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Salem City Zoning Code

CHAPTER 550

EC—EMPLOYMENT CENTER

Sec. 550.001.- Purpose.

The purpose of the Employment Center (EC) Zone is to implement the employment center designation of the Salem Area Comprehensive Plan through the identification of allowed uses and the establishment of development standards. The EC zone generally allows a range of industrial and employment uses, together with areas of supportive retail and service uses, providing a variety of long-term and short-term employment opportunities and furthering economic development within the City.

(Prior Code, § 550.001; Ord. No. 31-13)

Sec. 550.005. - Establishment of EC Retail-Service Center Subzones.

Within the perimeter boundary of any area zoned EC, EC Retail-Service Center Subzones may be established upon one or more lots. EC Retail-Service Center Subzones are intended to provide for areas within the EC zone where a greater variety of uses are allowed to support the needs of employees, visitors, and other uses within the EC zone. The total area of all EC Retail-Service Center Subzones within the EC Zone perimeter boundary shall not exceed 20 acres. For the purposes of this section, the EC zone perimeter boundary is the outer extent of the area zoned EC.

(Prior Code, § 550.005; Ord. No. 31-13)

Sec. 550.010. - Uses.

(a)

EC zone. The permitted (P), special (S), conditional (C), and prohibited (N) uses in the EC zone are set forth in Table 550-1.

TABLE 550-1. EC ZONE USES
Use
StatusLimitations & Qualifications
Household Living
Single family P Dwelling unit for a caretaker or watchperson on the premises being cared for or guarded.
N All other single family.
Two family N
Three family N
Four family N
Multiple family N
Group Living
Room and board N
Residential care N
Nursing care N
Lodging
Short-term commercial lodging N
Long-term commercial lodging N
Nonprofit shelters N
Retail Sales and Service
Eating and drinking establishments N
Retail sales N
Personal services N
Postal services and retail financial
services 		N
Business and Professional Services
Office N Public utility offices.
P All other office.
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 		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 P
Heavy vehicle and trailer service and
storage 		N
Recreation, Entertainment, and Cultural Services and Facilities
Commercial entertainment—indoor N
Commercial entertainment—outdoor N
Major event entertainment N
Recreational and cultural community
services 		N
Parks and open space P
Nonprofit membership assembly N
Religious assembly N
Health Services
Medical centers/hospitals N
Outpatient medical services and
laboratories 		P
Educational Services
Day care P Child day care services.
N All other day care
Basic education N
Post-secondary and adult education N
Civic Services
Governmental services N
Social services N
Governmental maintenance services and construction N
Public Safety
Emergency services P
Detention facilities N
Military installations N
Funeral and Related Services
Cemeteries N
Funeral and cremation services N
Construction Contracting, Repair, Maintenance, and Industrial Services
General repair services N
Building and grounds services and
construction contracting 		N Public utility service and storage yards.
P All other building and grounds services and construction contracting.
Cleaning plants P
Industrial services P
Wholesale Sales, Storage, and Distribution
General wholesaling P
Heavy wholesaling N The following heavy wholesaling activities:
■ Salvage or wrecking yards.
■ Scrap dealers.
P All other heavy wholesaling.
Warehousing and distribution N The following warehousing and distribution activities:
■ Stockpiling of sand, gravel, or other aggregate materials.
■ Storage of weapons and ammunition.
P All other warehousing and distribution.
Self-service storage N
Manufacturing
General manufacturing P
Heavy manufacturing N The following heavy manufacturing activities:
■ Animal slaughtering and processing.
■ Cement, concrete, and asphalt product manufacturing.
■ Nonmetallic mineral product manufacturing.
■ Lumber mills, pulp and paper mills, and other similar wood products manufacturing.
P All other heavy manufacturing.
Printing P
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 N
Power generation facilities P
Data center facilities P
Fuel dealers N Solid fuel dealers.
P All other fuel dealers are permitted.
Waste-related facilities P Recycling operations.
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 N
Agriculture and forestry services P
Keeping of livestock and other animals N
Animal services N
Other Uses
Temporary uses P The following temporary uses:
■ Construction modular, subject to SRC 701.016.
■ Emergency shelter, subject to SRC 701.025.
■ Managed temporary village, subject to SRC 701.030.
■ Safe parking shelter, subject to SRC 701.041.
Home occupations N

 

(b)

EC Retail-Service Center Subzone. The permitted (P), special (S), conditional (C), and prohibited (N) uses in the EC Retail-Service Center Subzone are set forth in Table 550-2. Such uses are the only uses allowed within the EC Retail-Service Center Subzone.

