www.sfplanning.org
Memo to the Planning Commission HEARING DATE: APRIL 21, 2011
In Reference to the March 17, 2011 Commission Hearing
Date: April 14, 2011 Case No.: 2010.1040D Project Address: 353 SAN JOSÉ AVENUE Zoning: RM-2 (Residential, Mixed, Moderate Density) 40-X Height and Bulk District Block/Lot: 6531/022 Project Sponsor: Gabriel Ng 1360 9th Avenue, #210 San Francisco, CA 94122 Staff Contact: Diego R Sánchez – (415) 575-9082 [email protected]
BACKGROUND The Proposed Project, the demolition of an existing single family dwelling and the new construction of a three story, four-unit multifamily dwelling, was originally heard by the Planning Commission on December 16, 2010. The Planning Commission did not take action on the Mandatory Discretionary Review, but instead continued the case to February 10, 2011 to give the Project Sponsor the opportunity to alter the design of the Proposed Project in accordance with the direction given by the Planning Commission. The case was continued again from February 10, 2011 to March 17, 2011 to provide the Project Sponsor additional time to alter the design. At the March 17, 2011 hearing the Planning Commission approved Case 2009.0173D, the new construction of the four-unit multifamily dwelling, by a vote of 7-0 and intended to take action on Case 2010.1040D, the demolition of the existing single family dwelling. Due to a clerical error Case 2010.1040D did not appear on March 17, 2011 Planning Commission Calendar and no action was taken on the demolition case.
REQUIRED COMMISSION ACTION In order for the project to proceed, the Commission must not take Discretionary Review on Case 2010.1040D and approve the proposed demolition of the existing single family dwelling.
BASIS FOR RECOMMENDATION The Department recommendation is to not take Discretionary Review and approve the demolition of the existing single-family dwelling.
Executive Summary CASE NO. 2010.1040D Hearing Date: April 21, 2011 353 San José Avenue
2
The Planning Commission intended to act on the Mandatory Discretionary Review to demolish the existing single family home in conjunction with the Mandatory Discretionary Review on the new construction of the replacement structure.
The Planning Commission approved the Mandatory Discretionary Review on the new construction of the replacement structure by a vote of 7-0 due to the Project Sponsor altering the design of the replacement structure in accordance with Planning Commission direction.
The Zoning Administrator granted the associated variance for the Proposed Project.
RECOMMENDATION:
Case No. 2010.1040D – Do not take DR and approve the demolition. Attachments: March 17, 2011 Memorandum to the San Francisco Planning Commission
Memo to the Planning Commission HEARING DATE: MARCH 17, 2011
Continued from the December 16, 2010 Hearing
Date: March 10, 2011 Case No.: 2009.0173DV/2010.1040D Project Address: 353 SAN JOSÉ AVENUE Zoning: RM‐2 (Residential, Mixed, Moderate Density) 40‐X Height and Bulk District Block/Lot: 6531/022 Project Sponsor: Gabriel Ng 1360 9th Avenue, #210 San Francisco, CA 94122 Staff Contact: Diego R Sánchez – (415) 575‐9082 [email protected]
BACKGROUND The Proposed Project was originally heard by the Planning Commission on December 16, 2010. The Planning Commission did not take action on the Mandatory Discretionary Review, but instead continued the case to February 10, 2011 to give the Project Sponsor the opportunity to alter the design of the Proposed Project in accordance with the direction given by the Planning Commission. The case was continued again at the request of the Project Sponsor from February 10, 2011 to March 17, 2011 to provide the Project Sponsor additional time to alter the design. The Planning Commission provided both specific and general directions for the re‐design. A summary of the direction follows:
• The design must be more responsive to the surrounding context, especially with respect to scale.
• The internal circulation should be reconsidered to eliminate inefficiencies.
• The units should be redesigned to meet the needs of a family with elderly members, with respect to physical accessibility.
• The Proposed Project should provide additional setback or notching to reduce mass.
• The Proposed Project should not exceed three stories in scale.
CURRENT PROPOSAL In response to the direction by the Planning Commission, the Project Sponsor has made the following revisions to the Proposed Project:
www.sfplanning.org
Executive Summary CASE NO. 2009.0173DV/2010.1040D Hearing Date: March 17, 2011 353 San José Avenue
• The fourth floor is eliminated.
