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Salem City Zoning Code

CHAPTER 522

CR—RETAIL COMMERCIAL

Sec. 522.001.- Purpose.

The purpose of the Commercial Retail (CR) Zone is to implement the commercial designation of the Salem Area Comprehensive Plan through the identification of allowed uses and the establishment of development standards. The CR zone generally allows a wide array of retail sales and office uses.

(Prior Code, § 522.001)

Sec. 522.005. - Uses.

(a)

Except as otherwise provided in this section, the permitted (P), special (S), conditional (C), and prohibited (N) uses in the CR zone are set forth in Table 522-1.

TABLE 522-1. USES
UseStatusLimitations & Qualifications
Household Living
Single family P Residential home, as defined under ORS 197.660, within an existing single family dwelling allowed as a continued use pursuant to SRC 522.005(b).
S Secondary dwellings and guest rooms, subject to SRC 700.070.
N All other single family.
Two family P Two family, when located in a mixed-use building.
All other two family.
N All other two family.
Three family P Three family, when located in a mixed-use building.
N All other three family.
Four family P Four family, when located in a mixed-use building.
N All other four family.
Multiple family P Multiple family, when located in a mixed-use building.
N All other multiple family.
Group Living
Room and board P Room and board serving 5 or fewer persons.
C Room and board serving 6 to 75 persons.
N All other room and board.
Residential care P
Nursing care P
Lodging
Short-term commercial lodging P
Long-term commercial lodging C
Nonprofit shelters P Nonprofit shelters serving 5 or fewer persons.
C Nonprofit shelters serving 6 to 75 persons.
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 P
Retail sales N Used merchandise stores, where sales and storage of merchandise and equipment is not conducted entirely within a building.
P All other retail sales.
Personal services P
Postal services and retail financial services P
Business and Professional Services
Office P
Audio/visual media production P
Laboratory research and testing P
Motor Vehicle, Trailer, and Manufactured Dwelling Sales and Service
Motor vehicle and manufactured dwelling and trailer sales C
Motor vehicle services P Gasoline service stations.
C All other motor vehicle services.
Commercial parking P
Park-and-ride facilities P
Taxicabs and car services P
Heavy vehicle and trailer sales C Truck rental and leasing.
N All other heavy vehicle and trailer sales.
Heavy vehicle and trailer service and storage P Truck stops.
C The following heavy vehicle and trailer service and storage activities:
■ Heavy vehicle and equipment operation instruction.
■ Tire retreading and tire repair shops.
N All other heavy vehicle and trailer service and storage.
Recreation, Entertainment, and Cultural Services and Facilities
Commercial entertainment—
indoor 		C Nightclubs, located within 200 feet of a residential zone.
P All other commercial entertainment—indoor.
Commercial entertainment—
outdoor 		C Privately owned camps, campgrounds, and
recreational vehicle parks.
N The following commercial entertainment—outdoor activities:
■ Amusement parks.
■ Drive-in movie theaters.
P All other commercial entertainment—outdoor.
Major event entertainment C
Recreational and cultural
community services 		P
Parks and open space P
Nonprofit membership assembly P
Religious assembly P
Health Services
Medical centers/hospitals N
Outpatient medical services and
laboratories 		P
Education Services
Day care P
Basic education P
Post-secondary and adult
education 		P
Civic Services
Governmental services P
Social services P
Governmental maintenance services and construction N
Public Safety
Emergency services P
Detention facilities N
Military Installations P
Funeral and Related Services
Cemeteries N
Funeral and cremation services P
Construction Contracting, Repair, Maintenance, and Industrial Services
General repair services P
Building and grounds services and construction contracting P The following buildings and grounds services and construction contracting activities:
■ Landscape, lawn, and garden services.
■ Tree and shrub services.
C Carpet and upholstery cleaning establishments.
N All other building and grounds services and construction contracting.
Cleaning plants N
Industrial services P
Wholesale Sales, Storage, and Distribution
General wholesaling N
Heavy wholesaling N
Warehousing and distribution C Distribution centers for online, mail order, and
catalog sales.
N All other warehousing and distribution.
Self-service storage N
Manufacturing
General manufacturing P General manufacturing, provided the manufacturing does not exceed 10,000 square feet of total floor area per development site and retail sales of the products manufactured is provided on-site.
C The following general manufacturing activities, when exceeding 10,000 square feet of total floor area per development site:
■ Industrial and institutional food service contractors.
■ Costume jewelry and precious metals metalsmithing.
■ Sundries and notions.
■ Signs.
N All other general manufacturing.
Heavy manufacturing N
Printing P
Transportation Facilities
Aviation facilities N
Passenger ground transportation facilities P The following passenger ground transportation facilities:
■ Transit centers.
■ Transit stop shelters.
C The following passenger ground transportation facilities:
■ Local and suburban passenger transportation.
■ Intercity and rural highway passenger transportation within 2,000 feet from the center point of an I-5 interchange and having direct access on to a major arterial.
N All other passenger ground transportation facilities.
Marine facilities N
Utilities
Basic utilities C Reservoirs; water storage facilities.
P All other basic utilities.
Wireless communication facilities Allowed Wireless communication facilities are allowed,
subject to SRC chapter 703.
Drinking water treatment facilities C
Power generation facilities C
Data center facilities N
Fuel dealers N
Waste-related facilities C The following waste-related facilities are allowed conditionally:
■ Recycling depots.
■ Solid waste transfer stations.
N All other waste-related facilities.
Mining and Natural Resource Extraction
Petroleum and natural gas production N
Surface mining N
Farming, Forestry, and Animal Services
Agriculture N Marijuana production.
P All other agriculture.
Forestry P
Agriculture and forestry services P
Keeping of livestock and other animals N
Animal services N New wildlife rehabilitation facility.
P All other animal services.
Other Uses
Temporary uses P The following temporary uses:
■ Emergency shelter, subject to SRC 701.025.
■ Construction modular, subject to SRC 701.016
■ Managed temporary village, subject to SRC 701.030.
■ Safe parking shelter, subject to SRC 701.041.
■ Temporary motor vehicle and recreational vehicle sales, subject to SRC 701.045.
Home occupations S Home occupations, subject to SRC 700.020.
Accessory dwelling units S Accessory dwelling units, subject to SRC 700.007.

