The General Employment (EG) Zone is located within the Keizer Station Plan (KSP) Area A, Village Center, and it corresponds directly with the special planning district (SPD) designation as described in the KSP and the Keizer Comprehensive Plan.

Consistent with the KSP, the EG zone promotes a complementary mix of economic uses, development intensity, and development standards along with a wide range of employment opportunities. The EG zone regulations protect the health, safety and welfare of the public, address area character, and address environmental concerns, while enhancing economic opportunities in Keizer. The intent is to promote attractive industrial/commercial areas, which will support the economic viability of the city. In addition, the regulations provide certainty to property owners, developers, and neighbors about the limits of what is allowed. (2/03)

A.

To implement the KSP, the EG zone requires that a minimum of 25 percent of all the EG zone land area be devoted to listed industrial uses and allows a maximum of 75 percent of the EG zone land area to be developed with commercial uses. The specific industrial and commercial uses are defined in this chapter. The EG zone is unique because the location of the particular areas devoted to industrial and commercial uses shall be determined as part of the required master plan review described in chapter 2.125 of this zoning ordinance. (9/18)

B.

The land use limitations of the EG zone include: (2/03)

1.

Permitted and special permitted industrial uses, in sections 2.119.03 and 2.119.04, respectively, represent the allowable uses for the portion of the EG zone so designated as part of the master plan approval required by chapter 2.125. A minimum of 25 percent of the land area of the EG zone shall be devoted to these uses. (9/18)

2.

Permitted and special permitted commercial uses, in sections 2.119.05 and 2.119.06, respectively, represent the allowable uses for the portion of the EG zone so designated as part of a master plan approval required by chapter 2.125. A maximum of 75 percent of the land area of the EG zone may be devoted to these uses. (9/18)

3.

Use restrictions, which apply to the entire EG zone, are identified in section 2.119.07. (2/03)

Industrial development. The following uses, drawn from the IBP and IG zones, when developed under the applicable development standards in the zoning ordinance, are permitted in the EG zone on a minimum 25 percent gross acreage of the Village Center: (2/03)

A.

Construction contractor's offices (15). (2/03)

B.

Manufacturing.

1.

Bakery products (205). (2/03)

2.

Beverages (208). (2/03)

3.

Miscellaneous food preparations and kindred products (209). (2/03)

4.

The manufacture of meat products (201), but excluding both meat packing plants (2011) and any on site abattoirs and slaughtering, rendering of fats, processing of hides and maintenance of live animals or fowl (poultry slaughtering and processing (2015)). (2/03)

5.

Textile mill products (22). (2/03)

6.

Apparel and other finished products made from fabrics and similar products (23). (2/03)

7.

Wood kitchen cabinets (2434). (2/03)

8.

Nailed and lock corner wood boxes and shook (2441). (2/03)

9.

Wood products, not elsewhere classified (2499). (2/03)

10.

Furniture and fixtures (25). (2/03)

11.

Paperboard containers and boxes (265). (2/03)

12.

Printing, publishing, and allied industries (27). (2/03)

13.

Drugs (283), but excluding biological products, except diagnostic substances (2836). (2/03)

14.

Leather and leather products (31) but excluding leather tanning and finishing (311). (2/03)

15.

Glass products, made of purchased glass (323). (2/03)

16.

Pottery and related products (326). (2/03)

17.

Metal cans and shipping containers (341). (2/03)

18.

Cutlery, hand tools, and general hardware (342). (2/03)

19.

Heating equipment, except electric and warm air, and plumbing fixtures (343). (2/03)

20.

Fabricated structural metal products. (344). (2/03)

21.

Screw machine products, and bolts, nuts, screws, rivets, and washers. (345). (2/03)

22.

Metal forgings and stampings (346). (2/03)

23.

Metalworking machinery and equipment (354). (2/03)

24.

Special industry machinery, except metalworking machinery (355). (2/03)

25.

Pumps and pumping equipment (3561). (2/03)

26.

Office, computing, and accounting machines (computer and office equipment (357); calculating and accounting machines, except electronic computers) (3578); office machines, not elsewhere classified (3579). (2/03)

27.