• The Proposed Project is approximately 32 feet in height and three stories.
• The front setback is increased from approximately nine feet to ten feet.
• The ground floor unit is designed to be accessible for individuals using a wheelchair for mobility.
• The units no longer are multi‐level units and this eliminates the need for multiple staircases in
the entire building.
• The notch at the northeast corner of the building is expanded from approximately four feet to six feet.
• The change in design reduces the number of dwelling units lacking Planning Code required
Dwelling Unit Exposure from two units to one unit.
OTHER CONSIDERATIONS The Project is seeking a Variance from the Rear Yard and Dwelling Unit Exposure requirements. Planning Code Section 134 requires a rear yard of 34’ – 8” at all levels and limits the height of the last 10 feet of building depth to 30 feet. The Replacement Structure does not provide a rear yard at the ground level, is proposing a rear yard of 22’ – 6” at all levels above the ground level and the last 10 feet of building depth exceeds 30 feet in height. Planning Code Section 140 requires that all dwelling units either face a public street or alley of at least 25 feet in width or a code complying rear yard. Unit #3 does not face a code complying rear yard or a public street or alley of at least 25 feet in width and therefore does not meet the minimum standards for Dwelling Unit Exposure.
REQUIRED COMMISSION ACTION In order for the project to proceed, the Commission must not take Discretionary Review and approve the Proposed Project or take Discretionary Review and modify the Proposed Project.
BASIS FOR RECOMMENDATION The Department recommendation is to not take Discretionary Review and approve the demolition of the existing single‐family dwelling and to not take Discretionary Review on the replacement structure and approve as revised.
The Project Sponsor has complied with the Planning Commission direction to produce a more responsive design for the Proposed Project by reducing the number of stories to three, by reducing the mass through an enlarged front setback and notch at the northern property line and by eliminating inefficient internal circulation.
2
Executive Summary CASE NO. 2009.0173DV/2010.1040D Hearing Date: March 17, 2011 353 San José Avenue
3
The Proposed Project will result in a net gain of three dwelling units. The Proposed Project will create three family sized dwelling units, of two and three bedrooms. The Proposed Project realizes the maximum allowable residential density of four units for its
Zoning District and lot size, which, given the goal to locate housing near transit, is desirable. Given the scale of the Proposed Project, there will be no significant impact on the existing
capacity of the local street system or MUNI. Although the structure is more than 50‐years old, a review of the Historic Resource Evaluation
resulted in a determination that the existing building is not an historic resource or landmark.
RECOMMENDATION:
Case No. 2010.1040D – Do not take DR and approve the demolition.
Case No. 2009.0173DV – Do not take DR and approve the new construction.
Attachments: Revised Plans Revised Rendering
A-1
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
+XX'-XX"
ATCENTERLINE
ANGLEAND
DIAMETERPOUND OR NUMBERPROPERTY LINE
DEPT.DETAIL
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DEPARTMENTDET.
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CONNECTION
C.B.
CEILINGCAULKINGCLKG.
DISPENSE
DRAWING INDEX
GENERAL NOTES
BLOCK/LOT:
NUMBER OF STORIES:
OCCUPANCY:
NUMBER OF UNITS:ZONING:
TYPE OF CONSTRUCTION:
C.I.C.O.C.T.
RDN.
CLG.
DOWNDR. DOORDS. DOWNSPOUTD/W DISHWASHER
DWG.DWR.
FTG.
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E. EAST(E) EXISTINGE.J. EXPANSION JOINTE.P.E.W.E.W.C.
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D.O. DOOR OPENINGD.S.P. DRY STANDPIPEDBL. DOUBLE
EMER. EMERGENCYENCL. ENCLOSUREEQ.EQPT.
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EXP.EXPO. EXPOSEDEXT. EXTERIOR
ELEVATIONFUTURE
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ASBESTOSARCHITECTURAL
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REINFORCEDREQ. REQUIREDRESIL.RET. RETAININGRGTR. REGISTER
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S.N.R.S.SK.
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SECT.
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STA. STATIONSQ. SQUARE
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SANITARY NAPKIN DISPENSER
S.C.
