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Salem City Zoning Code

CHAPTER 510

RA—RESIDENTIAL AGRICULTURE

Sec. 510.001.- Purpose.

The purpose of the Residential Agriculture (RA) Zone is to implement the developing residential designation for the Salem Area Comprehensive Plan through the identification of allowed uses and the establishment of development standards. The RA zone generally allows single family, two family, three, family, and four family residential uses, agricultural uses, and other uses that are compatible with and/or provide support and services to the residential area.

(Prior Code, § 510.001; Ord. No. 31-13; Ord. No. 13-21, § 1(Exh. A), 2-14-2022)

Sec. 510.005. - Uses.

(a)

Except as otherwise provided in this section, the permitted (P), special (S), conditional (C), and prohibited (N) uses in the RA zone are set forth in Table 510-1.

TABLE 510-1. USES
UseStatusLimitations & Qualifications
Household Living
Single family P The following single family activities:
■ Single family detached dwelling.
■ Residential home, as defined under ORS 197.660.
■ Manufactured dwelling park, subject to SRC    chapter 235.
■ Manufactured home
S The following single family activities:
■ Townhouse, subject to SRC 700.085.
■ Zero side yard dwelling, subject to SRC 700.095.
N All other single family.
Two family P
Three family S Three family, subject to SRC 700.081.
Four family S Four family, subject to SRC 700.081.
Multiple family S Cottage cluster, subject to SRC 700.011.
N All other multiple family.
Group Living
Room and board P Single-room occupancy with up to six rooms.
N All other room and board.
Residential care C Residential facility, as defined under ORS 197.660, when located on a lot with frontage on an arterial or collector street.
N All other residential care.
Nursing care C Nursing care, when located on a lot with frontage on an arterial or collector street.
N All other nursing care.
Lodging
Short-term commercial lodging C Short-term rentals.
N All other short-term commercial lodging.
Long-term commercial lodging N
Nonprofit shelters C Nonprofit shelters serving 5 or fewer persons, when located on a lot with frontage on an arterial or collector street.
P Nonprofit shelters for victims of domestic violence serving 10 or fewer persons.
N All other nonprofit shelters.
Retail Sales and Service
Eating and drinking establishments N
Retail sales P Retail sales of agricultural products, when the sales area does not exceed 1,000 square feet in size.
N All other retail sales.
Personal services C The following personal services activities:
■ Beauty salons.
■ Barber shops.
N All other personal services.
Postal services and retail financial services N
Business and Professional Services
Office C Landscape architects and planners.
N All other office.
Audio/visual media production N
Laboratory research and testing N
Motor Vehicle, Trailer, and Manufactured Dwelling Sales and Services
Motor vehicle and manufactured dwelling and trailer sales N
Motor vehicle services N
Commercial parking N
Park-and-ride facilities P Park-and-ride facilities, when converted from portions of existing off-street parking areas.
N All other park-and-ride facilities.
Taxicabs and car services N
Heavy vehicle and trailer sales N
Heavy vehicle and trailer service and storage N
Recreation, Entertainment, and Cultural Services and Facilities
Commercial entertainment—indoor N
Commercial entertainment—
outdoor 		S Golf courses, subject to SRC 700.015.
N All other commercial entertainment—outdoor.
Major event entertainment N
Recreational and cultural community services P Libraries.
S Golf courses, subject to SRC 700.015.
C All other recreational and cultural community services.
Parks and open space C Arboreta and botanical gardens.
P All other parks and open space.
Nonprofit membership assembly C
Religious assembly S Religious assembly, subject to SRC 700.055.
Health Services
Medical centers/hospitals N
Outpatient medical services and
laboratories 		N
Educational Services
Day care P The following day care activities:
■ Child day care home.
■ Adult day care home.
