Subdivide Your Land Phased Over Time

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​A phased subdivision creates four or more lots using individual phases whose final plats are recorded over time. Approval of a phased subdivision is a two-step process that first involves tentative plan approval for the entire phased subdivision and then ends with the approval and recording of separate final plats for each individual phase over time.

Requirements pertaining to phased subdivisions are contained in Salem Revised Code (SRC) Chapter 205.

Step 1: Tentative plan review

An application for a phased subdivision tentative plan is processed as a Type II Procedure under Salem Revised Code (SRC) Chapter 300.

Process

  • Neighborhood Association Contact. Neighborhood association contact, pursuant to SRC 300.310, is required prior to submitting this land use application.  Prior to submitting a land use application requiring neighborhood association contact, the applicant shall contact the City-recognized neighborhood association(s) whose boundaries include, or are adjacent to, the subject property via e-mail or mailed letter. The e-mail or mailed letter shall be sent to the chair(s) and land use chair(s) of the applicable neighborhood association(s) prior to submitting the land use application and contain the following information:

    • The name, telephone number, and e-mail address of the applicant;

    • The address of the subject property;

    • A summary of the proposal;

    • A conceptual site plan, if applicable, that includes the proposed development; and

    • The date on which the e-mail or letter is being sent.

  • Application. You must submit all required items listed in the application checklist section below to the Permit Application Center.

  • Completeness review. Staff reviews your application for completeness.

    • If the application is not complete, you will be notified as to what information is missing and will have 180 days to submit the additional information.

    • If all of the required information is submitted the application  will be deemed complete and the comment period will begin.

    • You may track the status of your application online at the City of Salem permit tracking webpage.

  • Public comment period. Once the required information is submitted and the application is deemed complete:

    • Staff sends a notice of proposal to the applicant, property owner(s), neighborhood association, property owners within 250 feet, all addresses within 250 ft., all addresses on the subject property, and any active and duly incorporated Homeowner's Association (HOA) involving the subject property, indicating a public comment period of 14 days.

    • Staff also prepares signs for the applicant to post along the street frontage(s) of the property for 10 to 14 days prior to the 14-day public comment period.

  • Conformance review. Once a complete application is submitted, staff reviews the proposed plan to determine if it meets the criteria in SRC 205.005(d).

  • Decision. The Planning Administrator makes a decision to approve or deny your application depending on whether or not the proposal meets the applicable criteria.

    • Staff sends a copy of the decision (noting the 15-day appeal period) to you, the property owner, the neighborhood association, neighboring property owners within 250 feet, all addresses within 250 ft., all addresses on the subject property, and any active and duly incorporated Homeowner's Association (HOA) involving the subject property.

    • If you decide not to appeal the decision and the City Council does not initiate review of the application, the phased subdivision tentative plan decision becomes effective.

Application Checklist

You need to apply in person at the Permit Application Center, bringing the following:

  • Completed land use application form. The application form must be signed by the:

    • Applicant(s)

    • Property owner(s)

    • Duly authorized representative(s).

    • If the applicant and/or the property owner are a Limited Liability Company (LLC), you must also provide a list of all members of the LLC with your land use application.

  • Application fee. You must pay the application fee when you file your application.

  • Recorded deed. You must submit a copy of the recorded deed/land sales contract for the existing units of land.

  • Homeowners Association Information. A statement indicating whether the subject property is subject to an active and duly incorporated Homeowner's Association (HOA) registered with the Oregon Secretary of State. If so, the applicant shall provide the HOA name, name of the registered agent and the mailing address for the registered agent.  

  • Trip Generation Estimate (TGE) form. You must complete a TGE form and submit it to the Traffic Engineering section of the Public Works Department (Room 325). Staff will decide whether or not a Transportation Impact Analysis (TIA) is necessary.

    • If a TIA is not required, you must submit the completed and approved TGE form with your application.

    • If a TIA is required, the TIA must be completed and approved by Public Works prior to completion of all land use applications.

  • Phasing plan. You must submit a phasing plan that indicates the tentative boundaries of each phase, the sequencing of the phases, the tentative configuration of lots in each phase, and a plan for the construction of all required city infrastructure in each phase.

  • Neighborhood Association Contact. A copy of the required e-mail or letter to the neighborhood association, and a list of the e-mail or postal addresses to which the e-mail or letter was sent shall be submitted or the land use application will not be accepted.  

  • Written statement. You must provide a written statement that describes your proposal and how it meets the criteria for a phased subdivision tentative plan (SRC 205.010(d)):

    • Your phased subdivision tentative plan complies with the standards of SRC Chapter 205 and all applicable provisions of the Unified Development Code (UDC), including, but not limited to the following:

      • Lot standards (lot width, depth, lot frontage, designation of front and rear lot lines, etc.)

      • City infrastructure standards

      • Any special development standards (floodplain development, special setback, geological or geotechnical analysis, vision clearance, etc.).

    • Your phased subdivision tentative plan does not impede the future use or development of the property or adjacent land.

    • Development within the phased subdivision tentative plan can be adequately served by City infrastructure.

