) Setbacks are measured from property lines, not easement lines; however, no structure shall be placed any closer than five feet from the edge of an access easement. (5/98)

(5) The garage entrance setback shall be measured from the property line or edge of private access easement to the entrance of the garage. The centerline of the driveway shall be measured if the driveway to the garage entrance is not perpendicular to the property line or private access easement. In no case shall a garage be set back less than the minimum front, side, and rear setbacks. (5/98)

(6) The minimum front setback from an access easement shall be ten feet. (10/15)

C.

Proposals to develop properties in RCOD are subject to dimensional standards in section 2.130. (12/19)

(Ord. No. 2024-878, § 2(exh. B), 7-15-2024)

All development in the MU zone shall comply with the applicable provisions of this ordinance. The following includes referenced items as well as additional development requirements:

A.

Off-street parking. Parking as specified in section 2.303. (7/25)

B.

Design standards. Unless specifically modified by provisions in this section, buildings located within the MU zone shall comply with the following standards: (5/98)

1.

Single-family detached dwellings, duplexes, triplexes, quadplexes, townhouses, and cottage cluster developments shall comply with the design standards in section 2.314. (6/22)

2.

Residential structures with five or more attached dwelling units and nonresidential structures shall comply with the provisions in section 2.315, development standards. (6/22)

3.

For MU zoned property fronting Cherry Avenue south of Manbrin Drive, residential use shall occupy no less than 35 percent and no more than 65 percent of the building floor area on any property. (5/98)

C.

Subdivisions and partitions. Land divisions shall be reviewed in accordance with the provisions of section 2.310. (5/98)

D.

Yards and lots. Yards and lots shall conform to the standards of section 2.312. (5/98)

E.

Signs. Signs shall conform to the requirements of section 2.308. (5/98)

F.

Accessory structures. Accessory structures shall conform to requirements in section 2.313. (5/98)

G.

Landscaping. All required yards shall be landscaped. Landscaped areas shall be landscaped as provided in section 2.309. The minimum landscaped area requirements shall be as follows: (5/98)

Commercial development: 15 percent.

Mixed commercial and residential development: 20 percent.

Residential development: 25 percent.

H.

Lot coverage. The maximum coverage allowed for buildings, accessory structures and paved parking shall be as follows: (5/98)

Commercial development: 85 percent.

Mixed commercial and residential development: 80 percent.

Residential development (except cottage clusters) (6/22): 75 percent.

I.

Density. For property zoned MU as identified in the Keizer Station Plan, the minimum density for subdivisions, partitions, multifamily or any residential development shall be a minimum eight units per acre and a maximum 24 units per acre for single-family detached and 25 units per acre for townhouses, except there shall be no maximum density for duplexes, triplexes, quadplexes, and cottage clusters, and there shall be no minimum residential density requirement for multifamily development within a mixed use building. (6/22)

J.

Proposals to develop properties in RCOD are subject to development standards in section 2.130. (12/19)

(Ord. No. 2025-895, § 1(exh. A), 7-7-2025)