C The following day care activities:
■ Child day care center.
■ Adult day care center.
N All other day care.
Basic education S Basic education, subject to SRC 700.010.
Post-secondary and adult education N
Civic Services
Governmental services N
Social services S Social services, subject to SRC 700.080.
Governmental maintenance services and construction N
Public Safety
Emergency services N The following emergency services activities:
■ Ambulance stations.
■ Ambulance service facilities.
P All other emergency services.
Detention facilities N
Military installations N
Funeral and Related Services
Cemeteries N
Funeral and cremation services N Crematories.
C All other funeral and cremation services.
Construction Contracting, Repair, Maintenance, and Industrial Services
General repair services N
Building and grounds services and construction contracting C The following building and grounds services and construction contracting activities:
■ Landscape, lawn, and garden services.
■ Tree and shrub services.
N All other building and grounds services and construction contracting.
Cleaning plants N
Industrial services N
Wholesale Sales, Storage, and Distribution
General wholesaling N
Heavy wholesaling N
Warehousing and distribution N
Self-service storage N
Manufacturing
General manufacturing N
Heavy manufacturing N
Printing N
Transportation Facilities
Aviation facilities N
Passenger ground transportation
facilities 		P Transit stop shelters.
N All other passenger ground transportation facilities.
Marine facilities N
Utilities
Basic utilities P
Wireless communication facilities Allowed Wireless communication facilities are allowed, subject to SRC chapter 703.
Drinking water treatment facilities C
Power generation facilities N
Data center facilities N
Fuel dealers N
Waste-related facilities N
Mining and Natural Resource Extraction
Petroleum and natural gas production N
Surface mining N
Farming, Forestry, and Animal Services
Agriculture N The following agriculture activities:
■ Marijuana production.
■ Psilocybin production.
P All other agriculture.
Forestry P
Agriculture and forestry services N
Keeping of livestock and other animals P Raising of livestock, fowl, and other animals by residents of the premises for their own private noncommercial use on a lot 10,000 square feet or greater.
C All other keeping of livestock and other animals.
Animal services S Small animal veterinary services, subject to SRC 700.075.
C All other animals services.
Other Uses
Accessory short-term rentals S Accessory short-term rental, subject to SRC 700.006.
Temporary uses P The following temporary uses:
■ Christmas tree sales, subject to SRC 701.015.
■ Construction modular, subject to SRC 701.016.
■ Emergency shelter, subject to SRC 701.025, when located on the site of a religious assembly use.
■ Managed temporary village, subject to SRC 701.030, when located on the site of a religious assembly use or on land owned or leased by a government entity.
■ Residential sales/development office, subject to SRC 701.040.
■ Replacement single family dwelling, subject to SRC 701.035.
■ Safe parking shelter, subject to SRC 701.041, when located on the site of a religious assembly use or on land owned or leased by a government entity.
Home occupations S Home occupations, subject to SRC 700.020.
Guest houses and guest quarters P Guest houses and guest quarters are permitted as an accessory use to single family, provided such houses and quarters are dependent upon the main building for either kitchen or bathroom facilities, or both, and are used for temporary lodging and not as a place of residence.
Storage of commercial vehicle as an accessory use to household living P Storage of a commercial vehicle as an accessory use to household living is permitted, provided no more than 1 commercial vehicle is stored per dwelling unit.
Historic resource adaptive reuse pursuant to SRC chapter 230 Allowed Historic resource adaptive reuse pursuant to SRC chapter 230 is allowed, subject to SRC 230.085.
Accessory dwelling units S Accessory dwelling units, subject to SRC 700.007.
Live-work units S Live-work units, subject to SRC 700.021

