373_HIGHLAND_AVE_STATEMENT_OF_GROUNDS STATEMENT OF HARDSHIP
The Petitioner, Berman Properties, LLC seeks zoning relief to allow for construction of a new facility at 355
Highland Avenue, 373 Highland Avenue, 2 Cedar Road, 3-5 Cedar Road, 6 Cedar Road, and 10 Cedar Road, as
shown on the plans submitted herewith. The site will be home to Tropical Products, an existing Salem business,
which is seeking to expand operations and relocate its facility from 220 Highland Avenue to support the company's
growing needs. Uses at the facility will include warehousing, manufacturing, bottling, distribution, research
laboratory and development, and business office. The site, which is currently vacant, is comprised of several
parcels located in the Business Highway ("132") and Business Park Development ("BPD"). The zoning district line
runs through the middle of the properties. A portion of the site also falls within the Entrance Corridor Overlay
District ("ECOD"). As part of the project,the Petitioner is relocating the existing paper street, Cedar Road,to the
northeasterly side of the site to allow for better site circulation while maintaining access for the rear abutters.
The site has unique topography.The highest points are near Highland Avenue,with a downward slope toward the
rear of the site. Development of the site will require environmental cleanup and management of ledge. All of
these unique features impact the design of the site and location of the building.
The plan, as proposed, requires the following relief:
1. Variance from Maximum Lot Coverage by all Buildings in the B2 [Section 4.1.11;and
2. Variance from 75' Buffer Zone in the BPD [Section 8.3.9.11; and
3. Variance from Maximum Curb Cut Width of 24'for commercial uses in the ECOD[Section 8.2.3.1].
The site is laid out with the proposed building in the center and across two zoning districts, to allow for access to
Highland Avenue and traffic circulation around all sides of the building. Although the building is compliant with
the maximum lot coverage by all buildings in the BPD, the building exceeds the maximum lot coverage by all
buildings in the B2 (25% required, 60+/-% proposed ),thus requiring a variance.
Section 8.3.9.1 requires a 75' buffer zone from land that is residential in nature. While the building is located
outside of the required buffer zone,there is paving within the buffer zone.The Petitioner proposes a 15'landscape
buffer between the residential abutters on Highland Avenue and Barnes Road, and the drive aisles and parking
areas at the site. The building is also designed to minimize impacts on the abutters by taking advantage of the
topography,situating the loading areas in the rear of the building, as shown on the plans.
Truck traffic will enter and exit onto Highland Avenue in a one-way traffic circulation pattern, as shown on the
plans. In order to ensure the safety of those on site and those in traffic on Highland Avenue, the two proposed
curb cuts on Highland Avenue exceed the maximum width of 24' allowed for commercial uses in the ECOD.The
increased width of 42.5' and 58.4'will allow trucks to turn right and remain in a single lane. Given that Highland
Avenue is a state highway,the curb cuts will conform with MassDOT review and approval.
The proposed plans are the result of an extensive Planning Board Site Plan Review process, which is running
concurrently and includes review by civil and traffic peer reviewers,as well as architectural and landscaping review
by the Design Review Board.The project will be an asset to the community in that it will create jobs and increase
tax revenue on a vacant piece of land while keeping an existing Salem business in the city and allowing it to expand.
Wherefore, we respectfully request the Board's approval of the requested relief.