Our Salem Vision Map Draft

Check out this interactive map that illustrates a draft vision for future growth and development in the Salem area. It is based on extensive input that the community has provided over the last year.

Haga clic aquí para ver el mapa en español

The draft vision is part of the ongoing Our Salem project to update the Salem Area Comprehensive Plan, which guides future development. The draft vision considers potential changes to how land in certain areas can be used and developed in the future.

This interactive map shows the proposed changes on Salem's Comprehensive Plan Map.

You can also see the proposed changes outlined or incorporated into the following PDF maps:

How to use the map

Click on a property on the map or enter an address.

A pop-up box will appear, indicating the property's existing Comprehensive Plan designation. If a change is proposed, the box will also indicate that. Click on the arrow icon next to “Proposed Comprehensive Plan Change Area” to see what change is proposed.

You can click on the link provided in the box to learn more about what the proposed changes mean for future development on the property.

Under the proposed changes, existing businesses and homes would be allowed to remain and be improved. The proposed changes would generally expand what could be developed on properties.

If you would like to see all of the proposed changes as they would appear on the proposed Comprehensive Plan Map, click on the Layer List icon and check the box next to "Proposed Salem Comprehensive Plan Changes." This will change the colors of the properties where changes are proposed.

Give your input

This map is a draft. We want to know what you think about the proposed changes. Visit the Our Salem project webpage for opportunities to provide feedback.

Based on your input, this draft vision map will be refined and presented to the City Council for discussion and acceptance in early 2021.

Any changes to the Comprehensive Plan Map would not occur until late 2021 after public hearings and approval by the City Council. If you have any questions, please contact Eunice Kim, project manager, at [email protected] or 503-540-2308.

Explanation of proposed changes

Mixed use

Properties shown as "Mixed Use" would be redesignated to Mixed Use on the Comprehensive Plan Map. They would be rezoned to either an existing mixed-use zone or a new mixed-use zone. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

The properties would not be required to be developed or redeveloped into a mixed-use building or buildings. Instead, they would generally have more flexibility in how they could be used. For example, they could be developed as a standalone retail building, standalone office building, or all multifamily housing. They could also accommodate a development that combines, for example, retail with multifamily housing, which would be considered a mixed-use development. A mixed-use development could be a single building with multiple uses, or it could be separate buildings, each of which had a different use.

Generally, it is currently envisioned that there would be different options for how a property redesignated as Mixed Use on the Comprehensive Plan Map could be rezoned. Potential locations for each zone are provided below, but it is an initial proposal that is subject to change as the Our Salem project progresses.

Option 1 - Mixed Use-I (MU-I)

MU-I: This existing zone promotes pedestrian-oriented development in mixed-use districts and emphasizes active commercial uses on ground floors facing major streets. It allows a variety of uses, including multifamily housing, retail shops, restaurants, offices, and personal services, and it prohibits warehousing, most manufacturing, and auto sales and services. The zone requires new and significantly-improved buildings to incorporate pedestrian-oriented design features such as ground-floor windows, awnings, and building entrances facing streets. Existing uses can remain and be improved. Potential locations for this zone include:

North and Northeast

  • Center Street NE (near Medical Center Drive NE)
  • Edges of downtown (Union, 12th, and Winter streets)
  • Intersection of Center and 17th streets NE
  • Intersection of Market and 17th streets NE, and Market and Capitol streets NE
  • North downtown (Commercial Street NE to Church Street NE, generally south of Norway Street NE)
  • Pine Street NE (Broadway Street to the river)

South and Southeast

  • Battle Creek Road SE at Landau Street SE
  • Cordon Road SE (near Highway 22/Mission Street SE)
  • Kuebler Boulevard at 27th Avenue SE
  • Mildred Lane SE at Sunnyside Road SE
  • River Road S and Croisan Creek Road

West

  • Brush College Road NW at Doaks Ferry Road NW
  • Edgewater Street NW and Eola Drive NW
  • Eola Drive NW and Doaks Ferry Road NW
  • Inner West Salem (roughly between Wallace Road NW and Patterson Street NW)
  • Orchard Heights NW (west of 27th Street NW)
  • Wallace Road NW (Riverbend Road NW to Brush College Road NW)

Option 2 - Mixed Use-II (MU-II)

This existing zone promotes pedestrian-oriented development in mixed-use districts. It allows a variety of uses, including multifamily housing, retail shops, restaurants, offices, and personal services, and it prohibits warehousing, most manufacturing, and auto sales and services. The zone requires new and significantly-improved buildings to incorporate pedestrian-oriented design features such as ground-floor windows, awnings, and building entrances facing streets. The zone has a lower maximum height than the MU-I zone. Existing uses can remain and be improved. No potential locations for this zone have been identified.