 

(b)

Continued uses. Existing, legally-established uses established prior to August 24, 2022, which would otherwise be made non-conforming by this chapter, are hereby deemed continued uses.

(1)

Building or structures housing a continued use may be structurally altered or enlarged, or rebuilt following damage or destruction, provided such alteration, enlargement, or rebuilding complies with the standards set forth in SRC 510.010(f).

(2)

Cease of occupancy of a building or structure for a continued use shall not preclude future use of the building or structure for that use; provided, however, conversion of the building or structure to another use shall thereafter prevent conversion back to that use.

(c)

Neighborhood hub uses. Any use that is a permitted use within the Neighborhood Hub (NH) zone shall be a permitted use on lots created pursuant to SRC 510.010(a).

(Prior Code, § 510.005; Ord. No. 31-13; Ord. No. 22-15, § 3, 11-23-2015; Ord. No. 6-17, § 1, 5-8-2017; Ord. No. 5-17, § 25(510.005), 6-12-2017; Ord. No. 10-17, § 5, 7-10-2017; Ord. No. 1-20, § 2(Exh. B), 2-24-2020; Ord. No. 13-21, § 1(Exh. A), 2-14-2022; Ord. No. 11-22, § 1(Exh. A), 7-25-2022, eff. 8-24-2022; Ord. No. 22-22, § 1(Exh. A), 11-28-2022; Ord. No. 7-23, § 1(Exh. A), 11-27-2023)

Sec. 510.010. - Development standards.

Development within the RA zone must comply with the development standards set forth in this section.

(a)

Land divisions in the RA zone. When land is subdivided in the RA zone that is at least ten acres in size, includes or abuts an existing or planned collector or minor arterial street, and is located more than one-quarter mile from all commercial, mixed-use, and neighborhood hub zones; neighborhood hub uses shall be allowed on at least two of the lots that are created, provided all of the following standards are met:

(1)

The lots shall be contiguous. For the purposes of this standard, any lots that are only separated by right-of-way may be considered contiguous.

(2)

At least one of the lots shall be located on an existing or planned collector or minor arterial street.

(b)

Lot standards. Lots within the RA zone shall conform to the standards set forth in Table 510-2.

TABLE 510-2. LOT STANDARDS
RequirementStandardLimitations & Qualifications
Lot Area
Single family Min. 1,500 sq. ft. Applicable to townhouses.
Min. 4,000 sq. ft. Applicable to all other single family.
Two family Min. 4,000 sq. ft.
Three family Min. 5,000 sq. ft.
Four family and multiple family Min. 7,000 sq. ft.
Nonprofit shelters Min. 4,000 sq. ft. Applicable to nonprofit shelters serving victims of domestic violence.
Min. 6,000 sq. ft. Applicable to all other nonprofit shelters.
All other uses Min. 6,000 sq. ft.
Infill lot Min. 5,500 sq. ft. Applicable to all infill lots, unless a greater minimum lot area is required for the specific use.
Lot Width
Single family Min. 20 ft. Applicable to townhouses.
Min. 40 ft. Applicable to all other single family.
Two family, three family, four family, and multiple family Min. 40 ft.
All other uses Min. 60 ft.
Lot Depth
Single family Min. 70 ft.
Min. 120 ft. Applicable to double frontage lots.
No Max. Applicable to townhouses.
Max. 300% of average lot width Applicable to all other single family.
Two Family Min. 70 ft.
Min. 120 ft. Applicable to double frontage lots.
Max. 300% of average lot width
All other uses Min. 80 ft.
Min. 120 ft. Applicable to double frontage lots.
Max. 300% of average lot width
Street Frontage
Single family Min. 20 ft. Applicable to townhouses.
Min. 40 ft. Applicable to all other single family
Min. 30 ft. Applicable to all other single family, excluding townhouses, when located on lots fronting on the turnaround of a cul-de-sac street or the outside curve of a curved street having a radius of 200 feet or less and a direction change of 60 degrees or more.
In no case shall the lot width be less than 40 ft. at the front building setback line.
Two family, three family, four family, and multiple family Min. 40 ft.
Min. 30 ft. Applicable to lots fronting on the turnaround of a cul-de-sac street or the outside curve of a curved street having a radius of 200 feet or less and a direction change of 60 degrees or more.
In no case shall the lot width be less than 40 ft. at the front building setback line.
All other uses Min. 60 ft.

 

(c)

Dwelling unit density. Dwelling unit density within the RA zone shall conform to the standards set forth in this subsection.

(1)

Subdivisions. A site that is at least five acres in size and is subdivided shall comply with the following standards:

(A)

The subdivision shall meet a minimum density of 5.5 units per acre. Notwithstanding SRC 700.007(a)(6)(A), accessory dwelling units may count toward this minimum density standard.

(B)

At least 15 percent of the dwelling units that will be constructed on the lots shall be middle housing.

(2)

All other development. Except for land divisions, all other development shall conform to the following standards:

(A)

Within a quarter-mile of the Core Network. Except as provided in subsection (ii) below, development that is exclusively residential on lots or parcels that are vacant as of August 24, 2022, and located within one-quarter mile of the Core Network shall have a minimum density of 15 units per acre. Notwithstanding the minimum density, no more than 12 dwelling units shall be permitted on an individual lot.

