Salem Chapter 79: Parking Lot Paving Requirements for Businesses

Salem's Parking Lot Paving Standards Under Chapter 79

Salem's Revised Code Chapter 79 governs off-street parking and loading requirements for all commercial, industrial, and multi-family residential properties within city limits. If you own or lease commercial property in Salem, these rules determine how your parking lot must be designed, built, and maintained.

Chapter 79 covers more than just the number of parking spaces. It sets standards for surface materials, drainage, lighting, landscaping, accessibility, and striping. Understanding these requirements before starting a paving project prevents costly redesigns and permit delays.

Surface Material Requirements

What Salem Requires

All off-street parking areas must be surfaced with one of the following:

• Asphalt concrete (hot mix asphalt) — the most common choice for commercial lots
• Portland cement concrete — used for heavy-load areas and some retail developments
• Permeable pavement systems — increasingly accepted for stormwater compliance
• Other approved materials — requires specific approval from the Planning Division

Gravel surfaces are not permitted for commercial parking lots within Salem city limits. Properties that currently have gravel lots may be required to pave when triggered by a change of use, expansion, or new permit.

Minimum Construction Standards

Salem's parking lot construction must meet these baseline specifications:

| Component | Minimum Requirement | |---|---| | Subgrade preparation | Compacted to 95% density | | Base course | 6 inches of compacted aggregate | | Asphalt surface | 2-inch minimum wearing course | | Concrete surface | 4-inch minimum thickness | | Slope for drainage | 1% minimum, 5% maximum | | Curbing | Required at all perimeter edges |

These are minimums. Heavier traffic loads, poor soil conditions, or commercial vehicle access may require thicker sections. A professional paving assessment determines the right design for your specific site.

Parking Space Count Requirements

Chapter 79 Table 79-2 specifies minimum parking ratios by use type:

| Use Type | Minimum Parking Ratio | |---|---| | General retail | 1 space per 300 sq ft GFA | | Office | 1 space per 400 sq ft GFA | | Restaurant | 1 space per 100 sq ft dining area | | Medical/dental office | 1 space per 200 sq ft GFA | | Warehouse | 1 space per 1,000 sq ft GFA | | Manufacturing | 1 space per 500 sq ft GFA | | Multi-family residential | 1.5 spaces per dwelling unit | | Church/assembly | 1 space per 4 fixed seats |

GFA = Gross Floor Area. These ratios determine the minimum number of spaces. You may provide more, but maximum parking limits also apply in certain zones to manage stormwater runoff and urban heat island effects.

ADA Accessibility Requirements

Salem enforces both federal ADA standards and Oregon-specific accessibility requirements under ORS 447.233. Every commercial parking lot must include:

• Accessible spaces based on total lot capacity (see ADA ratio table)
• Van accessible spaces — at least 1 in every 6 accessible spaces
• Access aisles — 5 feet minimum (8 feet for van accessible)
• Signage — International Symbol of Accessibility at 5 feet minimum height
• Accessible route — from accessible spaces to building entrance, maximum 2% cross slope
• Surface condition — smooth, firm, and slip-resistant with no trip hazards

What Triggers ADA Upgrades

Any of the following actions on your Salem parking lot can trigger mandatory ADA compliance upgrades:

• Resurfacing or overlaying the parking lot
• Re-striping the lot layout
• Change of building use
• Building addition or expansion
• New tenant improvements exceeding certain thresholds

When triggered, you must bring the entire parking lot (not just the altered area) into current ADA compliance. This is a significant cost consideration when planning a parking lot maintenance project.

Drainage and Stormwater Requirements

Salem's stormwater management standards apply to all parking lot construction and reconstruction:

On-Site Management

All stormwater from your parking lot must be managed on your property. You cannot direct runoff onto adjacent properties or directly into the public storm system without treatment. Common solutions include:

• Bioswales along parking lot perimeters
• Rain gardens in landscape islands
• Underground detention systems beneath the lot
• Permeable pavement for overflow or low-traffic areas
• Oil-water separators for vehicle service areas

Water Quality Treatment

New parking lots and major reconstructions must include water quality treatment before discharge. Salem's standards align with the DEQ's post-construction stormwater requirements. Treatment options include:

• Bioretention facilities (rain gardens or bioswales)
• Proprietary filtration devices
• Constructed wetlands
• Sand filters

For more on how stormwater management affects your paving project, review our detailed guide.

Landscaping and Lighting Requirements

Interior Landscaping

Salem requires interior landscaping for parking lots with 10 or more spaces:

• One landscape island for every 10 contiguous spaces
• Islands must be at least 6 feet wide and the length of one parking space
• At least one shade tree per island (from the approved species list)
• Ground cover or shrubs in all landscape areas

Exterior Landscaping

Perimeter landscaping buffers are required between parking lots and:

• Public streets (minimum 5-foot landscape strip)
• Adjacent residential properties (minimum 10-foot buffer with screening)
• Building entrances (pedestrian walkways with landscape separation)

Lighting Standards

Parking lot lighting must provide:

• Minimum 1 foot-candle average illumination
• Maximum 0.5 foot-candles at property boundaries (to limit light trespass)
• Shielded fixtures that direct light downward
• Energy-efficient LED fixtures (recommended but not yet mandatory)

When Do These Requirements Apply?

Understanding what triggers Chapter 79 compliance is critical for budgeting and planning:

Full Compliance Triggers

• New construction — any new building or parking area
• Change of use — converting from one use type to another (e.g., warehouse to retail)
• Major expansion — building additions exceeding 10% of existing floor area
• Parking lot reconstruction — tearing out and rebuilding the lot

Partial Compliance Triggers

• Resurfacing — may trigger ADA and striping updates
• Re-striping — must meet current ADA layout standards
• Minor tenant improvements — may trigger proportional upgrades

Exempt Activities

• Routine maintenance — crack sealing, sealcoating, pothole patching
• Emergency repairs — temporary repairs to address safety hazards
• Interior building changes — that do not change the use type or floor area

The Permit Process for Salem Parking Lot Projects

Step 1: Pre-Application Conference

For larger projects, schedule a pre-application conference with Salem's Planning Division. This meeting clarifies which requirements apply to your specific project and can save weeks of back-and-forth during formal review.

Step 2: Site Plan Submission

Submit a site plan showing:

• Parking layout with dimensions and space count
• ADA accessible spaces and routes
• Drainage plan with stormwater management details
• Landscaping plan
• Lighting plan
• Construction details (cross-section of pavement structure)

Step 3: Review and Approval

The Planning Division and Public Works Department review your plans. Typical review takes 4 to 8 weeks. Comments or revision requests can extend this timeline.

Step 4: Construction and Inspection

Once approved, construction must follow the approved plans. Salem inspects:

• Subgrade preparation before paving
• Base course installation
• Final paving and striping
• Stormwater facilities
• ADA compliance

Planning Your Salem Parking Lot Project

Understanding Chapter 79 requirements early in your planning process prevents budget surprises. Cojo Excavation works with Salem property owners to design parking lots that meet all city requirements while maximizing usable space and minimizing long-term maintenance costs.

We serve Salem and surrounding communities along the I-5 corridor from Portland to Eugene. Our team handles everything from initial site assessment through final city inspection.

Need help navigating Salem's parking lot requirements? Contact us for a free consultation.