Electrical and electronic machinery, equipment, and supplies (electronic and other electrical equipment and components, except computer equipment (36)). (2/03)

28.

Transportation equipment (37). (2/03)

29.

Measuring, analyzing, and controlling instruments; photographic, medical, and optical goods; watches and clocks (38). (2/03)

30.

Miscellaneous manufacturing industries (39). (2/03)

C.

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

1.

Communication (48). (2/03)

2.

Public utility structures and buildings (electric, gas, and sanitary services (49)). (2/03)

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 (516), tobacco and tobacco products (5194), and nondurable goods, not elsewhere classified (5199). (2/03)

E.

Wholesale trade-durable goods (50), but excluding automobiles and other motor vehicles (5012), 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). (2/03)

F.

The uses listed in above A through D, excluding B(1), shall:

1.

Be within an enclosed building; and (2/03)

2.

Permit retail sales of products manufactured on the site. (2/03)

G.

Services.

1.

Computer and data processing services (737). (2/03)

2.

Research and development laboratories. (2/03)

3.

Management, consulting, and public relations services (management and public relations services (874)). (2/03)

4.

Noncommercial educational, scientific, and research organizations. (2/03)

H.

Office uses.

1.

Any use allowed in section 2.108 (commercial office), excluding those residential uses listed in section 2.108.02A, B, C, PP, and RR and parking lots U. (2/03)

I.

Finance, insurance, and real estate.

1.

Commercial and stock savings banks (602). (2/03)

2.

Mutual savings bank. (2/03)

3.

Savings and loan associations (603). (2/03)

4.

Personal credit institutions (614). (2/03)

J

Public administration. (2/03)

1.

Fire protection (9224). (2/03)

K.

Retail trade.

1.

Eating and drinking places. (2/03)

L.

Services.

1.

Hotels, motels, and tourist courts. (2/03)

2.

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

3.

Membership sports and recreation clubs. (2/03)

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)

8.

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

9.

Miscellaneous services, including pest control (7342). (2/03)

M.

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

N.

Flexible space uses. (2/03)

1.

The following flexible space uses, when restricted, developed, and conducted as required in subsection 2 below, are permitted as industrial business park uses within the EG zone:

a.

Food stores (54). (2/03)

b.

Apparel and accessory stores (56). (2/03)

c.

Furniture, home furnishings and equipment stores (57). (2/03)

d.

Miscellaneous retail; but excluding used merchandise stores (59). (2/03)

e.

Business services. (2/03)

f.

Miscellaneous repair services. (2/03)

2.

In the Keizer Station, where flexible space uses are to be developed as industrial business park uses within the EG zone, 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 subsection (L)(1)(a)—(d). (2/03)

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 acreage identified for IBP uses within the EG zone. The acreage identified for IBP uses within the EG zone is defined as parcel or area of land used for IBP use land development, including building site, parking, landscaping, drainage facilities and any other development on site to support the use on site. (2/03)

c.

The area developed in all flexible space uses shall in the aggregate not exceed 30 percent of the gross area of the acreage identified for IBP uses within the EG zone. (2/03)

d.

Any outdoor storage area shall:

1)

Be no more than 3,000 square feet per building and shall not be aggregated with the storage of another building; (2/03)

2)

Be enclosed with a sight-obscuring fence or wall; (2/03)

3)

Have at least one side conterminous with the building that it serves; (2/03)

4)

Have no opening within 50 feet and visible from any property boundary; and (2/03)

5)

Meet the other applicable requirements of this ordinance. (2/03)

e.

Loading doors shall have no opening within 75 feet and visible from any street or property boundary. (2/03)

f.

All buildings shall be capable of being redeveloped as flexible industrial space. (2/03)

A.

Accessory structures and uses prescribed in section 2.203 are permitted when developed in conjunction with a use listed in section 2.119.03 under the applicable development standards in this zoning ordinance. (2/03)

B.

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

C.

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

D.

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

E.

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

F.

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

G.

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

H.

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

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

A.

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

Commercial development. The following uses, when developed under the applicable development standards in this zoning ordinance, are permitted in the EG zone on a maximum 75 percent gross acreage of the Village Center: (2/03)

A.