(i)

For the purposes of determining distance from the Core Network, the distance shall be measured along a route utilizing public or private streets that are existing or will be constructed with the development.

(ii)

Exceptions. The following are exempt from the dwelling unit density standard:

(aa)

Accessory dwelling units;

(bb)

Development on a vacant lot or parcel platted within ten years prior to August 24, 2022.

(B)

More than a quarter-mile of the Core Network. There shall be no required minimum density for development except as provided in this subsection (2) and for cottage clusters as required in SRC 700.011.

(3)

For the purposes of calculating the minimum density in subsections (1) and (2) above, the following land and water areas may be excluded from the total site area:

(A)

Riparian corridors, provided the land is not developed or graded;

(B)

Land with slopes exceeding 25 percent, provided the land is not developed or graded;

(C)

Stormwater facilities dedicated or sold to the City; and

(D)

Open space that will preserve significant natural features, provided that the perpetual maintenance and operation of that open space is provided by a home owners' association.

(E)

In addition to (A) through (D) above, special setbacks may be excluded from the total site area when calculating the minimum density required for all other development that is exclusively residential and located within a quarter-mile of the Core Network as provided in subsection (2)(A) above.

(d)

Setbacks. Setbacks within the RA zone shall be provided as set forth in Table 510-3.

TABLE 510-3. SETBACKS
RequirementStandardLimitations & Qualifications
Abutting Street
Buildings
Multiple family Min. 10 ft.
All other uses Min. 12 ft.
Min. 20 ft. Applicable along collector or arterial streets.
Accessory Structures
Multiple family Min. 10 ft.
Accessory to all other uses None Applicable to accessory structures not more than 4 ft. in height.
Min. 12 ft. Applicable to accessory structures greater than 4 ft. in height.
Min. 20 ft. Applicable to accessory structures greater than 4 ft. in height, when located in a yard adjacent to a collector or arterial street.
Interior Front
Buildings
Multiple family Min. 10 ft.
All other uses Min. 12 ft.
Accessory Structures
Multiple family Min. 10 ft.
Accessory to all other uses None Applicable to accessory structures not more than 4 ft. in height.
Min. 12 ft. Applicable to accessory structures greater than 4 ft. in height.
Interior Side
Buildings
Single family Min. 5 ft. Applicable to new buildings, other than zero side yard dwellings and townhouses.
Min. 3 ft. Applicable to existing buildings, other than zero side yard dwellings and townhouses.
Per SRC 700.085 Applicable to townhouses.
Per SRC 700.095 Applicable to zero side yard dwellings.
Two family, three family, four family, and multiple family Min. 5 ft. Applicable to new buildings.
Min. 3 ft. Applicable to existing buildings.
All other uses Min. 5 ft. Applicable to buildings not more than 35 ft. in height.
Min. 5 ft., plus 1 ft. for each 1 ft. of height over 35 ft., but need not exceed 20 ft. in depth. Applicable to buildings greater than 35 ft. in height.
Infill lot Min. 10 ft. Applicable to buildings not more than 35 ft. in height where the interior side setback abuts lots zoned RA or RS.
Min. 10 ft., plus 1 ft. for each 1 ft. of height over 35 ft., but need not exceed 20 ft. in depth. Applicable to buildings greater than 35 ft. in height where the interior side setback abuts lots zoned RA or RS.
Min. 5 ft. Applicable to buildings not more than 35 ft. in height where the interior side setback abuts lots zoned other than RA or RS.
Min. 5 ft., plus 1 ft. for each 1 ft. of height over 35 ft., but need not exceed 20 ft. in depth. Applicable to buildings greater than 35 ft. in height where the interior side setback abuts lots zoned other than RA or RS.
Accessory Structures
Accessory to all uses; infill lot None Applicable to accessory structures having at least 1 wall which is an integral part of a fence.
Min. 5 ft. Applicable to all other accessory structures.
Interior Rear
Buildings
Multiple family Min. 10 ft.
All other uses Min. 14 ft. Applicable to any portion of a building not more than 1 story in height.
Min. 20 ft. Applicable to any portion of a building greater than 1 story in height.
Accessory Structures
Multiple family Min. 10 ft.
Accessory to all other uses None Applicable to accessory structures not more than 9 ft. in height.
Min. 1 ft. for each 1 ft. of height over 9 feet. Applicable to accessory structures greater than 9 ft. in height.
Min. 1 ft. Applicable to accessory structures adjacent to an alley, unless a greater setback is required based on the height of the accessory structure.
Abutting Waterway
Buildings
Single Family Min. 100 ft. Applicable to townhouses constructed after March 16, 2022.
None Applicable to all other single family.