TABLE 550-2. EC RETAIL-SERVICE CENTER SUBZONE USES
Use
StatusLimitations and Qualifications
Household Living
Single family N
Two family N
Three family N
Four family N
Multiple family N
Group Living
Room and board N
Residential care N
Nursing care N
Lodging
Short-term commercial lodging P
Long- term commercial lodging N
Nonprofit shelters N
Retail Sales and Service
Eating and drinking establishments P
Retail sales P
Personal services P
Postal and retail financial services P
Business and Professional Services
Office P
N
Audio/visual media production N
Laboratory research and testing N
Motor Vehicle, Trailer, and Manufactured Dwelling Sales and Service
Motor vehicle and manufactured
dwelling and trailer sales 		N
Motor vehicle services P The following motor vehicle services:
■ Gasoline service stations.
■ Car washes.
■ Quick lubrication services.
N All other motor vehicle services.
Commercial parking N
Park-and-ride facilities N
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 Theaters.
P All other commercial entertainment—indoor.
Commercial entertainment—outdoor N The following commercial entertainment—outdoor activities:
■ Recreational vehicle parks.
■ Drive-in movie theaters.
P All other commercial entertainment—outdoor.
Major event entertainment N
Recreational and cultural community
services 		N
Parks and open space N
Nonprofit membership assembly N
Religious assembly N
Health Services
Medical centers/hospitals N
Outpatient medical services and
laboratories 		P
Educational Services
Day care P
Basic education N
Post-secondary and adult education P The following post-secondary and adult education activities:
■ Business schools.
■ Vocational schools.
N All other post-secondary and adult education.
Civic Services
Governmental services N
Social services N
Governmental maintenance services and construction N
Public Safety
Emergency services N
Detention facilities N
Military installations N
Funeral and Related Services
Cemeteries N
Funeral and cremation services N
Construction Contracting, Repair, Maintenance, and Industrial Services
General repair services P
Building and grounds services and
construction contracting 		N
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 services.
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 N
Power generation facilities N
Data center facilities N
Fuel dealers N
Waste-related facilities P Recycling depots.
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
Forestry N
Agriculture and forestry services N
Keeping of livestock and other animals N
Animal services P
Other Uses
Home occupations N

 

(Prior Code, § 550.010; Ord. No. 31-13; Ord. No. 22-15, § 21, 11-23-2015; 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)

Sec. 550.015. - Development standards.

(a)

EC zone. Development within the EC zone must comply with the development standards set forth in this subsection.

(1)

Lot standards. Lots within the EC zone shall conform to the standards set forth in Table 550-3.

TABLE 550-3. LOT STANDARDS
Requirement
Standard
Limitations & Qualifications
Lot Area
All uses None
Lot Width
All uses None
Lot Depth
All uses None
Street Frontage
All uses Min. 16 ft.

 

(2)

Setbacks. Setbacks within the EC zone shall be provided as set forth in Tables 550-4 and 550-5.

TABLE 550-4. SETBACKS
RequirementStandardLimitations & Qualifications
Abutting Street
Buildings
All uses Min. 10 ft.
Accessory Structures
Accessory to all uses Min. 10 ft. Not applicable to transit stop shelters.
Vehicle Use Areas
All uses Per SRC chapter 806
Interior Front
Buildings
All uses Zone-to-zone setback
(Table 550-5)
Accessory Structures
Accessory to all uses Zone-to-zone setback
(Table 550-5)
Vehicle Use Areas
All uses Zone-to-zone setback
(Table 550-5)
Interior Side
Buildings
All uses Zone-to-zone setback
(Table 550-5) 		.
Accessory Buildings and Structures
Accessory to all uses Zone-to-zone setback
(Table 550-5)
Vehicle Use Areas
All uses Zone-to-zone setback
(Table 550-5)
Interior Rear
Buildings
All uses Zone-to-zone setback
(Table 550-5)
Accessory Structures
Accessory to all uses Zone-to-zone setback
(Table 550-5)
Vehicle Use Areas
All uses Zone-to-zone setback
(Table 550-5)

 

TABLE 550-5. ZONE-TO-ZONE SETBACKS
Abutting ZoneType of ImprovementSetback(1)Landscaping &
Screening
EFU Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas Min. 5 ft.
Residential Zone Buildings and accessory structures Min. 40
ft. 		Type D
Vehicle use areas Min. 5 ft.
Mixed-Use Zone Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas Min. 5 ft.
Commercial Zone Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas Min. 5 ft.
Public Zone Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas Min. 5 ft.
Industrial and Employment Zone: EC, IC, IBC, and IP Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas Min. 5 ft.
Industrial and Employment Zone: IG Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas Min. 5 ft.
Limitations and Qualifications
(1)  Zone-to-zone setbacks are not required abutting an alley.