    • The street system in and adjacent to the phased subdivision tentative plan conforms to the Salem Transportation System Plan.

    • The street system in and adjacent to the phased subdivision tentative plan is designed so as to provide for the safe, orderly, and efficient circulation of traffic into, through, and out of the subdivision.

    • The phased subdivision tentative plan provides safe and convenient bicycle and pedestrian access from within the subdivision to adjacent residential areas and transit stops, and to neighborhood activity centers within one-half mile of the development. For purposes of this criterion, neighborhood activity centers include, but are not limited to, existing or planned schools, parks, shopping areas, transit stops, or employment centers.

    • The phased subdivision tentative plan mitigates impacts to the transportation system consistent with the approved Traffic Impact Analysis, where applicable.

    • The phased subdivision tentative plan takes into account the topography and vegetation of the site so the need for variances or adjustments is minimized to the greatest extent practicable.

    • The phased subdivision tentative plan takes into account the topography and vegetation of the site, such that the least disruption of the site, topography, and vegetation will result from the reasonable development of the lots.

    • When the phased subdivision tentative plan requires an Urban Growth Preliminary Declaration under SRC Chapter 200, the phased subdivision tentative plan is designed in a manner that ensures that the conditions requiring the construction of on-site infrastructure in the Urban Growth Preliminary Declaration will occur, and, if off-site improvements are required in the Urban Growth Preliminary Declaration, construction of any off-site improvements is assured.

    • Phasing information:

      • Connectivity for streets and City utilities between each phase ensures the orderly and efficient construction of required public improvements among all phases.

      • Each phase is substantially and functionally self-contained and self-sustaining with regard to required public improvements.

      • Each phase is designed in such a manner that all phases support the infrastructure requirements for the phased subdivision as a whole.

  • Title report. You must provide a current title report for the property.

  • Tree inventory and tree conservation plan. You must complete and submit a tree inventory on a form as provided by the Director and, if required under SRC Chapter 808, a tree conservation plan.

  • Preliminary Grading Plan. Required when grading of the subject property will be necessary to accommodate the proposed development. 

  • Geological assessment or geotechnical report. You must submit a geological assessment or geo-technical report if required by SRC Chapter 810.

  • Proposed stormwater management system. You must submit a description of the proposed stormwater management system, including pre- and post-construction conditions, prepared in accordance with the Public Works Design Standards.

  • Schematic utility plan. You must submit a schematic plan showing the location of existing and proposed City infrastructure.

  • Future division plan. For residentially zoned property, where the subdivision will result in a lot that is one-half acre or larger, you must submit a plan for the lot showing the location of a lot lines and other details of layouts, and demonstrating that future further division of the lot may readily be made without violating the development standards of the UDC and without interfering with the orderly extension and connection of adjacent streets.

  • Approved subdivision name. You must submit a statement from the County Surveyor approving the name of the subdivision.

  • Expedited land division form. You must submit an expedited land division application form which explains a land division applicant’s ability under state law to request an expedited land division process. You must indicate on this form whether you are requesting an expedited land division process.

  • Phased subdivision tentative plan. The plan must include the following information:

    • Title Block Area that indicates:

      • The type of application (i.e., "Variance Application")

      • Date

      • Applicant’s name

      • Location of subject property

      • Scale

      • Directional (north) arrow

    • Total site area, dimensions, and orientation relative to north

    • Location of proposed primary and accessory structures and other improvements, including fences, walls, and driveways, indicating distance to such structures from property lines and adjacent on-site structures

    • All proposed landscape areas on the site, with an indication of square footage and as a percentage of site area

    • Location, height, and material of fences, berms, walls, and other proposed screening as they relate to landscaping and screening required by SRC Chapter 807

    • Location of all trees and vegetation required to be protected pursuant to SRC Chapter 808

    • Identification of vehicle, pedestrian, and bicycle parking and circulation areas, including handicapped parking stalls, disembarking areas, accessible routes of travel, and proposed ramps. Two copies of an existing conditions plan shall be submitted. One copy must be reproducible (not more than 11 in. x 17 in., and not less than 8.5 in. by 11 in.) and the other copy must be to a standard scale. The existing conditions plan must include the following information:

      • Title Block:

        • Type of application (i.e., “Variance Application”)

        • Date

        • Applicant’s name

        • Location of subject property

        • Scale

        • Directional (north) arrow

      • Total site area, dimensions, and orientation relative to north

      • Location of existing structures and other improvements on the site, including accessory structures, fences, walls, and driveways, noting distance from property lines and whether they are to be removed

      • Location of 100-year flood plain, if applicable

      • Location of drainage patterns and drainage courses, if applicable

Step 2: Finalize your land survey (plat)

Once you have tentative plan approval, you must construct all required improvements, comply with required conditions of approval.

For each individual phase, you will work with the City’s Public Works Department and your land surveyor to finalize your land survey and record your plat.

Learn how to finalize your land survey

Contact us

Permit Application Center Planning Desk
Monday–Friday
8:00 a.m.–5:00 p.m.
555 Liberty ST SE RM 320
Salem OR 97301
Mailing address:
555 Liberty ST SE RM 305
Salem OR 97301
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