 

(b)

Continued uses. Existing legally-established uses established prior to November 28, 2022, but which would otherwise be made nonconforming 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 522.010(e).

(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.

(Prior Code, § 522.005; Ord. No. 31-13; Ord. No. 11-14; Ord. No. 22-15, § 11, 11-23-2015; Ord. No. 7-16, § 12, 6-27-2016; Ord. No. 10-17, § 13, 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. 22-22, § 1(Exh. A), 11-28-2022)

Sec. 522.010. - Development standards.

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

(a)

Lot standards. Lots within the CR zone shall conform to the standards set forth in Table 522-2.

TABLE 522-2. LOT STANDARDS
RequirementStandardLimitations & Qualifications
Lot Area
All uses None
Lot Width
All uses None
Lot Depth
All uses None
Street Frontage
Single 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. 16 ft.

 

(b)

Setbacks. Setbacks within the CR zone shall be provided as set forth in Tables 522-3 and 522-4.

TABLE 522-3. SETBACKS
RequirementStandardLimitations & Qualifications
Abutting Street
Buildings
All uses Min. 5 ft.
Accessory Structures
Accessory to single family None Applicable to accessory structures not more than 4 ft. in height.
Min. 5 ft. Applicable to accessory structures greater than 4 ft. in height.
Accessory to all other uses Min. 5 ft. Not applicable to transit stop shelters.
Vehicle Use Areas
All uses Per SRC chapter 806
Interior Front
Buildings
Single family None
All other uses Zone-to-zone setback
(Table 522-4)
Accessory Structures
Accessory to single family Min. 5 ft.
Accessory to all other uses Zone-to-zone setback
(Table 522-4)
Vehicle Use Areas
All uses Zone-to-zone setback
(Table 522-4)
Interior Side
Buildings
Single family None
All other uses Zone-to-zone setback
(Table 522-4)
Accessory Structures
Accessory to single family 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.
Accessory to all other uses Zone-to-zone setback
(Table 522-4)
Vehicle Use Areas
All uses Zone-to-zone setback
(Table 522-4)
Interior Rear
Buildings
Single family None
All other uses Zone-to-zone setback
(Table 522-4)
Accessory Structures
Accessory to single family None Applicable to accessory structures not more than 9 ft. in height.
Min. 1 ft. for each 1 ft. of height over 9 ft. 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.
Accessory to all other uses Zone-to-zone setback
(Table 522-4)
Vehicle Use Areas
All uses Zone-to-zone setback
(Table 522-4)

