The purpose of the West Salem Central Business District (WSCB) zone is to implement the Central Business District comprehensive plan map designation through the identification of allowed uses and establishment of development standards that promote a mix of residential, commercial, and civic uses developed in a manner that creates a walkable, thriving, and attractive central business district in West Salem.

(Ord. No. 3-18, § 3, 5-14-2018, eff. 6-13-2018)

(a)

Except as otherwise provided in this section, the permitted (P), special (S), conditional (C), and prohibited (N) uses in the WSCB zone are set forth in Table 525-1.

TABLE 525-1
USES

(b)

Prohibited uses. Notwithstanding Table 525-1, any permitted, special, or conditional use within the WSCB District shall be a prohibited use if developed with a drive-through.

(c)

Continued uses. Land uses existing within the WSCB zone prior to June 13, 2018, which would otherwise be made non-conforming by this chapter, are hereby deemed continued uses.

(1)

Buildings or structures housing a continued use may be structurally altered, enlarged, or rebuilt following damage or destruction, provided:

(A)

Such alteration, enlargement, or rebuilding of a conforming development complies with the standards in this chapter; or

(B)

Such alteration, enlargement, or rebuilding of a continued development complies with the standards set forth in SRC 525.010(a).

(2)

Conversion of the building or structure to a conforming use shall thereafter prevent conversion back to the former continued use or any other continued use.

(3)

A determination by the Building Official that the building or structure housing a continued use is derelict or dangerous, as defined in SRC 50.600 and 56.230, shall terminate the continued use status conferred by this subsection and the property may thereafter only be used for uses allowed in the WSCB zone.

(Ord. No. 3-18, § 3, 5-14-2018, eff. 6-13-2018; 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; Ord. No. 7-23, § 1(Exh. A), 11-27-2023)

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

(a)

Continued development. Buildings and structures existing within the WSCB zone on June 13, 2018, which would otherwise be made non-conforming by this chapter, are hereby deemed continued development.

(1)

Single family uses.

(A)

Buildings. Continued development housing a continued single family use may be structurally altered or enlarged, or rebuilt following damage or destruction, provided such alteration, enlargement, or rebuilding conforms to development standards of the Single Family Residential (RS) zone set forth in SRC chapter 511 and to all other applicable provisions of the UDC, except for lot size and dimension standards in SRC chapter 511.

(B)

Accessory structures. Existing accessory structures on the same property as a continued single family 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 of the Single Family Residential (RS) zone set forth in SRC chapter 511, except the lot size and dimensions standards, and to all other applicable provisions of the UDC.

(C)

Option to rebuild in same location. Notwithstanding SRC 525.010(a)(1)(A) and (B), any continued development housing a continued single family use or associated 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 in compliance with the setbacks of the Single Family Residential (RS) zone set forth in SRC 511.010(b).

(2)

All other uses. Continued development housing a use other than a continued single family use may be structurally altered, enlarged, or rebuilt following damage or destruction, provided such alteration, enlargement, or rebuilding conforms to the following standards:

(A)

Minor alterations. Exterior alterations to buildings that alter an existing building façade area facing a public street right-of-way by less than 20 percent are exempt from all of the development standards in this chapter. Such alterations shall not increase the building façade's nonconformity to the design standards of SRC 525.010(i).

(B)

Minor additions. Additions to buildings that alter or enlarge an existing building façade area facing a public street right-of-way by less than 20 percent are exempt from all of the development standards in this chapter except for street frontage, interior setbacks, parking, landscaping, and maximum height standards. Such additions shall not increase the building façade's nonconformity to the design standards of SRC525.010(i).

(C)

Major alterations. Exterior alterations to buildings that alter an existing building façade area facing a public street right-of-way by between 20 percent and 60 percent shall decrease that building façade's nonconformity to all design standards of SRC525.010(i). Such alterations are exempt from all other development standards in this chapter.

(D)

Major additions. Additions to buildings that enlarge an existing building façade area facing a public street right-of-way by between 20 percent and 60 percent shall comply with at least two of the four design standards of SRC 525.010(i) and all applicable development standards in this chapter except for setback abutting a street and the parking location standards of SRC 525.010(h).

(E)

Substantial alterations. Exterior alterations to buildings that alter an existing building façade area facing a public street right-of-way by more than 60 percent shall meet all applicable design standards of 525.010(i). Such alterations are exempt from all other development standards in this chapter.

(F)

Substantial additions or redevelopment. Additions to buildings that enlarge an existing building façade area facing a public street right-of-way by more than 60 percent shall meet all applicable development standards in this chapter. Continued development that is rebuilt following damage or destruction shall meet all applicable development standards in this chapter.