One or more buildings with one or more dwelling units or guest rooms and/or one or more other uses allowed in this section on a lot. (2/03)

B.

Residential homes and facilities. (2/03)

C.

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. (8351). (4/16)

D.

Public parks, playgrounds, community clubs, including swimming, tennis and similar recreational facilities, and other public and semi-public uses. (2/03)

E.

Landscape counseling and planning (0781). (2/03)

F.

Offices for any use listed in SIC Division C, Construction. (2/03)

G.

Commercial printing (275). (2/03)

H.

Transportation, communication and utilities. (2/03)

1.

Public utility structures and buildings. (2/03)

2.

Post office (43). (2/03)

3.

Travel agency (4722). (2/03)

4.

Communications (48). (2/03)

5.

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

I.

Retail trade. (2/03)

1.

Building materials, hardware, retail nurseries, and garden supply (52), but excluding mobile home dealers (527). (2/03)

2.

General merchandise stores (53). (2/03)

3.

Food stores (54). (2/03)

4.

Apparel and accessory stores (56). (2/03)

5.

Home furniture, furnishings, and equipment stores (57). (2/03)

6.

Eating and drinking places (58). (2/03)

7.

Miscellaneous retail (59), but excluding fuel and ice dealers (598). (2/03)

8.

Electrical and lighting shops and office machines and equipment stores. (2/03)

J.

Business, professional and social services. (2/03)

1.

Finance, insurance and real estate (60, 61, 62, 63, 64, 65, 67). (2/03)

2.

Hotels, motels and tourist courts (701). (2/03)

3.

Organization hotels and lodging houses on membership basis (704). (2/03)

4.

Personal services (72), but excluding industrial launderers (7218). (2/03)

5.

Business services (73), but excluding disinfecting and exterminating services (7342). (2/03)

6.

Parking lots in accordance with section 2.303.04 of this ordinance (7521). (2/03)

7.

Miscellaneous repair services (76). (2/03)

8.

Motion pictures (78), but excluding drive-ins (7838). (2/03)

9.

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

10.

Health services (80), but excluding hospitals (806). (2/03)

11.

Legal services (81). (2/03)

12.

Elementary and secondary schools (8211). (2/03)

13.

Correspondence schools and vocational schools (824). (2/03)

14.

Schools and educational services not elsewhere classified (829). (2/03)

15.

Social services (83). (2/03)

16.

Museums, art galleries, botanical and zoological gardens (84). (2/03)

17.

Membership organizations (86). (2/03)

18.

Miscellaneous services (89). (2/03)

K.

Public administration (91—97). (2/03)

The following uses, when developed under the applicable development standards in the ordinance and special development requirements, are permitted in the EG zone: (2/03)

A.

Accessory structures and uses prescribed in section 2.203 are permitted when developed in conjunction with a use listed in section 2.119.05 under the applicable development standards in this zoning ordinance. (2/03)

B.

The following special uses, subject to the applicable standards in section 2.4, and shall be considered commercial uses in the EG zone: (2/03)

1.

House of worship (section 2.423). (2/03)

2.

Veterinary services (074) (section 2.414). (2/03)

3.

Funeral service and crematories (726) (section 2.415). (2/03)

4.

Used merchandise store (section 2.417). (2/03)

5.

Service stations (554) (section 2.419). (2/03)

6.

Automobile services (75) (section 2.420), but excluding automotive rental and leasing, without drivers (751), automotive repair shops (753), automotive repair (754). (2/03)

7.

Commuter rail station. (2/03)

8.

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)

A.

The following uses are prohibited to be established in the EG zone: (2/03)

1.

Farm use. (2/03)

2.

The rendering, processing, or cleaning of animals, fish, seafood's, fowl, poultry, fruits, vegetables, or dairy products for wholesale use.

3.

Vehicle sales and secondary repair.

4.

General storage, including boat and RV storage.

5.

Recreational vehicle parks (7033).

6.

Automotive dealers (55).

7.

Automotive rental and leasing, without drivers (751).

8.

Automotive repair shops (753).

9.

Automotive services, except repair (754).

B.

A limitation of the total floor area of specified uses applies to all of Area A, Village Center, of the Keizer Station Plan. A maximum total floor area shall apply to the uses identified in sections 2.119.03(K) and 2.119.06(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)

A.