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S.ST.
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MISC.
JAN. JANITORJT. JOINT
MISCELLANEOUSMIR. MIRROR
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MEDICINE CABINETMAX.
MUL. MULLION
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N.T.S. NOT TO SCALE
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NOT IN CONTRA(N)N.I.C.
INSULATIONINSUL.
SYMMETRICAL
T.&G.
EA.
G.S.M.
CT
NO. OR # NUMBER
MTD. MOUNTED
M.C.
NEW DOOR
DUPLEX RECEPTACLE WITHONE SWITCHED OUTLET +12" UON
INTERIOR ELEVATION NUMBERWITH DIRECTION INDICATION
L
SHEET NUMBER
ENLARGED PLAN SECTION ORDETAIL REFERENCE
ROOM/SPACE NUMBER
DOOR NUMBERHARDWARE GROUP
WINDOW NUMBER
NEW STUD WALL - SEE DETAIL
NEW STUD WALL WITH INSULATIONSEE DETAIL
COLUMN GRID LINE
EXISTING WALL/DOOR TO REMAIN
MASONRY WALL
FLOOR DRAIN
ROOF DRAIN
HOSE BIBB
SPRINKLER HEAD
SMOKE DETECTOR
HEATIN G DUCT REGISTER
EXHAUST FAN
EXHAUST FAN WITH HEAT LAMP
TELEPHONE OUTLET +12" UON
TELEVISION OUTLET + 12" UON
APPLIANCE CIRCUIT (220V) +12" UON
F.D.
R.D.
S.P.
S.D.
C
TV
SHEET NUMBER
THERMOSTATT
SYMBOLS
COLD AIR RETURN
ABBREVIATIONS
@
OIPL
INSIDE DIAMETER (DIM.)
GROUND FAULT INSULATEDGALVANIZED SHEET METAL
S.A.D. SEE ARCHITECTURAL DRAWINGS
C.A.R.
UNLESS OTHERWISE NOTED
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PLEASE TAKE NOTICE THAT THE DRAWINGS AS PREPARED BY GABRIEL Y. NG AND ASSOCIATES FOR THEPROJECT ARE LIMITED TO THE EXTENT AS REQUIRED FOR PLAN CHECK PURPOSES BY CITY AGENCIES HAVINGJURISDICTION OVER THE PROJECT.
IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO DESIGN-BUILD (DESIGN AND INSTALL) ALL SYSTEMS ANDELEMENTS AS REQUIRED FOR THE CONSTRUCTION OF THE PROJECT, INCLUDING BUT NOT LIMITED TO PLUMBING,MECHANICAL, FIRE SPRINKLER AND ELECTRICAL SYSTEMS; AND ALL DETAILS FOR ROOFING, FLASHING, WATERPROOFING AND SOUND PROOFING STANDARDS.
THE USE OF THESE DRAWINGS FOR THE CONSTRUCTION OF THE PROJECT SHALL CONSTITUTE THECONTRACTOR’S REPRESENTATION THAT IT HAS REVIEWED AND VERIFIED THE BUILDABILITY OF THE PROJECT ASSHOWN ON THESE DRAWINGS IN THE LIGHT OF SITE CONDITIONS AND APPLICABLE CODE REQUIREMENTS; ANDTHAT ONCE CONSTRUCTION HAS COMMENCED, THE CONTRACTOR SHALL UNDERSTAKE FULL RESPONSIBLITIESTO DESIGN-BUILD ALL ELEMENTS AND MAKE NECESSARY ADJUSTMENTS AS REQUIRED FOR THE COMPLETION OFTHE PROJECT IN ITS ENTIRETY PURSUANT TO ALL APPLICABLE CODE REQUIREMENTS, TRADE AND WORKMENSHIPSTANDARDS.
ALL CONSTRUCTION WORK SHALL BE DONE IN ACCORDANCE WITH THE CITY BUILDING CODE AND UNIFORMBUILDING CODE, AS WELL AS ALL APPLICABLE FEDERAL, STATE, OSHA, BAY AREA AIR QUALITY MANAGEMENTDISTRICT, COUNTY AND CITY ORDINANCES, AMENDMENTS AND RULINGS. THE CITY CODE SHALL GOVERN WHENIT AND THE UBC OR ANY OTHER REFERENCE CODES AND STANDARDS ARE IN CONFLICT.
