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Permit Application Center Planning Desk
555 Liberty St. SE
Room 320
Salem, OR 97301

Mailing Address
555 Liberty St. SE
Room 305
Salem, OR 97301

Hours

Monday - Friday
8:00 a.m. - 5:00 p.m.

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Site Plan Review

If you want to build on your property, you may need to submit a Site Plan Review application for approval from the Planning Division.

Site plan review is intended to ensure that the development meets all applicable requirements of the Salem Revised Code (SRC). Site Plan Review applies to the following types of development:

Development that requires a building permit
Expansions
Alterations
Paving, re-striping or modifications of parking areas
paving an unpaved area
Changing a use when a building permit is not required, and
Making changes to a building façade in the Mixed Use-I (MU-I), Mixed Use-II (MU-II), Mixed Use -III (MU-III), and Mixed Use-Riverfront (MU-R) zones.

Single-family, two family, three family, four family, cottage clusters, installation of signs and fences, and demolition permits are exempt from site plan review. Ordinary maintenance or repair of existing buildings, structures, utilities, landscaping, and impervious surfaces, and the installation or replacement of operational equipment or fixture are also exempt.

Examples of issues reviewed as part of site plan review include property zoning, parking lot layout and landscaping, pedestrian connectivity, landscaping, and transportation and utility infrastructure.

There are three classes of Site Plan Review:

Class 1 Site Plan Review: For any development that does not involve a land use decision or limited land use decision, as those terms are defined in ORS 197.015, and that involves a change of use or change of occupancy where only construction or improvements to the interior of the building or structure are required.
Class 2 Site Plan Review: For development applications which are not discretionary in nature, do not involve land use or limited land use decisions as defined by Oregon Revised Statutes, and where only the clear and objective standards of the SRC apply.
Class 3 Site Plan Review: For any development that involves a land use decision or limited land use decision, as those terms are defined in ORS 197.015, or that requires discretion to be used to issue a decision. Land use decisions and limited land use decisions that may trigger a Class 3 Site Plan review include any development application that:
- Requires a Transportation Impact Analysis pursuant to SRC chapter 803;
- Requires a geotechnical report or geologic assessment under SRC chapter 810, except where a geotechnical report or geologic assessment has already been approved for the property subject to the development application;
- Requires deviation from clear and objective development standards of the UDC relating to streets, driveways or vision clearance areas;
- Proposes dedication of right-of-way which is less than the requirements of the Salem Transportation System Plan;
- Requires deviation from the clear and objective standards of the UDC and where the Review Authority is granted the authority to use limited discretion in deviating from the standard; or
- Involves the imposition of conditions of approval; or
- Requires a variance, adjustment, or conditional use permit.

If you need help determining what type of Site Plan Review you need, you can talk to a planner.

Class 1 Site Plan Review

Procedure Type

An application for Class 1 Site Plan Review is processed following the Type I application procedures under SRC Chapter 300.

Process

Application. You must submit all required items listed in the application checklist section below to the Permit Application Center Portal.
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. You may track the status of your application online at the City of Salem permit tracking webpage.
Conformance review. Once a complete application is submitted, staff reviews the proposed plan to determine if it meets the criteria in SRC 220.005(f)(1).
Decision. The Planning Administrator makes a decision to approve or deny your application depending on whether or not the proposal meets the applicable criteria. The associated building permit for the proposed development will not be issued until the site plan review is approved.

Application Checklist

An application for a Class 1 Site Plan review must contain the following:

Land use application form. The land use application form must be signed by the applicant(s), property owner(s), and/or duly authorized representative(s). If the applicant and/or property owner is a Limited Liability Company (LLC), please also provide a list of all members of the LLC with your land use application. The land use form will be generated for you when you submit through the Permit Application Center Portal. You will be required to sign the application that is created and upload the signed form.
Land use application fee. You must pay the application fee when you file your application.
Site plan. The site plan must include the following information:
- 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
- The size and location of solid waste and recyclables storage and collection areas, and amount of overhead clearance above such enclosures, if included with proposed development
- Loading areas, if included with proposed development
- 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, buffers, berms, walls, and other proposed screening as they relate to required setbacks and landscaping
- Location of all trees and vegetation required to be protected pursuant to SRC Chapter 808
- The location of all street trees, if applicable, or proposed location of street trees required to be planted at time of development pursuant to SRC Chapter 86; and
- Identification of vehicle, pedestrian, and bicycle parking and circulation areas, including handicap

Summary Table. A summary table shall be submitted which identifies the zoning designation for the subject property; total site area; gross floor area by use (i.e. manufacturing, office, retail, storage); building height; itemized number of full size, compact, and handicapped parking stalls, and the collective total number; total lot coverage proposed, including areas to be paved for parking and sidewalks.

Class 2 Site Plan Review

Procedure Type

An application for Class 2 Site Plan Review is processed following the Type I application procedures under SRC Chapter 300.

Process

Application. You must submit all required items listed in the application checklist section below to the Permit Application Center Portal.
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. You may track the status of your application online at the City of Salem permit tracking webpage.
Conformance review. Once a complete application is submitted, staff reviews the proposed plan to determine if it meets the criteria in SRC 220.005(f)(2).
Decision. The Planning Administrator makes a decision to approve or deny your application depending on whether or not the proposal meets the applicable criteria. The associated building permit for the proposed development will not be issued until the site plan review is approved.

