211-219 38th Street Meeting Notes

211-219 38^th Street

Partners: Senko Construction & Moss Architects

Presenting: Kris Senko

• Purchased 211-219 38^th Street with intent to create 5 new townhomes there
• ZBA Hearing: September 22^nd
• History of owners, Senko Construction
  • # of projects completed locally in Northside, Oakland, Lawrenceville
    • Doughboy Square townhomes
    • Shops @ Doughboy
  • Begin in 1996, started development in 2004
    • Used to working in high density urban neighborhoods
  • Plans to mitigate impact on residents
    • Connecting with developers at 216 38^th Street to coordinate street openings/closures, sidewalk closures, using same contractor most likely in order to minimize headache on neighbors
    • Keeping dumpsters off road if possible, keep on site is the goal
      • Ideally place port-a-johns on site as well
    • Timing: with ZBA approval, would break ground on 3/1/2017 with 8 months construction (to be completed end of October 2017)
      • Most inconveniences to neighbors would be at the front end of the timeline (e.g. road work)

Presenting: Andrew Moss

• Lives next door to site
• White house on site to be torn down
• Five 20’ lots
  • Plan to keep new houses on top of hill, set back from street
  • Keep site wall low, terracing of site for yards
  • Trying to maintain stone wall
  • 2-car garages at back of each house
  • Front = staircase, front year
  • Keeping slope of 38^th Street, homes to step up with grade as go up the hill
  • 3 bedrooms, 2 bath
• Variances needed
  • Relatively minor compared to other projects in the neighborhood
  • Side setbacks: zoning requires 5’, asking for 0’
    • Setbacks are internal to the site
  • Rear setback as well
  • No height variances needed
  • Balconies on front: classified as separate variance but also setbacks
• Design
  • Masonry ground floor, steel panel for upper floors, top floors to be cement or siding panel
  • New street trees and sidewalks

Q&A

• Rege Ricketts (255 38^th St): When to start?
  • Kris Senko: March 1, 2017. 8 months maximum so expect to be done at the latest by late Octobrer
• Jenna DiMenno (229 38^th St): This will create extra traffic on Obregon Street, which is a blind turn. Any plans to create a mirror there?
  • Andrew Moss: Definitely open to it.
  • Matt Galluzzo: City does it in blind spots, can coordinate with them.
• Pete Landis (Roasted): Setbacks are newer – why required in the rear?
  • Andrew Moss: How it’s written in the code, but doesn’t really reflect how homes have been built in Lawrenceville historically.
• Cory Ricci (LU Board member): Price range?
  • Senko: Market-rate. Haven’t set the price yet but expecting around $570,000.
• Erika Gidley (233 38^th Street): If don’t get the zoning approval for the rear setback, what is Plan B?
  • Andrew Moss: Parking pads in the back.
  • Matt Galluzzo: Not providing parking would require an additional variance.
• Jim Petruzzi (3918 Liberty Ave): Obregon is a very dangerous road.
  • Senko: No plans for Obregon, but talks with city to topcoat Foster Street.