THE CONTRACTOR SHALL GIVE ALL NOTICES NECESSARY AND INCIDENTAL TO THE LAWFUL EXECUTION OF THEWORK.
THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS OF THE LOT, EASEMENT, SOIL CONDITIONS, ALL PROPOSEDDIMENSIONS, INCLUDING EXCAVATION, UNDERPINNING, DRAINAGE AND UTILITY LINES AT SUBJECT PROPERTY, ASWELL AS, AT ADJACENT PROPERTIES. IF THE CONTRACTOR ENCOUNTERS DISCREPANCIES IN THE DRAWINGS,HE SHALL CONTACT THE ARCHITECT FOR CLARIFICATION BEFORE PROCEEDING WITH THE WORK. THECONTRACTOR SHALL BE RESPONSIBLE FOR THE COSTS OF CORRECTIONS TO THE WORK IF HE NEGLECTS TOADHERE TO THIS PROCESS.
THE DRAWINGS ARE INTENDED TO DESCRIBE AND PROVIDE FOR A FINISHED PIECE OF WORK. THE CONTRACTORSHALL UNDERSTAND THAT THE WORK HEREIN DESCRIBED SHALL BE COMPLETED IN A GOOD AND WORKMANLIKEMANNER AND IN EVERY DETAIL ALTHOUGH EVERY NECESSARY ITEM INVOLVED IS NOT PARTICULARLYMENTIONED. EXCEPT AS OTHERWISE SPECIFICALLY STATED, THE CONTRACTOR SHALL PAY FOR ALL NECESSARYPERMITS, FEES, MATERIALS, LABOR, TOOLS, AND EQUIPMENT FOR THE ENTIRE COMPLETION OF THE WORKINTENDED TO BE DESCRIBED.
AT ALL TIMES, THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR THE CONDITIONS ATTHE JOB SITE, INCLUDING SAFETY OF PEOPLE, SUBJECT PROPERTY, AND ADJACENT PROPERTIES. THEARCHITECT SHALL NOT REVIEW THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES.
THE ARCHITECT SHALL NOT HAVE CONTROL OR CHARGE OF, AND SHALL NOT BE RESPONSIBLE FOR,CONSTRUCTION MEANS, TECHNIQUES, SEQUENCES OR PROCEDURES, FOR THE OMISSIONS OF THECONTRACTOR OR SUBCONTRACTORS PERFORMING ANY OF THE WORK OR FOR THE FAILURE OF ANY OF THEMTO CARRY OUT THE WORK IN CONFORMANCE WITH THE PLANS AND SPECIFICATIONS.
ALL DRAWINGS, SPECIFICATIONS, AND INFORMATION FURNISHED HEREWITH ARE AND SHALL REMAIN THEPROPERTY OF THE ARCHITECT AND SHALL BE HELD CONFIDENTIAL AND SHALL NOT BE USED FOR ANY PURPOSEOR PURPOSES OTHER THAN THOSE FOR WHICH THEY HAVE BEEN SUPPLIED AND PREPARED. THE ARCHITECT'SDRAWINGS, SPECIFICATIONS OR OTHER DOCUMENTS SHALL NOT BE USED BY THE OWNER OR OTHERS ONOTHER PROJECTS, FOR ADDITIONS TO THIS PROJECT OR FOR COMPLETION OF THIS PROJECT BY OTHERS,EXCEPT BY AGREEMENT IN WRITING, AND WITH APPROPRIATE COMPENSATION TO THE ARCHITECT.
ANY DRAWINGS ISSUED WITHOUT THE APPROVAL STAMP, SIGNED AND DATED BY THE BUILDING DEPARTMENTSHALL BE CONSIDERED IN THE PRELIMINARY STAGE AND SHALL NOT BE USED FOR CONSTRUCTION.
DO NOT SCALE DRAWINGS.
PT.PTN.
H.B.
SWITCH +48" UON3 WAY4 WAYDIMMERLIGHTING FIXTURE IDENTIFICATIONTAG
4DIM.
