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In the past 10 years, Salem‘s population increased by 13 percent 鈥� a rate that outpaced both the state and the nation, according to the U.S. Census Bureau. But the neighborhoods that sprouted in Oregon’s capital city didn’t include businesses needed to support them.

City officials want to change that imbalance.

Salem City Council on Monday voted 6-2 to pass an ordinance that creates a new zoning type 鈥揘eighborhood Center Mixed-Use. Most of the councilors believe the code change will help attract neighborhood-style businesses, and preserve open spaces and pedestrian-friendly streets.

鈥淭his will allow the return of the mom-and-pop store 鈥� not strip malls, but small, neighborhood retail,鈥� Councilor Dan Clem said. 鈥淭o get ready for the next upswing, we need to be ready with tools in the tool kit. This is one of those tools.鈥�

Neighborhood Center Mixed-Use zoning will be allowed on residentially or commercially zoned properties that are between three and 15 acres in size, and located an eighth of a mile or less from a major intersection.

The zoning type is flexible in that it allows residential, retail and services, office, and institutional uses. But limitations exist. At least one acre of the site must be dedicated to residential use, with a maximum density of six dwelling units per acre, or eight if extra environmental mitigation is conducted. Additionally, between one and five acres of the site must be dedicated to employment use and at least 20 percent of the site must be dedicated to open space.

For example, a developer who dedicated half of a 10-acre site to employment use and met the 20-percent open space requirement would be allowed to build between 60 and 80 units on the remainder of the site.

Don Homuth, co-chairman of the West Salem Neighborhood Association, said he supported the plan because of the flexibility it offers to landowners and the public input it requires. A public hearing and Salem Planning Commission approval is required for the zoning change and the mandatory master plan before development can occur.

鈥淭he ordinance as it is drafted now isn’t perfect, and there are several concerns that need to be worked through,鈥� Homuth said. 鈥淏ut we can get through all that. We approve of this because we don’t feel like it’s being rammed down our throat. We were involved in it from the beginning.鈥�

The idea came out of the West Salem Neighborhood Plan, which was developed in 2005. The neighborhood association was aware of a residential building boom, and sought a way to ensure that essential services and retail would be near residents.

鈥淲e were seeing single-family subdivision after single-family subdivision in West Salem,鈥� said Glenn Gross, urban planning administrator for the city. 鈥淚t’s not a bad thing, but it’s homogeneous.鈥�

City officials decided to step in and help. They approached owners of lots that fit the bill and who were potentially interested in a zoning change. One such property owner emerged: John Mistkawi, who represents the Bone Estates 鈥� a 35-acre parcel at the Northwest corner of the intersection of Orchard Heights and Doaks Ferry Road.

In exchange for working through the process with the city, Mistkawi would be granted a zoning change from residential to Neighborhood Center Mixed-Use for up to 15 acres of the property. Mistkawi isn’t a developer and has no immediate plans to develop the property, but he wanted to work with the city.

In 2008, after a few years of public hearings and exchanging ideas, Gross said city officials decided that the Neighborhood Center Mixed-Use zoning concept was feasible citywide.

鈥淭he idea was that if it can work in a developing area like West Salem, it could probably work in established areas too,鈥� Gross said. 鈥淲hile other towns have these types of zoning, it’s a different thing for Salem and there were some fears of taking away residential land. It’s taken time to convince residents of the benefits.鈥�

Many residents testified in support of the code change at the public hearing, but councilors Brad Nanke and Bob Cannon voted against the ordinance. Nanke had concerns that future councils may force the zoning upon property owners who wouldn’t want it. Cannon said he thought it was a good idea, but didn’t believe his constituency would support it.

The council will hold a second reading of the ordinance and take a final vote at an upcoming meeting.