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Salem City Zoning Code

CHAPTER 553

IP—INDUSTRIAL PARK

Sec. 553.001.- Purpose.

The purpose of the Industrial Park (IP) Zone is to implement the industrial designation of the Salem Area Comprehensive Plan through the identification of allowed uses and the establishment of development standards. The IP zone allows industrial uses, along uses providing services and support to industry, in a park like setting.

(Prior Code, § 553.001; Ord. No. 31-13)

Sec. 553.005. - Uses.

(a)

The permitted (P), special (S), conditional (C), and prohibited (N) uses in the IP zone are set forth in Table 553-1.

TABLE 553-1. USES
UseStatusLimitations and Qualifications
Household Living
Single family P Dwelling unit for a caretaker 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 P
Long-term commercial lodging N
Nonprofit shelters N
Retail Sales and Service
Eating and drinking establishments P
Retail sales P Retail sales is permitted, provided that the total building floor area devoted to retail sales does not exceed 30 percent of the total floor area of all buildings on the development site and the products sold are primarily products manufactured on-site.
Notwithstanding the above paragraph, the following retail sales activities are permitted without the above limitation and qualification:
■ News dealers and newsstands.
■ Tobacco stores and stands.
■ Caterers.
N All other retail sales.
Personal services N
Postal services and retail financial
services 		P Banks, credit unions, and other customer
oriented facilities for financial institutions.
N All other postal services and retail financial services.
Business and Professional Services
Office P The following office activities:
■ Photofinishing laboratories.
■ Headquarters of banks and other financial institutions.
■ Insurance carriers and brokers.
■ Real estate.
■ Communication services.
■ Engineering, architectural, and surveying services.
■ Accounting services.
■ Management and public relations services.
■ Technical services provided by independent authors and artists.
■ Research.
■ Music publishing.
■ Actuarial consulting.
■ Environmental consultants.
■ Call centers.
■ Vocational trade schools.
N All other office.
Audio/visual media production P
Laboratory research and testing P
Motor Vehicle, Trailer, and Manufactured Dwelling Sales and Services
Motor vehicle and manufactured
dwelling and trailer sales 		N
Motor vehicle services P The following motor vehicle services activities:
■ Motorcycle repair.
■ Gasoline service stations.
N All other motor vehicle services.
Commercial parking P
Park-and-ride facilities P
Taxicabs and car services N
Heavy vehicle and trailer sales N
Heavy vehicle and trailer service and
storage 		P
Recreation, Entertainment, and Cultural Services and Facilities
Commercial entertainment—
indoor 		P Health clubs, gyms, and membership sports and recreation clubs.
N All other commercial entertainment—indoor.
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 		N
Educational Services
Day care P Child day care services.
N All other day care.
Basic education N
Post-secondary and adult education P Vocational trade schools.
N All other post-secondary and adult education.
Civic Services
Governmental services N
Social services N
Governmental maintenance services and construction P
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 P
Building and grounds services and construction contracting P
Cleaning plants P
Industrial services P
Wholesale Sales, Storage, and Distribution
General wholesaling P
Heavy wholesaling C The following heavy wholesaling activities:
■ Petroleum and petroleum products wholesalers.
■ Chemicals and allied products wholesalers.
■ Firearms wholesalers.
■ Wood products and timber wholesalers.
N All other heavy wholesaling.
Warehousing and distribution P
Self-service storage P
Manufacturing
General manufacturing P
Heavy manufacturing N The following heavy manufacturing activities:
■ Petroleum and coal products manufacturing.
■ Primary metal manufacturing.
■ Cement and concrete product manufacturing.
■ Lime and gypsum product manufacturing.
C All other heavy manufacturing activities.
Printing P
Transportation Facilities
Aviation facilities C Helicopter landing areas, with or without
passenger and freight terminal facilities.
N All other aviation facilities.
Passenger ground transportation
facilities 		P
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 C
Data center facilities P
Fuel dealers N
Waste-related facilities P Recycling depots.
C Solid waste transfer stations.
N All other waste-related facilities.
Mining and Natural Resource Extraction
Petroleum and natural gas
production 		C
Surface mining N
Farming, Forestry, and Animal Services
Agriculture C Marijuana production.
P All other agriculture.
Forestry P
Agriculture and forestry services N
Keeping of livestock and other animals C
Animal services C
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 S Home occupations, subject to SRC 700.020.
Accessory dwelling units S Accessory dwelling units, subject to SRC 700.007.

 

(b)

Continued uses. Existing single family and two family uses, other than manufactured dwellings, within the IP zone constructed prior to February 1, 1983, 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 553.010(g).

(2)

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

(Prior Code, § 553.005; Ord. No. 31-13; Ord. No. 22-15, § 24, 11-23-2015; Ord. No. 7-16, § 8, 6-27-2016; Ord. No. 10-16, § 4, 8-8-2016; Ord. No. 10-17, § 20, 7-10-2017; Ord. No. 3-18, § 5, 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)

Sec. 553.010. - Development standards.

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

(a)

Lot standards. Lots within the IP zone shall conform to the standards set forth in Table 553-2.

TABLE 553-2. LOT STANDARDS
Requirement
StandardLimitations & 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 cul-de-sac street or the outside curve of a curved street having a radius of 200 ft. 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 IP zone shall be provided as set forth in Tables 553-3 and 553-4.

TABLE 553-3. SETBACKS
Requirement
StandardLimitations & Qualifications
Abutting Street
Buildings
All uses Min. 20 ft.
Accessory Structures
Accessory to all uses Min. 20 ft. Not applicable to transit stop shelters.
Vehicle Use Areas
All uses Min. 20 ft.
Interior Front
Buildings
All uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Accessory Structures
Accessory to all uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Vehicle Use Areas
All uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Interior Side
Buildings
All uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Accessory Structures
Accessory to all uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Vehicle Use Areas
All uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Interior Rear
Buildings
All uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Accessory Structures
Accessory to all uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.
Vehicle Use Areas
All uses Zone-to-zone setback (Table 553-4) Not applicable adjacent to a railroad siding or spur.

 

TABLE 553-4. ZONE-TO-ZONE SETBACKS
Abutting Zone
Type of Improvement
Setback(1)Landscaping &
Screening
EFU Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas
Residential Zone Buildings and accessory structures Min. 30 ft. Type C
Vehicle use areas
Mixed-Use Zone Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas
Commercial Zone Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas
Public Zone Buildings and accessory structures Min. 10 ft. Type A
Vehicle use areas
Industrial and Employment Zone: EC, IC, IBC, and IP Buildings and accessory structures Min. 10 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 IP zone shall conform to the lot coverage and height standards set forth in Table 553-5.

TABLE 553-5. LOT COVERAGE; HEIGHT
Requirement
StandardLimitations & Qualifications
Lot Coverage
Buildings and Accessory Structures
All uses No Max.
Height
Buildings
All uses Max. 45 ft.
Accessory Structures
Accessory to all uses Max. 45 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)

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

(1)

Storage areas shall not be located within required setbacks.

(2)

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

(3)

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.

(f)

Industrial performance standards. Within the IP 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.

(g)

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 553.010(g)(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.

(3)

Option to rebuild in same location. Notwithstanding SRC 553.010(g)(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 in compliance with the setbacks of the Single Family Residential (RS) Zone set forth in SRC 511.010(b).

(Prior Code, § 553.010; Ord. No. 31-13; Ord. No. 7-16, § 9, 6-27-2016; 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. 553.015. - Other provisions.

In addition to the standards set forth in this chapter, development within the IP 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, § 553.015; Ord. No. 31-13)