A.

Purpose. The IBP zone is intended to provide for high-quality light industrial and office parks with related commercial uses. It sets high design standards focusing on visual aesthetics while providing a framework for the marketplace to work within creating vibrant, economically viable commerce centers. (5/98)

B.

Classification of uses. Most permitted, special, and conditional uses are classified with reference to the Standard Industrial Classification (SIC) Manual. Numbers in parentheses following a use designation indicate that the use is listed and described under the number in the SIC. Where particular activities otherwise included under a SIC category are excluded from the permitted, a special, or conditional uses, those particular activities are listed, preceded by the words "but excluding" following the more general category from which they are excluded. Particular activities thus excluded may or may not be listed in other sections of this chapter. The IBP zone may be utilized in conjunction with overlay zones, such as the AC (Activity Center) overlay zone used within the Keizer Station Plan, which may include use and development standards which are more restrictive than those found in this chapter. (2/03)

The following uses, when developed under the general development standards in this zoning code applicable to the IBP district and to all such uses, generally, are permitted in the IBP district: (5/98)

A.

Agriculture forestry and fishing. (5/98)

1.

Agricultural production-crops (01). (5/98)

B.

Manufacturing. (5/98)

1.

Grain mill products (204). (5/98)

2.

Bakery products (205). (5/98)

3.

Beverages (208). (5/98)

4.

Miscellaneous food preparations and kindred products (209). (5/98)

5.

The manufacture of meat products (201), but excluding both meat packing plant and any on site abattoirs and slaughtering (2011), rendering of fats (2077), processing of hides and maintenance of live animals or fowl. (5/98)

6.

Textile mill products (22). (5/98)

7.

Apparel and other finished products made from fabrics and similar products (23). (5/98)

8.

Wood kitchen cabinets (2434). (5/98)

9.

Nailed and lock corner wood boxes and shook (2441). (5/98)

10.

Wood products, not elsewhere classified (2499). (5/98)

11.

Furniture and fixtures (25). (5/98)

12.

Paperboard containers and boxes (265). (5/98)

13.

Printing, publishing, and allied industries (27). (5/98)

14.

Drugs (283). (5/98)

15.

Soaps detergents, and cleaning preparations, perfumes, cosmetics, and other toilet preparations (284). (5/98)

16.

Miscellaneous plastic products (308). (5/98)

17.

Leather and leather products (31) but excluding leather tanning and finishing (311). (5/98)

18.

Glass products made of purchased glass (323). (5/98)

19.

Pottery and related products (326). (5/98)

20.

Metal cans and shipping containers (341). (5/98)

21.

Cutlery, hand tools, and general hardware (342). (5/98)

22.

Heating equipment, except electric and warm air, and plumbing fixtures (343). (5/98)

23.

Fabricated structural metal products (344). (5/98)

24.

Screw machine products, and bolts, nuts, screws, rivets, and washers (345). (5/98)

25.

Metal forgings and stampings (346). (5/98)

26.

Metalworking machinery and equipment (354). (5/98)

27.

Special industry machinery, except metalworking machinery (355). (5/98)

28.

Pumps and pumping equipment (3561). (5/98)

29.

Office, computing, and accounting machines (357). (5/98)

30.

Electrical and electronic machinery, equipment, and supplies (36). (5/98)

31.

Transportation equipment (37). (5/98)

32.

Measuring, analyzing, and controlling instruments; photographic, medical, and optical goods; watches and clocks (38). (5/98)

33.

Miscellaneous manufacturing industries (39). (5/98)

C.

Transportation, communications, electric, gas, and sanitary services.

1.

Motor freight transportation and warehousing (42). (5/98)

2.

Communication (48). (5/98)

3.

Public utility structures and buildings (49). (5/98)

D.

Wholesale trade, nondurable goods (51), but excluding poultry and poultry products (5144), livestock (5154), farm product raw materials, not elsewhere classified (5159), chemicals and allied products (5169), tobacco and tobacco products (5194), and nondurable goods, not elsewhere classified (5199). (5/98)

E.

Wholesale trade, durable goods (50), but excluding automobiles and other motor vehicles (501), lumber and other construction materials (503), coal and other minerals and ores (5052), construction and mining machinery and equipment (5082) and scrap and waste materials (5093). (5/98)

F.

The uses (b) through (e), excluding (c)(iii), shall:

1.

Be within an enclosed building; and

2.

Permit retail sales of products manufactured on the site. (5/98)

G.

Services. (5/98)

1.

Computer and data processing services (737). (5/98)

2.

Research and development laboratories (873). (5/98)

3.

Management, consulting, and public relations services (874). (5/98)

4.

Noncommercial educational, scientific, and research organizations (8733). (5/98)

H.

Public administration. (5/98)

1.

Public order and safety (922), except correctional institutions (9223). (1/07)

I.

Office uses. (5/98)

1.

Any use allowed in section 2.108 (commercial office), excluding those residential uses listed in 2.108.02.A, B, C, PP, and RR. (5/98)

J.

Retail trade. (5/98)

1.

Eating and drinking places (58). (5/98)

K.

Finance, insurance, and real estate. (5/98)

1.