 

TABLE 522-4. ZONE-TO-ZONE SETBACKS
Abutting ZoneType of ImprovementSetback(1)Landscaping & Screening
EFU Buildings and accessory structures None N/A
Vehicle use areas Min. 5 ft. Type A
Residential Zone Buildings and accessory structures Min. 15 ft. Type C
Vehicle use areas
Mixed-Use Zone Buildings and accessory structures None N/A
Vehicle use areas Min. 5 ft. Type A
Commercial Zone Buildings and accessory structures None N/A
Vehicle use areas Min. 5 ft. Type A
Public Zone Buildings and accessory structures None N/A
Vehicle use areas Min. 5 ft. Type A
Industrial and Employment Zone: EC, IC, IBC, and IP Buildings and accessory structures Min. 5 ft. Type A
Vehicle use areas
Industrial and Employment Zone: IG Buildings and accessory structures Min. 10 ft. Type C
Vehicle use areas
Limitations and qualifications:
(1)  Zone-to-Zone setbacks are not required abutting an alley.

 

(c)

Lot coverage; height. Buildings and accessory structures within the CR zone shall conform to the lot coverage and height standards set forth in Table 522-5.

TABLE 522-5. LOT COVERAGE; HEIGHT
RequirementStandardLimitations & Qualifications
Lot Coverage
Buildings and Accessory Structures
All uses No Max.
Rear Yard Coverage
Buildings
All uses N/A
Accessory Structures
Accessory to all uses No Max.
Height
Buildings
All uses Max. 50 ft.
Accessory Structures
Accessory to single family Max. 15 ft.
Accessory to all other uses Max. 50 ft.

 

(d)

Landscaping.

(1)

Setbacks. Required setbacks shall be landscaped. Landscaping shall conform to the standards set forth in SRC chapter 807.

(2)

Vehicle use areas. Vehicle use areas shall be landscaped as provided under SRC chapters 806 and 807.

(3)

Development site. A minimum of 15 percent of the development site shall be landscaped. Landscaping shall meet the Type A standard set forth in SRC chapter 807. Other required landscaping under the UDC, such as landscaping required for setbacks or vehicle use areas, may count towards meeting this requirement.

(e)

Development standards for continued uses.

(1)

Buildings. Buildings housing a continued use may be structurally altered or enlarged, or rebuilt following damage or destruction, provided such alteration, enlargement, or rebuilding conforms to development standards set forth in this chapter and to all other applicable provisions of the UDC.

(2)

Accessory structures. Existing accessory structures to a continued use may be structurally altered or enlarged, or rebuilt following damage or destruction, and new accessory structures to a continued use may be constructed, provided such alteration, enlargement, rebuilding, or new accessory structure construction conforms to the development standards set forth in this chapter and to all other applicable provisions of the UDC.

(3)

Option to rebuild in same location. Notwithstanding SRC 522.010(e)(1) and (2), any building or accessory structure rebuilt following damage or destruction may either be located on the same location on the lot as the original building or structure, or 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.

(Prior Code, § 522.010; Ord. No. 31-13; Ord. No. 7-16, § 3, 6-27-2016; Ord. No. 1-20, § 2(Exh. B), 2-24-2020; Ord. No. 11-22, § 1(Exh. A), 7-25-2022, eff. 8-24-2022; Ord. No. 22-22, § 1(Exh. A), 11-28-2022)

Sec. 522.015. - Design review.

Design review under SRC chapter 225 is required for development within the CR as follows:

(a)

Residential care with five or more self-contained dwelling units shall be subject to design review according to the multiple family design review standards set forth in SRC chapter 702.

(b)

Multiple family development shall be subject to design review according to the multiple family design review standards set forth in SRC chapter 702.

(Prior Code, § 522.015; Ord. No. 31-13; Ord. No. 1-20, § 2(Exh. B), 2-24-2020; Ord. No. 22-22, § 1(Exh. A), 11-28-2022; Ord. No. 8-24, § 1(Exh. A), 9-23-2024)

Sec. 522.020. - Other provisions.

In addition to the standards set forth in this chapter, development within the CR 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, § 522.020; Ord. No. 31-13)