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266 Canal Street Statement of HardshipThe Residences on Canal Street, LLP, the Property Owner and petitioner, seeks relief from the Zoning Board of Appeals from the Salem Code of Ordinances and requests a variance from the Salem, Massachusetts – Code of Ordinances, Section 4-51 (a) (2) and Section 4- 51 (a)(6). We, the petitioner, propose to install the following temporary banners: Two (2) temporary marketing/leasing banners on Building 1 (the building on Canal St) to advertise the leasing function of the new mixed-use building for a duration of two (2) years from the date of installation where the date of installation is estimated to be June 30, 2025. THE BANNERS Banner - Location 1 - Primary/East/Canal Street facade: a horizontal banner measuring 342in wide by 38in high with 18in tall letters that read "NOW LEASING" and 15.3in tall letters that read "Livelore.com". The bottom of the banner is proposed to be 36ft 4in above the flrst fioor elevation. The top of banner is proposed to be 39ft 6in above flrst fioor elevation. The banner will be fastened to the siding with effectively no projection. This location is at variance with the ordinance Banner - Location 2 - Secondary/South/Kimball facade: a vertical banner measuring 68in wide by 286in tall with 19in tall letters that read "NOW LEASING" & "Livelore.com". The bottom of banner is proposed to be 12ft 6in above flrst fioor elevation; top of banner proposed to be 36ft 4in above flrst fioor elevation. The banner will be fastened to the siding with effectively no projection. HARDSHIP Hardship #1 – Clear message visibility as displayed to the general public in this location is important and functions best when the information and colors follow both branding and building aesthetic in a cohesive fashion. The ‘now leasing ’ message is effectively and safely conveyed to the pedestrian and cycling public when there is one inch of text height for every 10ft of readable distance. For vehicular traffic, the text size flgure doubles or requires 2in of text height for every 10ft of readable distance. By that math, 18in tall letters are generally readable from 90ft away to the motoring public and 45ft for pedestrians which is optimal for this particular building located along Canal St with cars predominantly approaching at oblique angles from the north and south. A visual of 90ft from the Building 1 is shown here: Visibility from a distance is important for vehicular traffic and is achieved at taller heights, with the intent to keep traffic fiowing and not have slow downs to read text when right next to the building, etc Hardship #2 – This apartment development has 250 total apartments with 50 of those units deeded to residents that have a household income not exceeding 60% of area median income. This type of affordable housing is critical to the region and the City of Salem. Further, 70% of the 50 affordable units (35 units) have been agreed by the state and municipality to lease to local residents (the local preference). If we do not effectively, timely, and safely convey the message to the public of the availability of this type of critical housing, residents may not know about its availability. Hardship #3 – The project consists of flve large buildings which are being completed in logical/sequential stages one after the other beginning August 2025 through May of 2026 (estimated). Having managed lease efforts in prior developments, the leasing absorption is anticipated to be 5-10 units per month duration (more in warm weather, fewer in colder weather, typically). Using this forecast, we expect to be leased by June of 2027 at which time we will take the banners down or we will request additional time to lease, if required. SUMMARY OF VARIANCE REQUESTS 1. We are seeking a variance from Section 4-51 (a) (2) for the location of the temporary banners located on the building as per the attached plans. Speciflcally, the lowest point of the banners is 36ft 4in and 12ft 6in above the ground which is above the window sills on the flrst fioor that’s above the flrst story. Section 4-51 (a)(2) reads as follows: A wall sign attached parallel to a building which projects no more than 15 inches from the building surface, provided that the top of such sign is no higher than whichever of the following is lowest: a.Twenty-five feet above sidewalk or finish grade; b.The top of the sills of the first level of windows above the first story; or c.The height of the building at the building line. 2. We are seeking a variance from Section 4-51 (a)(6) for the duration and size of the temporary banners from 15 days to two (2) years and 30 percent of windows to the sizes noted above. The banners are not located within storefront windows. Section 4-51 (a)(6) reads as follows: Temporary signs pertaining to special sales or events lasting no more than 15 days affixed to windows, provided that their total area does not exceed 30 percent of the window. No permit is required for such temporary sign. We greatly appreciate the boards’ consideration of this matter.