3
C
DUPLEX RECEPTACLE +12" UONGFI GROUND FAULT INSULATED
H.I.D. OR INCANDESCENT WALL SCONCEW/ HEIGHT INDICATION
GASNATURAL GAS OUTLET
XX' TRACK LIGHT FIXTURE CEILING MOUNTEDW/ LENGTH INDICATION
EXHAUST FAN WITH HEAT FAN
DUPLEX RECEPTACLE (110V) +12" UON
S
'A'
CHANDELIER
H.I.D. OR INCANDESCENT LIGHT FIXTUREWALL MOUNTED
RECESSEDH.I.D. OR INCANDESCENT LIGHT FIXTURE
H.I.D. OR INCANDESCENT LIGHT FIXTURECEILING MOUNTED
FLUORESCENT FIXTURERECESSED OR SURFACE MOUNTED
FLUORESCENT FIXTUREWALL MOUNTED
PROJECT DATABUILDING PERMIT APPLICATION #:
FOOT OR FEET
OUTSIDE DIAMETER (DIM.)OVERFLOW DRAIN
PLASTIC LAMINATEPAPER TOWEL DISPENSERPAPER TOWEL RECEPTACLE
TOILET PAPER DISPENSER
SECTION/DETAIL IDENTIFICATION
EXISTING CONDITION TO BE REMOVED
AS NOTED
HOT WATER HEATERHWH
415-
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A-1.1 LOCAL EQUIVALENCY
A-3 (E) FLOOR PLANS
A-4 FLOOR PLANS
A-5 FLOOR PLANS
A-6 ELEVATIONS
A-2 (E) SITE/ROOF PLAN & FRONT ELEVATION
4
2007-12-12-0285 S
R-2
RM-2
3 STORY
V - A
6531/022
A-7 SECTION B / WINDOW DETAILS
A-7 SECTION A
North SITE / ROOF PLANSCALE: 1/8" = 1'-0"
40'-8" 28'-1/4"
3'-0" 68.7' 18'-33/4"
4'-11" 20.1' 64'-41/2"
2'-0" 52'-4" 5'-2"10"
2'-0"
5'-0
"27
'-2"
3'-91/2" 18'-81/2" 58'-4" 9'-2" 15'-0"
6'-5
"25
'-5"
4"31
'-10"
4"
14'-5" 29'-6" 15'-3" 8'-4"
BW 81.98MET. SCUPPER W/RWL CONNECT TOCITY SEWER (TYP.)
SLO
PE
1/4:
12
3RD FLOORDECK
PROPERTY LINE
PROPERTY LINE
2ND FLOOR DECK
D/W
D/W
TC 78.03FL 77.58
FL 77.79
PO
PLA
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5' W
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LOT 22
P/L
3
2.5
0' L
OT
ROOF o/1ST FLOOR
90.00' LOT
42" HT.PARAPET/GUARDRAIL
(E) TREE
(E) TREE
SLOPE TO CONFORMW/ (E) ADJ. SIDEWALKELEV. AS REQ'D.
SLOPE TO CONFORMW/ (E) ADJ. SIDEWALKELEV. AS REQ'D.
ADJ. SUBJ. BLDG. ADJ. F.S.B
ADJ. SUBJ. BLDG.ADJ. GARAGEADJ. R.S.B.
ADJ. R.S.B.
R.S.B. 2ND FLR. DECK F.S.B. SIDEWALK
P/L
3
2.5
0' L
OT
(N) CONC.SIDEWALK
C/L BW 82.36
BW 82.71
BU
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10'-0
" CU
RB
CU
T P
ER
CIT
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TAN
DA
RD
ADJ. BLDG. WALL
ADJ. BLDG2 STORY BLDG.
ROOF ELEV =109.6EAVE ELEV. = 103.6F.F. ELEV. = 88.41
ADJ. BLDG3 STORY BLDG.
PEAK ELEV =112.6EAVE ELEV. = 105.8
LOT 21A
4'
6'
ADJ. BLDG3 STORY BLDG.