Option 3 -  Mixed Use-III (MU-III)

This would be a new zone that allowed the same uses as the existing Retail Commercial (CR) zone, but additionally, it would allow multifamily housing outright. A conditional use permit would not be required. If located on an arterial street, the multifamily housing would have to be set back from the street or located above or behind other uses or buildings to provide separation from the street. The new zone would include a few simple design standards. For example, new parking lots and drive-thrus would have to be located on the side or rear of buildings. Existing uses could remain and be improved. Potential locations for this zone include:

North and Northeast

  • Hawthorne Avenue NE (Center Street NE to Sunnyview Road NE)
  • Fairgrounds Road NE (roughly between Hood Street NE and Pine Street NE)
  • Market Street NE (Park Avenue NE to Hawthorne Avenue NE
  • Lancaster Drive (roughly between Silverton Road NE and State Street, and between Ward Drive NE and Portland Road NE)
  • Portland Road NE (roughly between Beach Avenue NE and Lancaster Drive NE)
  • Silverton Road NE (roughly between Lansing Avenue NE to Interstate 5)
  • Ward Drive NE (roughly between Fisher Road NE and Lancaster Drive NE)

South and Southeast

  • Liberty Road S at Skyline Road S
  • Liberty Road S at Davis Road S
  • Skyline Road S at Kuebler Boulevard and near Homestead Road S
  • Commercial Street SE (between Mission Street SE to Robins Lane SE) 

Option 4 - Mixed Use-River (MU-R)

This would be a new zone that would allow a mix of uses similar to the existing Mixed Use-I zone, but it would potentially allow limited manufacturing to encourage craft industrial uses or maker spaces. The new zone would also include design standards that addressed access and orientation to the river, similar to the existing river-oriented overlay zones.

Multi-Family

Properties shown as "Multi-Family" would be redesignated to Multi-Family Residential on the Comprehensive Plan Map. They would be rezoned to either the existing Multiple Family Residential-I(RM-I) or Multiple Family Residential-II (RM-II) zone. Both zones allow a mix of housing types, including three-family, four-family, and multifamily housing. The main difference between the two zones is the minimum and maximum densities required; the RM-II zone allows a higher density of housing to be developed. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

Residential 4

Properties shown as "R4" or Residential 4 would keep their existing Comprehensive Plan designation of Single Family Residential or Multi-Family Residential. They would, though, be rezoned to a new zone called Residential 4, which would allow live-work space and up to four dwelling units. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

Live-work space would be similar to home occupations, which are currently allowed, but there would be more flexibility in the type and size of the businesses allowed. Like home occupations, live-work would be allowed as a special use, meaning it would be allowed outright if standards were met. For example, businesses would be limited to retail sales, personal services, offices, studios, and other similar uses.  A business could only occur on the property if it was combined with a dwelling unit that housed the person who ran the business. The entire property could not be turned into a business. Other standards would regulate the size and location of the business and the number of employees that could be on site, for example.

Commercial

Properties shown as "Commercial" would be redesignated to Commercial on the Comprehensive Plan map. They would also be rezoned to Retail Commercial (CR). The CR zone allows for a wide array of retail sales and office uses. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

Employment Center

Properties shown as "Employment Center" would be redesignated to Employment Center on the Comprehensive Plan map. They would also be rezoned to Employment Center (EC). The EC zone allows a range of industrial and employment uses. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

Industrial Commercial

Properties shown as "Industrial Commercial" would be redesignated to Industrial Commercial on the Comprehensive Plan map. They would also be rezoned to Industrial Commercial (IC). The IC zone allows a wide variety of retail, office, heavy commercial, light manufacturing, and warehousing activities. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

Single Family

Properties shown as "Single Family" would be redesignated to Single Family Residential on the Comprehensive Plan map. They would also be rezoned to Single Family Residential (RS). The RS zone generally allows single family residential uses, along with a mix of other uses that are compatible with and/or provide services to the residential area. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

Park

All of the properties shown as "Park" – except the properties north of downtown along the Willamette River – would be redesignated to Parks - Open Space - Outdoor Recreation on the Comprehensive Plan map. The properties are existing City parks.

The properties north of downtown along the Willamette River are shown as "Park" because the community has expressed an interest in expanding Riverfront Park in this area. The intention is not to redesignate or rezone the properties for a park. Instead, the purpose is to further test the idea of creating a park, greenspace, or trail in this location, recognizing that much more work would need to occur before any changes happened there. The existing uses of the properties are expected to remain and continue.

Neighborhood Hub

Properties shown as "Neighborhood Hub" would be redesignated to Mixed Use on the Comprehensive Plan Map. They would be rezoned to a new zone that would reflect the neighborhood hub concept – small-scale shops and services within residential neighborhoods that would help meet the daily needs of nearby residents. (Any rezoning of properties outside of city limits would be coordinated with Marion and Polk counties.)

The properties shown as "Neighborhood Hub" would not be required to be redeveloped into a business or other nonresidential use. They could remain a single-family home.

The properties, however, would be allowed in the future to be reused or redeveloped into a business or nonresidential use. Those uses would be limited to retail shops, small cafes and restaurants, personal services, day care centers, and other neighborhood-serving uses. All of the uses already allowed in the Single-Family Residential (RS) zone would continue to be allowed.

Any business or nonresidential use would be limited in size and height to promote compatibility with the scale of the surrounding neighborhood and to encourage orientation to the local neighborhood. Design standards would promote pedestrian-oriented development. Spacing requirements and overall restrictions on the size of neighborhood hubs would ensure that the hubs would not spread across residential neighborhoods.

Contact us

Eunice KimProject Manager
Monday–Friday
8:00 a.m.–5:00 p.m.
555 Liberty ST SE RM 305
Salem OR 97301
Phone: 
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