Commercial and stock savings banks (602). (5/98)

2.

Mutual savings bank (603). (5/98)

3.

Savings and loan associations (603). (5/98)

4.

Personal credit institutions (606). (5/98)

L.

Services. (7/06)

1.

Hotels, motels, and tourist courts (7011). (5/98)

2.

Day care facility for 17 or more children, consistent with state regulations. (8351). (4/16)

3.

Membership sports and recreation clubs (7997). (5/98)

4.

Amusement and recreation (79), but excluding golf courses (7992) and amusement parks (7996). (2/03)

5.

Motion pictures (78), but excluding drive-in motion picture theaters (7833). (7/06)

6.

Public and private sports facilities, including, but not limited to, stadiums, arenas, ice rinks, parks, and aquatic facilities. (2/03)

7.

Miscellaneous services. (5/98)

M.

Transit facilities. (5/09)

N.

Flexible space uses.

1.

The following uses, when restricted, developed, and conducted as required in subsections 2 and 3 below, are permitted in the IBP district:

a.

Food stores (54). (5/98)

b.

Apparel and accessory stores (56). (5/98)

c.

Furniture, home furnishings and equipment stores (57). (5/98)

d.

Miscellaneous retail (59); but excluding used merchandise stores (5932). (5/98)

e.

Business services (73). (5/98)

f.

Miscellaneous repair services (76). (5/98)

2.

In the Keizer Station Plan where flexible space uses are to be developed within the IBP district, the following development limits apply: (2/03)

a.

No single building shall be more than 25,000 square feet in area, with no more than 10,000 square feet to be utilized for any individual use listed in subsections 1(a) through (d). (7/04)

b.

The aggregate floor area for uses devoted to food stores (54), apparel and accessory stores (56), furniture, home furnishings, and equipment stores (57), and miscellaneous retail (59) shall not exceed two percent of the total land area in the IBP district. "IBP district" is defined as IBP zoned property within the Keizer Station, including any internal public streets. In no case shall each contiguously zoned IBP district within the Keizer Station exceed 32,400 square feet of flexible use space as set forth in subsections 1.a through d. (7/04)

c.

The area developed in all flexible space uses shall in the aggregate not exceed 30 percent of the gross area of the IBP district. (5/98)

d.

Any outdoor storage area shall:

i.

Be no more than 3,000 square feet per building and shall not be aggregated with the storage of another building;

ii.

Be enclosed with a sight-obscuring fence or wall;

iii.

Have at least one side coterminous with the building that it serves;

iv.

Have no opening within 50 feet and visible from any property boundary; and

v.

Meet the other applicable requirements of this ordinance. (5/98)

e.

Loading doors shall have no opening within 75 feet and visible from any street or property boundary. (5/98)

f.

Buildings fronting a street and within 50 feet of an abutting property shall have glass frontage not less than 35 percent of the area of the street front wall. (5/98)

g.

All buildings shall be capable of development as flexible industrial space. (5/98)

3.

For land that is outside of the Keizer Station where no master plan is established and where flexible space uses are to be developed, the following development limits apply: (1/07)

a.

Properties to be developed with flexible space uses shall have frontage along an arterial street. (1/07)

b.

Any outdoor storage area shall: (1/07)

i.

Be enclosed with a sight-obscuring fence or wall; (1/07)

ii.

Have at least one side coterminous with the building that it serves; (1/07)

iii.

Have no opening for loading that is within 50 feet of a property boundary unless it is screened in accordance with provisions as specified in section 2.113.05; and (1/07)

iv.

Meet the other applicable requirements of this ordinance. (1/07)

c.

Buildings fronting a street shall have not less than 35 percent of the area of the street front wall with windows, displays or doorway openings. (1/07)

O.

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

P.

Medical marijuana facilities (section 2.433). (10/14)

Q.

Marijuana grow site (section 2.433). (10/14)

R.

Marijuana retailer (section 2.433). (1/16)

S.

Marijuana processor (section 2.433). (1/16)

T.

Marijuana producer (section 2.433). (1/16)

U.

Marijuana wholesaler (section 2.433). (1/16)

V.

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

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

A.

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

Within any IBP district, no building, structure, or land shall be used, erected, structurally altered, or enlarged for any use not permitted under this chapter. (5/98)

In an IBP district no land or structure shall be used or occupied unless maintained and operated in continuing compliance with all applicable standards adopted by the Oregon Department of Environmental Quality (DEQ), including the holding of all licenses and permits required by DEQ regulation, local ordinance, and state and federal law. (5/98)

A.

Design standards. Unless specifically modified by provisions in this section, buildings located within the IBP zone shall comply with the development standards in section 2.315. (5/98)

B.

Location standards. (5/98)

1.

Each IBP district shall have direct access onto an arterial or collector street. (5/98)

2.

Access to a local street abutting the district shall not be permitted from any lot within the IBP district, except that access may be permitted to a local street if 75 percent of the property is zoned industrial or designated industrial in the Keizer Comprehensive Plan along both sides of the street for a distance of 600 feet from the center line of a proposed access in both directions along the street, or for the distance from said centerline to the next intersecting arterial or collector street in both directions, whichever is less. (5/98)

3.