Purpose. The Keizer Station Plan requires the development of master plans for each of the four areas. This process provides the city council with an opportunity to review development proposals in conformance with the Keizer Development Code and the adopted Keizer Station Plan. Master plans and master plan amendments for each area are required to meet the criteria identified in section 3.113 of the Code. (9/18)

B.

Master plan required. A master plan must be approved by the city council prior to subdivision platting or development. The master plan shall be reviewed through a Type III review process in accordance with this section. It is recognized that the applicant of the master plan for the area may not own or control all the land within the master plan boundary. The master plan shall still cover the entire EG zone. For those portions not owned or controlled by the applicant, the master plan shall focus on a cohesive interconnected system of planned public facilities and shall set general guidelines to be used throughout the master plan area. Subdivision approval shall be based upon the zone and section 3.108 as applicable. (9/18)

1.

The master plan or master plan amendment will be developed and considered in accordance with the requirements of the activity center overlay provisions (section 2.125 of the Keizer Development Code). Once a master plan or master plan amendment is adopted, the proposed development of each use shall be reviewed as required in section 2.315 of the Keizer Development Code during the building permit process. In the case of conflicts between the Keizer Station Plan and the Keizer Development Code, the Keizer Station Plan standards will apply. (9/18)

2.

The master plan shall include a detailed transportation system design plan for the EG zone. The location of transit facilities shall conform to section 2.305 of the Code. (9/18)

A.

Purpose. The lot size standards promote new lots and parcels with sizes and shapes that are practical to assemble and develop. The standards are intended to prevent the creation of small lots or parcels, which are difficult to develop or to aggregate with other lots or parcels. The standards also discourage narrow lots or parcels, which increase demand for curb cuts. The EG zone is specifically designed for the property Contained in Area A, Village Center, in the Keizer Station Plan. Uses in the gross acreage described shall be developed as a maximum 75 percent commercial uses listed in sections 2.119.05 and .06 and a minimum 25 percent industrial uses listed in sections 2.119.03 and 04. Uses shall be established in conformity with this section and all other applicable regulations within the Keizer Development Code. Therefore, the division of such ground shall be approved to the standards in subsection 2.119.09.B below. (7/06)

B.

Minimum lot dimension requirements.

1.

Unless exempted under section (4) below, within the acreage identified for commercial uses, at least 80 percent of the area of lots or qualified abutting lots must meet Standard A stated in the table within this subsection and the remainder lots or parcels must meet Standard B. (7/06)

2.

Unless exempted under section (4) below, within the acreage identified for industrial uses, at least 80 percent of the area of lots or qualified abutting lots must meet Standard C stated in the table within this subsection and the remainder of the lots or parcels must meet Standard D. (7/06)

3.

Qualified abutting lots.

a.

Qualified abutting lots are defined as lots or parcels having the same classification as either all industrial or all commercially designated lands, that abut one another on at least one side and where there is no plan or proposal for curb cuts that would otherwise not be allowed if each individual lot was required to meet the dimensional standards of this section. Qualified abutting lots may be considered in the aggregate as if they were a single whole lot for purposes of determining such qualified abutting lots' compliance with the dimensional standards of this section. Qualified abutting lots may be considered in the aggregate as if they were a single whole lot for purposes of classification of such qualified abutting lots under section A, B, C, or D below. (7/06)

b.

In the absence of the approval of a variance, for purposes of determining compliance with the dimensional standards below, any groups of qualified abutting lots shall consist of no more than four individual lots or parcels. (7/06)

4.

Exempt lots, parcels or tracts. Lots, parcels or tracts created only for the purposes of providing a right-of-way or dedicated utilities, public drainage facilities or open space are exempt from the lot size and shape standards of this section. Lots, parcels, or tracts that are less than one acre in size, the perimeter of which is 80 percent or more surrounded by existing public rights of way or land that has previously been dedicated to the public for public access purposes are exempt from the classification standards and dimensional standards in the chart in the section that immediately follows. (7/06)

*Note: by definition, qualified abutting lots are lots or parcels of the same use type designation, either commercial or industrial, that may be considered as if they are single lot or parcel for purposes of determining compliance with applicable dimensional standards and to determine classification as Standard A—D under this chart. (7/06)

A.