 

(3)

Lot coverage; height. Buildings and accessory structures within the EC zone shall conform to the lot coverage and height standards set forth in Table 550-6.

TABLE 550-6. SETBACKS; LOT COVERAGE; HEIGHT
RequirementStandardLimitations & Qualifications
Lot Coverage
Buildings and Accessory Structures
All uses Max. 60%
Height
Buildings
All uses Max. 80 ft.
Max. 28 ft. Applicable to buildings located within 90 ft. of a property line abutting a residential zone.
Accessory Structures
Accessory to all uses Max. 80 ft.
Max. 28 ft. Applicable to buildings located within 90 ft. of a property line abutting a residential zone.

 

(4)

Landscaping.

(A)

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

(B)

Vehicle use areas. Vehicle use areas shall be landscaped as provided under SRC chapters 806 and 807, except that areas used primarily for truck parking, loading, and circulation shall not be required to provide:

(i)

Perimeter setbacks and landscaping adjacent to buildings and structures, pursuant to SRC 806.035(c)(4);

(ii)

Trees, pursuant to SRC 806.035(d)(3); and

(iii)

Landscape islands and planter bays, pursuant to SRC 806.035(d)(4).

(5)

Outdoor storage. Within the EC zone, outdoor storage shall conform to the following standards:

(A)

Storage areas shall not be located within required setbacks.

(B)

Storage areas shall be enclosed by a minimum six-foot-high sight-obscuring fence, wall, or hedge; or a berm.

(C)

Materials and equipment stored shall not exceed a maximum height of 14 feet above grade; provided, however, materials and equipment more than six feet in height above grade shall be screened by sight-obscuring landscaping.

(6)

Solid waste service areas. In addition to conforming to the standards set forth under SRC 800.055, solid waste service areas shall be screened from public streets by sight-obscuring landscaping, fences, or walls.

(7)

Stormwater management. Runoff from landscape strips, berms or grade drops shall be intercepted by a perimeter swale and diverted to a stormwater treatment system approved by the Director.

(8)

Lighting. Exterior lighting systems, if used, shall be designed to provide illumination for the lot, and not cause glare onto the public right-of-way or any surrounding residentially zoned properties or natural areas. Exterior lighting systems, including parking lot lighting, shall meet the following standards:

(A)

The illumination level beyond any property line adjacent to a residentially zoned property or natural area shall not exceed 0.5 horizontal foot-candles on the adjacent residentially zoned property or natural area; and

(B)

Luminaries shall have a cutoff classification with no more than 2.5 percent of the candlepower above 90 degrees from vertical, and no more than ten percent above 80 degrees from vertical. As an alternative, shields may be installed on the luminaries to achieve the cutoff requirements, or a non-cutoff luminary having a light source that emits no more than 10,000 lumens at each pole location may be installed. The luminaries shall be designed to eliminate glare.

(9)

Industrial performance standards. Within the EC zone, no land or structure shall be used or occupied unless maintained and operated in continuing compliance with all applicable standards adopted by the Oregon Department of Environmental Quality (DEQ), including the holding of all licenses and permits required by DEQ regulation, local ordinance, and state and federal law.

(b)

EC Retail-Service Center Subzone. Development within the EC Retail-Service Center Subzone shall, in addition to the development standards generally applicable in the EC zone, comply with the development standards set forth in this subsection.

(1)

Floor area. Uses within the EC Retail-Service Center Subzone shall be limited to no more than 25,000 square feet of total floor area per establishment; provided, however:

(A)

Short-term commercial lodging may accommodate up to 100 guest rooms per establishment, regardless of total floor area.

(B)

Health clubs and gyms may occupy up to 40,000 square feet of total floor area per establishment.

(Prior Code, § 550.015; Ord. No. 31-13; Ord. No. 11-22, § 1(Exh. A), 7-25-2022, eff. 8-24-2022)

Sec. 550.020. - Other provisions.

In addition to the standards set forth in this chapter, development within the EC 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, § 550.020; Ord. No. 31-13)