Climate Mitigation for Large New Parking Lots

If you are planning to build a large parking lot, you may need to take steps to reduce its impact on the environment. These steps could include planting trees, installing solar panels, or contributing funds to renewable energy projects.

Why This Matters

In 2023, the City adopted new rules for parking lots larger than half an acre. These rules are part of the State’s Climate Friendly and Equitable Communities program, which helps Oregon meet its greenhouse gas emissions reduction targets. Parking lots contribute to urban heat, reduce green spaces, and increase greenhouse gas emissions. By following these rules, developers can help create more sustainable communities while supporting renewable energy and urban greenery.

These requirements are especially important for Salem residents because they align with the City’s broader climate goals, including the Climate Action Plan and the Salem Transportation Systems Plan. They also promote healthier, more livable neighborhoods by reducing the environmental impacts of large developments.

Requirements for Climate Mitigation

Developers of large parking lots must meet specific requirements to reduce climate impacts. These requirements apply to new off-street parking areas larger than half an acre. They are in addition to other landscaping requirements, but trees planted for other landscaping purposes may count toward these requirements. Visit Salem Revised Code section 806.035(n) for complete development standards.

Climate Mitigation Options

option	REQUIREMENT	dETAILS
Solar Power Generation	0.5 kilowatts per parking space	Solar panels can be installed anywhere on the development site.
Tree Canopy Coverage	40% coverage within 15 years	See the Tree Standards section for details.
Payment in Lieu	$1,500 per parking space	Funds will support renewable energy in affordable housing projects through the Salem Housing Authority.
Notes: These requirements cannot be reduced through adjustments or variances. Developers can combine options to meet the total requirement.

Tree Canopy Requirements

Developers must also meet specific tree canopy requirements. You can choose one of the following options to meet this requirement:

option	Requirement
Trees Along Driveways	Trees must be planted along both sides of driveways.
Tree Canopy Coverage	30% coverage of the parking lot within 15 years.

Tree Standards

Trees planted to meet these requirements must follow specific guidelines to ensure their health and long-term growth. Existing trees can count toward these requirements if they are protected during construction and meet the standards below.

Type of standard	Standard
Type of Tree	Trees must be selected from a pre-approved list. The list has been split into two groups, large and small, based on the expected spread of their canopies within 15 years of planting Other native and drought-tolerant tree varieties may be approved by the Planning Administrator
Size	Large trees must have a 50-foot canopy diameter Small trees must have a 35-foot canopy diameter Other tree varieties approved by the Planning Administrator will be categorized as either large or small Mature existing trees will be counted at their current spread Immature existing trees will be categorized as either large or small
Tree Planting	Trees must be planted in continuous islands of 3 or more trees Each tree must have a minimum caliper of 1.5" inches at the time of planting Trees must be planted and maintained to meet the standards in the ANSI A300 handbook
Location	Trees must be planted within 10 feet of the parking lot and positioned to create a continuous canopy within 15 years
Minimum Soil Volume	Large trees require 1,500 cubic feet of soil Small trees require 1,000 cubic feet Soil must be at least 2 feet deep
Canopy Coverage Notes	Breaks in tree canopy are allowed for vehicle use areas, solid waste service areas, buildings, power lines, stormwater infrastructure, and children's play areas Canopy areas of trees that overlap by more than 5 feet are not counted No more than 20% or a tree's canopy may overlap with an existing or proposed building, and any overlapping area is not counted toward tree canopy requirements

Review Process and Documentation

To ensure compliance, the City will review plans for climate mitigation and tree canopy coverage during the Site Plan Review process. Developers must submit the following documentation with Class 2 and Class 3 Site Plan Review applications:

Tree Plan

The tree plan must include:

Total site area, dimensions, and orientation relative to north;
Location of all existing trees, indicating their species, diameter at breast height, critical root zones, and whether they will be preserved or removed;
Location of all new trees, including species and caliper at the time of planting;
Perimeter and soil depth of all proposed tree planting areas;
Location of all existing and proposed structures parking areas, and vehicle use areas; and
For developments with more than half an acre of new off-street surface parking, the tree plan must show the expected tree canopy area after 15 years after planting for all trees that will remain on the site. It must also include the caliper size of all newly proposed at the time of planting, along with the other required details for the tree planting plan.

Example:

Parking mitigation

Electric Utility Coordination

Developers must provide proof of coordination with the local electric utility to ensure tree canopy and root systems are compatible with planned and existing utility infrastructure.

Frequently Asked Questions

How do I measure a parking lot to determine if it is larger than a half an acre?

Include all areas within the parking lot's perimeter, such as parking spaces, aisles, planting islands, corner areas, and curbed areas. Do not include interior driveways or loading areas.

Do these requirements apply to vehicle storage or loading areas?

No, these areas are not considered parking lots and are exempt from the requirements.

Can I combine options to meet the climate mitigation requirements?

Yes, you can use a mix of options to meet the requirement. However, you cannot mix and match the tree canopy requirement; you must choose one method.

What happens if several small parking lots are proposed on one property?

If development includes multiple new off-street parking lots, the total area of all the lots will be combined. If the combined area exceeds half an acre, the development must meet the climate mitigation requirements.

What are the ANSI A300 standards?

The ANSI A300 standards are nationally approved guidelines for tree planting, care, and management. They ensure trees are planted and maintained properly to meet canopy coverage goals.

What if I want to use tree species not on the list of approved list?

You can plant tree species not included on the approved list if you receive approval from the Planning Administrator. The trees must be native and able to tolerate drought conditions. Once approved, the Planning Administrator will classify the trees either large or small based on their expected canopy size, and they will be included in your tree plan.

Examples of Complance

Tree Canopy Coverage

A 1.75-acre parking lot at Riverfront Park demonstrates 40% tree canopy coverage. Although some trees may not meet all of the planting standards, this example shows how trees can be used to meet the requirements.

Tree mitigation photo

Solar Panels

A 0.58-acre parking lot at 1300 Broadway Street NE uses rooftop solar panels to generate 0.5 kilowatts per parking space. This site also includes trees along its driveways.

Parking mitigation via solar panels

Related Work

Parking Minimums and Maximums

In 2023, the City City removed the requirement to provide a minimum number of parking spaces for City any type of development in Salem. Developers can still include parking, but the decision is now guided by market demand and other factors rather than City mandates. Additionally, the City revised maximum parking requirements to comply with the State's Climate Friendly and Equitable Communities rules. These updates encourage more compact, walkable development and support the efficient use of land.

Salem in Motion

Salem in Motion is a initiative to update the Salem Transportation Systems Plan, which shapes future investments in transportation infrastructure and establishes policies transportation-related decisions in the city. This project builds on the goals and policies from the Our Salem project and incorporates transportation strategies outlined in the Climate Action Plan. It addresses new State requirements for transportation and land use planning introduced through the Climate Friendly and Equitable Communities rulemaking process.

Walkable Mixed Use Areas

As part of the Salem in Motion initiative, the City is working to establish walkable, mixed-use areas. These areas are designed to support future growth by encouraging a combination of uses within compact, pedestrian-friendly development patters. This approach reduces the reliance on driving for daily needs. The proposed locations for these areas include Salem’s downtown and nearby neighborhoods with existing mixed-use zoning.

Background

The Climate Friendly and Equitable Communities rules were developed in response to a 2020 executive order from Governor Kate Brown. These rules aim to reduce greenhouse gas emissions and promote sustainable development. The requirements for parking lots are part of this broader effort, which included extensive community engagement and was adopted by the Oregon Land Conservation and Development Commission in 2022.