(b)

Grade separated street frontage. Portions of property street frontage that are separated from the grade of the street with a road ramp above the grade of the property line abutting the street are exempt from setbacks abutting a street, off-street parking location, and design standards.

(c)

Lot standards. Lots within the WSCB zone shall conform to the standards set forth in Table 525-2.

TABLE 525-2
LOT STANDARDS

(d)

Development density. Development density within the WSCB zone shall conform to the standards set forth in table 525-3.

TABLE 525-3
DEVELOPMENT DENSITY

(e)

Setbacks. Setbacks within the WSCB zone shall be provided as set forth in Table 525-4.

TABLE 525-4
SETBACKS

TABLE 525-5
ZONE-TO-ZONE SETBACKS

(f)

Lot coverage; height. Buildings and accessory structures within the WSCB zone shall conform to the lot coverage and height standards set forth in Table 525-6.

TABLE 525-6
LOT COVERAGE; HEIGHT

(g)

Landscaping. Landscaping within the WSCB zone shall be provided as set forth in this subsection.

(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 chapter 806 and SRC chapter 807.

(h)

Off-street parking. Within a single development site, off-street surface parking areas and vehicle maneuvering areas shall be located behind or beside buildings and structures. Off-street surface parking areas and vehicle maneuvering areas shall not be located between a building or structure and a street.

(i)

Design. Development within the WSCB zone shall conform to the design standards set forth in this subsection; provided, however, any development requiring historic design review shall only be subject to design review according to the historic design review standards or the historic design review guidelines set forth in SRC chapter 230. The design standards included in this subsection are not design review standards and are therefore not subject to design review under SRC Chapter 225.

(1)

Building orientation and design.

(A)

Primary building entrances shall be provided for each building façade facing a street as follows:

(i)

For non-residential uses on the ground floor, a primary building entrance shall be provided for each non-residential ground floor tenant space facing a street. If a non-residential ground floor tenant space within a building has frontage on more than one street, a single primary building entrance for the non-residential ground floor tenant space may be provided at the corner of the building where the streets intersect.

(ii)

For residential uses on the ground floor, a primary building entrance shall be provided for each building facade facing a street. If a building has frontage on more than one street, a single primary building entrance may be provided at the corner of the building where the streets intersect.

(B)

Ground floor building facades facing and adjacent to a street shall include transparent windows on a minimum of 65 percent of the ground floor facade. The windows shall not be mirrored or treated in such a way as to block visibility into the building. The windows shall have a minimum visible transmittance (VT) of 37 percent.

(C)

Weather protection, in the form of awnings or canopies, shall be provided along a minimum of 90 percent of the length of the ground floor building façade adjacent to a street. Awnings or canopies shall have a minimum depth of six feet, shall have a minimum clearance height above the sidewalk of eight feet, and may encroach into the street right-of-way as provided in SRC 76.160.

(2)

Site access.

(A)

For properties with Wallace Road frontage, new driveway approaches onto Wallace Road shall not be constructed when access to parking is available from a local street.

(Ord. No. 3-18, § 3, 5-14-2018, eff. 6-13-2018; 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. 4-23, § 1(Exh. A), 4-24-2023; Ord. No. 8-24, § 1(Exh. A), 9-23-2024)

Editor's note— Ord. No. Ord. No. 4-23, § 1(Exh. A), adopted April 24, 2023, repealed § 525.015, which pertained to design review and derived from Ord. No. 3-18, § 3, adopted May 14, 2018, eff. 6-13-2018 and Ord. No. 6-19, § 1(Exh. A), adopted June 24, 2019, eff. 7-24-2019.

Editor's note— Ord. No. Ord. No. 4-23, § 1(Exh. A), adopted April 24, 2023, repealed § 525.020, which pertained to design review guidelines and design review standards, and combined it with § 525.010. This section derived from Ord. No. 3-18, § 3, adopted May 14, 2018, eff. 6-13-2018.

(Ord. No. 3-18, § 3, 5-14-2018, eff. 6-13-2018)

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

(a)

Floodplain Overlay Zone SRC chapter 601.

(b)

General Development Standards SRC chapter 800.

(c)

Public Improvements SRC chapter 802.

(d)

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

(e)

Driveway Approaches SRC chapter 804.

(f)

Vision Clearance SRC chapter 805.

(g)

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

(h)

Landscaping and Screening SRC chapter 807.

(i)

Preservation of Trees and Vegetation SRC chapter 808.

(j)

Wetlands SRC chapter 809.

(k)

Landslide Hazards SRC chapter 810.

(l)

Sign Code SRC chapter 900.

(Ord. No. 3-18, § 3, 5-14-2018, eff. 6-13-2018)