Height, setback, coverage, and landscaping requirements. (7/06)

(1) Height exceptions. Exceptions to the maximum height standard are stated below.

a.

Projections allowed. Chimneys, flag poles, satellite receiving dishes, and other items similar with a width, depth, or diameter of five feet or less may rise ten feet above the height limit, or five feet above the highest point of the roof, whichever is greater. If they are greater than five feet in width, depth, or diameter, they are subject to the height limit.

b.

Rooftop mechanical equipment. All rooftop mechanical equipment must be set back at least 15 feet from all roof edges that are parallel to street lot lines. Elevator mechanical equipment may extend up to 16 feet above the height limit. Other rooftop mechanical equipment which cumulatively covers no more than ten percent of the roof area may extend ten feet above the height limit.

c.

Radio and television antennas, utility power poles, and public safety facilities are exempt from the height limit.

(2) Maximum lot coverage allowed for buildings, accessory structures and paved parking.

(3) Alternative maximum setback option for large commercial uses.

a.

Purpose. The intent of these regulations is to allow significantly deeper street setbacks for very large retail stores locating along transit street or street in a pedestrian district in exchange for a pedestrian and transit-friendly main street type of development. These large commercial sites can still be transit-supportive and pedestrian-friendly by placing smaller commercial buildings close to the street and by creating an internal circulation system that is similar to streets to separate the parking area into blocks. The intent is to encourage development that will, over time, form a pedestrian-friendly main street along the perimeter of the parking blocks. (2/03)

b.

Regulation. Commercial buildings that exceed 100,000 square feet of floor area are exempt from the maximum setback requirements identified in section 2.119.10.A, provided the pedestrian system connects buildings on the site to all adjacent properties. (2/03)

(4) Landscaping. All required yards, except driveways, are required to be landscaped; that portion within the required yard, which is landscaped, may be included in the calculation to meet minimum landscape area requirements. Landscaping shall meet all applicable standards identified in section 2.309 of the Keizer Development Code. In addition to landscaping provisions identified in section 2.309, landscaping for properties within the EG zone shall be defined as follows: (7/06)

Landscaped area must be native or non-native trees, vegetation, ponds, rocks, ground cover, bark chips, cinders, terraces, vegetable or flower gardens, trellises, pathways, or structural features, including, but not limited to, fountains, reflecting pools, outdoor art work, screen walls, fences and benches, which reasonably requires and continues to reasonably require human management to distinguish the area from a natural area. (7/06)

Within the EG zone, landscape area requirements may be determined by the city council to have a portion of landscaped or streetscaped area within the right-of-way to be included within the minimum landscape area requirement. (2/03)

(5) Streetscaping.

a.

"Streetscaping" is defined as pedestrian-oriented improvements to property. "Streetscaping" may include, but is not limited to, walkways with varied materials (other than plain concrete or asphalt), art features, water features, planters, benches, hanging plant baskets, and plazas. (7/06)

b.

In accordance with section 3.113 (Keizer Station Master Plan), at the time of master plan approval by the council, the council may determine if streetscaped areas may be included in the minimum landscape area for a proposed development. (9/18)

(6) Parking.

a.

Averaging. KSP areas are master planned and as such are designed to be both planned and developed as a whole. Shared parking is encouraged in master planned areas. (7/25)

B.

Design standards. All development in the EG zone shall comply with applicable standards in section 2.315 of the Keizer Development Code, in addition to the standards below: (7/06)

1.

Exterior display, storage, and work activities.

a.

Exterior display and storage is allowed. Exterior display and storage shall not be located within required setbacks nor required landscaped areas. Exterior display and exterior storage areas shall not be located within 100 feet of any property line within 60 feet of a residential zone. (2/03)

b.

Exterior work activities are allowed in the areas identified for industrial development. Exterior work activities shall not be located within required setbacks nor required landscaped areas. Such exterior work activities shall not be located within 100 feet of any property line within 60 feet of a residential zone. (2/03)

2.

All development must comply with the applicable standards identified in the Keizer Development Code, including, but not limited to, the following: (1/23)

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