Application Checklist

An application for a Class 2 Site Plan review must contain the following:

Land use application form. The land use application form must be signed by the applicant(s), property owner(s), and/or duly authorized representative(s). If the applicant and/or property owner is a Limited Liability Company (LLC), please also provide a list of all members of the LLC with your land use application. The land use form will be generated for you when you submit through the Permit Application Center Portal. You will be required to sign the application that is created and upload the signed form.
Land use 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.
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 TGE form with Section 1 completed. Section 2 will be completed by City staff upon receipt of the application.
If a TIA is required, the TIA must be completed and approved by Public Works prior to completion of all land use applications.

Existing conditions plan. The exiting conditions plan must include the following:

The 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 their distance from property lines
Location of 100-year flood plain, if applicable
Location of drainage patterns and drainage courses, if applicable.

Site plan. The site plan must include the following information:
- 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
- The size and location of solid waste and recyclables storage and collection areas, and amount of overhead clearance above such enclosures, if included with proposed development
- Loading areas, if included with proposed development
- 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, buffers, berms, walls, and other proposed screening as they relate to required setbacks and landscaping
- Location of all trees and vegetation required to be protected pursuant to SRC Chapter 808
- The location of all street trees, if applicable, or proposed location of street trees required to be planted at time of development pursuant to SRC Chapter 86; and
- Identification of vehicle, pedestrian, and bicycle parking and circulation areas, including handicap

Summary Table. A summary table shall be submitted which identifies the zoning designation for the subject property; total site area; gross floor area by use (i.e. manufacturing, office, retail, storage); building height; itemized number of full size, compact, and handicapped parking stalls, and the collective total number; total lot coverage proposed, including areas to be paved for parking and sidewalks.
Preliminary Grading Plan. A preliminary utility plan shall be submitted depicting proposed site conditions following completion of the proposed development, when grading of the subject property will be necessary to accommodate the proposed development.
Architectural Drawings. For development in the Mixed Use-I (MU-I), Mixed Use-II (MU-II), Mixed Use-III (MU-III), and Mixed Use-Riverfront (MU-R) zones, architectural drawings, renderings, or sketches showing all elevations of the existing buildings and the proposed buildings as they will appear on completion.

Class 3 Site Plan Review

Procedure Type

An application for Class 3 Site Plan Review is processed following the Type II application procedures under 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 Portal.
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. 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.

Conformance review. Once a complete application is submitted, staff reviews the proposed plan to determine if it meets the criteria in SRC 220.005(f)(3).
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.

Application Checklist

An application for a Class 3 Site Plan review must contain the following:

Land use application form. The land use application form must be signed by the applicant(s), property owner(s), and/or duly authorized representative(s). If the applicant and/or property owner is a Limited Liability Company (LLC), please also provide a list of all members of the LLC with your land use application. The land use form will be generated for you when you submit through the Permit Application Center Portal. You will be required to sign the application that is created and upload the signed form.
Land use 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.
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 TGE form with Section 1 completed. Section 2 will be completed by City staff upon receipt of the application.
If a TIA is required, the TIA must be completed and approved by Public Works prior to completion of all land use applications.

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.
Existing conditions plan. The exiting conditions plan must include the following:

The 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 their distance from property lines
Location of 100-year flood plain, if applicable
Location of drainage patterns and drainage courses, if applicable.

Site plan. The site plan must include the following information:
- 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
- The size and location of solid waste and recyclables storage and collection areas, and amount of overhead clearance above such enclosures, if included with proposed development
- Loading areas, if included with proposed development
- 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, buffers, berms, walls, and other proposed screening as they relate to required setbacks and landscaping
- Location of all trees and vegetation required to be protected pursuant to SRC Chapter 808
- The location of all street trees, if applicable, or proposed location of street trees required to be planted at time of development pursuant to SRC Chapter 86; and
- Identification of vehicle, pedestrian, and bicycle parking and circulation areas, including handicap

Preliminary Grading Plan. A preliminary utility plan shall be submitted depicting proposed site conditions following completion of the proposed development, 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.
Architectural Drawings. For development in the Mixed Use-I (MU-I), Mixed Use-II (MU-II), Mixed Use-III (MU-III), and Mixed Use-Riverfront (MU-R) zones, architectural drawings, renderings, or sketches showing all elevations of the existing buildings and the proposed buildings as they will appear on completion.
Summary Table. A summary table shall be submitted which identifies the zoning designation for the subject property; total site area; gross floor area by use (i.e. manufacturing, office, retail, storage); building height; itemized number of full size, compact, and handicapped parking stalls, and the collective total number; total lot coverage proposed, including areas to be paved for parking and sidewalks.
Written Statement. A written statement is recommended to be submitted describing how the proposed development meets the following approval criteria for Class 3 Site Plan Review:
- The application meets all applicable standards of the UDC;
- The transportation system provides for the safe, orderly, and efficient circulation of traffic into and out of the proposed development, and negative impacts to the transportation system are mitigated adequately;
- Parking areas and driveways are designed to facilitate safe and efficient movement of vehicles, bicycles, and pedestrians; and
- The proposed development will be adequately served with City water, sewer, storm drainage, and other utilities appropriate to the nature of the development.