All other setbacks required abutting streets and interior front, side, and rear property lines still apply.
Two family, three family, four family, and multiple family Min. 100 ft. Applicable to new buildings constructed after March 16, 2022.
Existing buildings constructed prior to March 16, 2022 located within the 100-foot setback may be rebuilt in the same location within the same building footprint.
All other uses None All other setbacks required abutting streets and interior front, side, and rear property lines still apply.
Accessory Structures
Accessory to all uses None All other setbacks required abutting streets and interior front, side, and rear property lines still apply.

 

(e)

Lot coverage; height. Buildings and accessory structures within the RA zone shall conform to the lot coverage and height standards set forth in Table 510-4.

TABLE 510-4. LOT COVERAGE; HEIGHT
RequirementStandardLimitations & Qualifications
Lot Coverage
Buildings and Accessory Structures
Single family, two family, three family, and four family Max. 60%
Multiple family No Max.
Nonprofit shelters Max. 60% Applicable to nonprofit shelters serving victims of domestic violence.
Max. 35% Applicable to all other nonprofit shelters.
All other uses Max. 35%
Rear yard Coverage
Buildings
All uses N/A
Accessory Structures
Accessory to single family and two family Max. 25%
Accessory to all other uses No Max.
Height
Buildings
Single family, two family, three family, and four family Max. 35 ft.
Multiple family Max. 25 ft. or two-stories, whichever is greater Two-story building height shall not exceed 35 ft.
All other uses Max. 50 ft.
Accessory Structures
Accessory to all uses Max. 15 ft.

 

(f)

Development standards for continued uses. Buildings or structures housing a continued use may be structurally altered or enlarged, or rebuilt following damage or destruction, provided such alteration, enlargement, or rebuilding complies with the following standards:

(1)

The altered, enlarged, or rebuilt building or structure shall conform to development standards set forth in this chapter, and to all other applicable provisions of the UDC; or

(2)

Any building or structure rebuilt shall be located on the same location on the lot as the original building or structure and may be enlarged, provided the enlargement does not increase the building or structure's nonconformity to development standards set forth in this chapter and all other applicable provisions of the UDC.

(g)

Development standards for neighborhood hub uses. In lieu of the development standards in this zone, neighborhood hub uses allowed pursuant to SRC 510.005(c) shall comply with the development standards set forth in the NH zone.

(Prior Code, § 510.010; Ord. No. 31-13; Ord. No. 22-15, § 3, 11-23-2015; Ord. No. 6-17, § 2, 5-8-2017; Ord. No. 13-21, § 1(Exh. A), 2-14-2022; Ord. No. 11-22, § 1(Exh. A), 7-25-2022, eff. 8-24-2022)

Sec. 510.015. - Other provisions.

In addition to the standards set forth in this chapter, development within the RA zone must comply with all other applicable development standards of the UDC, including, but not limited to, the following chapters:

(a)

Trees and Shrubs: SRC chapter 86.

(b)

Wireless Communications Facilities: SRC chapter 703.

(c)

General Development Standards: SRC chapter 800.

(d)

Public Improvements: SRC chapter 802.

(e)

Streets and Right-of-Way Improvements: SRC chapter 803.

(f)

Driveway Approaches: SRC chapter 804.

(g)

Vision Clearance: SRC chapter 805.

(h)

Off-Street Parking, Loading and Driveways: SRC chapter 806.

(i)

Landscaping and Screening: SRC chapter 807.

(j)

Preservation of Trees and Vegetation: SRC chapter 808.

(k)

Wetlands: SRC chapter 809.

(l)

Landslide Hazards: SRC chapter 810.

(m)

Sign Code: SRC chapter 900.

(Prior Code, § 510.015; Ord. No. 31-13)