Calculation of the percent of industrial property shall be based upon the street frontage of properties having frontage on the local street within the described distance of the centerline of the proposed access. (5/98)

4.

The zoning administrator may require street right-of-way and improvements for streets abutting or within the IBP district in accordance with the development code, except that for local streets to which access is not allowed under 2 above, the zoning administrator may only require right-of-way dedication, and not improvements. (5/98)

C.

Height. Within the IBP district buildings and structures erected, altered or enlarged shall not exceed 100 feet in height, except for the area within 50 feet of any residential zone where the maximum height shall be 15 feet. (5/98)

D.

Lot area and dimensions. There are no minimum lot area requirements in an IBP district. (5/98)

E.

Yards adjacent to streets. Within an IBP district:

1.

Along the full extent of each lot line adjacent to a street, there shall be a required yard 20 feet in depth. (5/98)

2.

Setbacks for accessory building and structures, except fences, shall be the same as for primary buildings. (5/98)

3.

No parking will be allowed in required yards. (5/98)

4.

No buildings or structures except transit shelters approved by the Salem Area Transit District shall be permitted in a required yard adjacent to a street. (5/98)

F.

Yards adjacent to other districts. (5/98)

1.

Where an IBP district within the Keizer Station Plan abuts any other district, except another I district, directly or across an alley, there shall be a required yard 40 feet in depth adjacent to the lot line separating the IBP district from the abutting district. (5/98)

2.

Where an IBP district not within the Keizer Station Plan abuts any other district, except another I district, directly or across an alley, there shall be a required yard 15 feet in depth, plus one foot of depth for each foot of building height over ten feet, adjacent to the lot line separating the IBP district from the abutting district. (5/98)

3.

Where an IBP district within the Keizer Station Plan abuts another I district, directly or across an alley, there shall be a required yard 20 feet in depth adjacent to the lot line separating the IBP district from the abutting district. (5/98)

4.

No buildings or structures shall be permitted in a required yard adjacent to an abutting district. (5/98)

5.

All parking shall be set back at least 20 feet from the lot line separating the IBP district from the abutting district. (5/98)

6.

Driveways shall be set back at least 20 feet from the lot line separating the IBP district from the abutting district, except where the driveway provides direct access to the abutting property or to a street. (5/98)

G.

Side and rear yards. Notwithstanding section 2.113.05.F, there are no side or rear yard requirements in the IBP district except:

1.

As may be required for a yard adjacent to another district as defined above. (5/98)

2.

Where a side or rear yard is not required but is provided it shall:

a.

Be at least ten feet in depth;

b.

Not include buildings, structure, parking or driveways; and

c.

Be landscaped. (5/98)

3.

Driveways and accessways shall set back at least ten feet from property lines, except where the driveway or accessway provides direct access to an adjacent street, or where a common driveway is provided along a lot line between two separately owned properties. In case of the latter exception, at least ten feet of landscaped yard shall exist parallel and along each side of the common driveway. (7/06)

H.

Lot coverage. Each lot within an IBP district shall have a least 20 percent of its gross area landscaped; that portion of the required yards, which are landscaped, may be included in the calculation to meet the 20 percent landscaped area. (5/98)

I.

Open storage.

1.

Open storage of materials and equipment is prohibited in required yards but is otherwise permitted, provided that such storage is enclosed with a sight-obscuring fence, wall or berm at least six feet in height, or a sight-obscuring hedge no less than four feet in height and capable of obtaining a height of six feet within two years, any of which shall be located on the property at the required set back line in the same manner as if such berm, fence, wall, or hedge were a building. (5/98)

2.

Materials and equipment stored as permitted in this section shall be no more than 14 feet in height above the elevation of the storage area. (5/98)

J.

Landscaping.

1.

Landscaping shall meet the requirements of the Keizer Development Code as well as the following requirements. (5/98)

2.

Required yards shall include the following plant materials: (5/98)

Number of Plant Units or Square Feet of Living Ground Cover
Per 1,000 Square Feet of Landscaped yard

3.

Plant units shall be distributed not less than two units per each 100 linear feet of boundary or lot line and each ten feet of depth. (5/98)

4.

Plant units meeting the above standards shall also be planted and maintained in any planting strip or area within the public right-of-way adjacent to a use. Trees within the planting strip shall be in conformance with city standards for street trees. (5/98)

K.

Off-street parking and loading. (7/25)

1.

Parking.

a.

All provided parking shall be set back at least ten feet from all interior property lines. (7/25)

2.

Loading.

a.

All loading spaces shall be screened from adjacent property by a sight-obscuring fence, wall, hedge, or berm at least four feet in height. (5/98)

b.

Loading docks and loading doors shall be screened from the street by landscaping and shall be offset from driveway openings. (5/98)

L.

Lighting. Exterior lights fixtures shall be so located and designed that the light source, viewed by an observer five feet above the ground and five feet outside the boundary of the IBP district, shall within 50 feet of the base of the light standard be either:

1.

Completely shielded from direct view; or (5/98)

2.

Not greater than five footcandles. (5/98)

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