The Keizer Station Plan requires the development of master plans for each of the five 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. Each master plan shall be reviewed through a Type III review process. (9/18)

The Keizer Station Plan identifies different areas for planned development. Each area has provisions to be approved through the Keizer Station Master Plan (Type III) application procedure. (9/18)

Type III actions follow the procedures found in section 3.202.04. Staff has an advisory role. The zoning administrator shall make a recommendation to the planning commission which then makes a recommendation to the city council for public hearing and final decision. Public notice and a public hearing are provided. Section 3.204.02 lists the notice requirements. Sections 3.205 and 3.206 set forth the hearings process. (9/18)

Properties in Area C may develop as an individual parcel with a conditional use permit (Type II-C) approved by the planning commission in accordance with the applicable criteria and subject to conditions of approval in section 3.113.05. Areas A, B, D, and two or more parcels in Area C may develop with Type III Keizer Station master plan approval by the city council. (9/18)

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

1.

Infrastructure engineering and architectural site plans showing all structures in relation to projected final topography of the project, all proposed connections to existing or proposed roads, transportation facilities (including proposed right-of-way and pedestrian connections), utilities, open space and parking areas, depicting the number and types of spaces. (2/03)

2.

Landscape plans generally showing the common and botanical name of plant species, the number and size of plantings and demonstrating the location and type of irrigation. (2/03)

3.

Building elevations, typical cross sections and typical wall sections of all building areas. (2/03)

4.

Typical elevations of the buildings to determine the specific configuration and relationship of design elements of the typical building exteriors which describe the general aesthetic and technical aspects of the building exterior, including materials. (2/03)

5.

Elevations, typical cross sections of the interior space layout of the building areas, entrance canopies, interior public courts, specialty areas, and service area layouts. (2/03)

6.

Proposed layouts for exterior signage and graphics. (2/03)

7.

Preliminary outline specifications describing exterior construction materials and methods, including indications of colors, finishes, and patterns. (2/03)

8.

An outline of amenities, including, but not limited to, public art, furniture, handrails, seating areas and food areas, if any. (2/03)

9.

A description of servicing requirements, trash compactors and related areas, loading docks, etc. (2/03)

10.

Calculation of gross building, parking and open space. (2/03)

11.

For any project for which the projected daily average daily traffic will exceed 250 vehicle trips per day, in accordance with the Institute of Traffic Generation Manual, a traffic impact analysis will be required and a written explanation how negative impacts will be mitigated. (2/03)

12.

Location of land uses, open spaces, and pedestrian and vehicular circulation and a written explanation showing how these features achieve the purpose of the activity center design plan. (2/03)

Approval of a master plan for an area of the Keizer Station Plan shall require compliance with the following: (2/03)

A.

The master plan shall meet the purpose and objectives identified in the Keizer Station Design Plan. (2/03)

B.

The master plan shall meet the following standards as identified in the Keizer Station Plan in addition to standards within applicable zones: (2/03)

1.

Design standards. (2/03)

2.

Transportation system standards. (2/03)

3.

Utility standards. (2/03)

4.

Parking standards. (2/03)

5.

Landscape standards. (2/03)

If a conflict exists between standards within the Keizer Station Plan and the Keizer Development Code, the Keizer Station Plan standards shall be applied. (2/03)

C.

Development strategies. (4/10)

1.

Pedestrian access, safety and comfort. (2/03)

a.

To ensure safe, direct, and convenient pedestrian circulation, development, shall provide a continuous pedestrian and/or multi-use path system. (4/10)

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. (2/03)

c.

Pathways with developments shall provide safe, reasonably direct and convenient connections between primary building entrances and all adjacent streets and parking areas. (2/03)

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. (2/03)

e.

Recessed entries, canopies, and/or similar features shall be used at the entries to a building in order to create a pedestrian scale. (2/03)

f.

For driveways that service more than 100 parking spaces, shall not have any parking within 25 feet of the driveway intersection. This area shall be landscaped in accordance with section 2.309 of the Keizer Development Code. (4/10)

g.

The proposal contains an equally good or superior way to achieve the intent of the above criterion and guidelines. (2/03)

2.

Crime prevention and security. (2/03) Crime prevention shall be considered in the site design through application of all of the following guidelines: (2/03)

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 (2/03)

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 (2/03)

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 (2/03)

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 (2/03)

e.

The proposal contains an equally good or superior way to achieve the intent of the above criterion and guidelines. (2/03)

3.

Creating and protecting public spaces. (2/03)

a.

The development provides an appropriate amount of public space as determined by the city council in addition to sidewalks and landscaping. (2/03)

b.

Public space may be a landscaped open space or plaza with pedestrian amenities, as approved by the city council. (2/03)

4.

Human scaled building design. (2/03) 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. (2/03)

5.

Request for reallocation of retail square footage limit. (6/10) The Keizer Station Plan (as amended) allows an applicant to request a reallocation of the retail square footage limits in the context of a master plan. If an applicant is requesting such reallocation, the applicant shall comply with the following criteria: (9/18)

a.

Does not result in significant adverse traffic impacts beyond those mitigated in the Keizer Station Master Plan TIA or that any resulting impacts can be mitigated in order to maintain the level of service and volume/capacity standards in the Keizer Station TIA; (9/18)

b.

The reallocation results in a total limitation of no more than 975,000 square feet for all of the Keizer Station Plan area; (6/10)

c.

Other property owners in the Keizer Station will not be unduly burdened by the direct or indirect effects of the reallocation. (6/10)

d.

Residents and/or property owners in the vicinity of Keizer Station will not be unduly burdened by the direct or indirect effects of the reallocation. (6/10)

e.

Considering all positive and negative impacts overall, the citizens of Keizer will benefit from the reallocation. (6/10)

A reallocation shall not reduce the amount of retail square footage allowed in an approved master plan for a different area without the amendment of the master plan for such different area. (9/18)

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

The city may attach conditions to any development within an activity center to achieve the following objectives: (2/03)

A.

Transit orientation. The development shall emphasize transit usage by residents, employees and customers. This may require: (2/03)

1.

Orienting building and facilities towards transit services. (2/03)

2.

Minimizing transit/auto conflicts. (2/03)

3.

Encouraging transit supportive uses. (2/03)

4.

Minimizing walking distance to transit stops. (2/03)

5.

Avoiding excess parking areas. (2/03)

6.

Encouraging shared parking and structures or under-structure parking.

B.

Pedestrian/bicycle circulation. The development shall facilitate pedestrian/bicycle circulation. This may require: (2/03)

1.

Providing efficient, convenient, and continuous pedestrian and bicycle transit circulation systems, linking developments with the Activity Center facilities, and surrounding development. (2/03)

2.

Separating auto and truck circulation and activities from pedestrian areas. (2/03)

3.

Pedestrian-oriented design. (2/03)

4.

Pedestrian amenities. (2/03)

5.

Bicycle parking. (2/03)

6.

Outdoor lighting. (2/03)

C.

Coordination. Coordination of development within an activity center area. This may require: (2/03)

1.

Continuity and/or compatibility of landscaping, circulation, access, public facilities, and other improvements. (2/03)

2.

Siting and orientation of land uses. (2/03)

3.

Frontage roads or shared access. (2/03)

D.

Compatibility. Developments within the activity center should be compatible with and complement the surrounding neighborhood. This may require: (2/03)

1.

Sensitive use of landscaping, building heights, building scale, materials, lighting, circulation systems, and architectural features. (2/03)

2.

Buffering of adjacent residential uses. (2/03)

E.

Other conditions. The council may impose other conditions of approval it deems appropriate for the health, safety, and welfare of the citizens of Keizer or to ensure the desired implementation of the approved master plan. (2/03)

F.

Traffic impact. To minimize congestion and traffic impact within the development and in adjacent areas. (2/03)

Amendments to an adopted master plan may be allowed, subject to the provisions of this section. (9/18)

A.

Applicability. The amendment process is limited to the following:

1.

Site plan changes that have no increase to overall square footage allowed in the existing master plan and cause no increase in the overall vehicle trips generated. For example, an amendment could be a change in the number of buildings and their location. (9/18)

2.

Landscaping design changes. (9/18)

3.

Changes to building design. (9/18)

Any other proposed changes to any adopted master plan shall be processed as a new master plan application. (9/18)

B.

Application submittal requirements.

1.

All changes to any items identified in section 3.113.03. (9/18)

2.

A written explanation demonstrating how the proposed amendment is generally consistent with the adopted master plan. (9/18)

3.

A transportation analysis demonstrating consistency with the adopted master plan traffic impact analysis (TIA). (9/18)

4.

An overall master site plan which includes details for the subject area of change as well as the incorporation of those changes into the entire master plan area. (9/18)

C.

Review criteria.

1.

All applicable review criteria of section 3.113.04 considering the type and extent of the proposed amendment. (9/18)

2.

The amendment is consistent with the adopted master plan, or achieves an equally desirable result. (9/18)

3.

The amendment does not result in additional traffic generation and is consistent with the adopted traffic impact analysis. (9/18)

D.

Conditions of approval.

1.

All original conditions of the adopted master plan shall remain in effect unless specifically modified. (9/18)

2.

Additional conditions may be placed for any master plan amendment to assure the objectives in section 3.113.05 are achieved. (9/18)