ROOF ELEV =114.1GARAGE = 83.25
ADJ. BLDG1 STORY GARAGE
ROOF DECK ELEV. =89.7GARAGE = 78.93
LOT 22A
LANDSCAPING &PERMEABLE PAVING50% OF F.S.B. AREA
CLR
.TO
P/L
90.00' LOT
1ST FLOORPATIO
BUILDING LENGTH
2ND FLOORDECK
(N) TC 81.73 4.0" CURB(E) TC 81.75 4.2" CURB(E) FL 81.40
(N) TC 82.11 4.0" CURB(E) TC 82.04 3.1" CURB(E) FL 81.78
(N) TC 82.46 4.0" CURB(E) TC 82.34 2.5" CURB(E) FL 82.13
(E) TC 82.39 2.3" CURB(E) FL 82.20
(E) TC 81.42 3.6" CURB(E) FL 81.12
(E) TC 82.56 2.4" CURB(E) FL 82.36
SAN J
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(6
7' W
IDE)
DBL. PANE DOMESKYLT. ON 6"CURB (TYP.)
NEW 3-STORY 4-UNIT DWELLING353 SAN JOSE AVE.
BAY
SLOPE1/4:12
NOTES :
PROVIDE FIRE ALARM SYSTEM UNDER SEPARATE PERMIT.CONSTRUCTION COST OF THIS PERMIT DOES NOT INCLUDE FIRE ALARM SYSTEM.UNDERPINNING & SHORING IF REQUIRED UNDER SEPARATE PERMIT.
COMPLY TO SECURITY REQUIREMENTS PER SEC. 1005A S.F. CODEPROVIDE ONE HOUR CONSTRUCTION W/ SOUND INSULATION BETWEEN UNIT AND PUBLIC AREAPROVIDE TEMPERED (SAFETY) GLASS PER SECTION 2406.4FIREPLACE SHALL BE "UL LISTED"ROOF DRAIN AND OVERFLOW DRAIN AT ROOF OR DECK SHALL CONNECT TO CITY SEWER
PROVIDE EMERGENCY LIGHTING PER CODEALL LIGHTS SHALL COMPLY WITH 2005 CALIFORNIA TITLE 24 RESIDENTIAL STANDARDSPROVIDE SMOKE DETECTORS PER SEC. 907.2.10
SKYLIGHT CONSTRUCTION PER SEC. 2610PROVIDE MET. STRAP TO WALL FOR WATER HEATER ON 18" PLATFORM
SEE SOIL REPORT PREPARED BY ____________________________ DATED _______
APPLICABLE CODE AND ORDINANCES:2007 CALIFORNIA BUILDING CODE (CBC), W/ SAN FRANCISCO AMENDMENTSLIFE SAFETY CODE, 1999 NFPA 72NFPA 13, 1999 EDITION2007 CALIFORNIA MECHANICAL, ELECTRICAL, AND PLUMBING CODES, W/ SAN FRANCISCO AMENDMENTS.2007 CALIFORNIA FIRE CODE, W/ SAN FRANCISCO AMENDMENTS.2005 CALIFORNIA ENERGY CODE - TITLE 24
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AS NOTED
Date
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1360
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EQ
UIV
ALEN
CY
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
Scale
Drawn
Job
Sheet
Of
REVISIONS BY
Sheets
ARC
HITE
CTU
RE +
PLA
NN
ING
+ IN
TERI
ORS
GA
BRIE
L Y.
NG
& A
SSO
CIA
TES
AS NOTED
Date
415-
682-
8060
FAX
682-
8720
1360
9TH
AV
ENUE
, SUI
TE 2
10SA
N F
RAN
CIS
CO
CA
941
22w
ww
.gng
aia.
com
9
A-2
031023
12-10-07
NEW
4-U
NIT
DW
ELLI
NG
35
3 S
AN J
OSE
AVE
NU
EB
LOCK
65
31
, LO
T 0
22
SAN F
RAN
CIS
CO
, CA
94
11
0
ML
(E)
SITE
/RO
OF
PLA
N &
FR
ONT
ELEV
ATIO
N
North (E) SITE/ROOF PLANSCALE: 1/8" = 1'-0"
3.0' 68.7' 18.3'
40'-8" 28'-1/4"
5.1' 20.1' 64.8'
2'-8
3/4"
26'-0
"3'
-91/
4"
35'-41/2" 45'-0" 9'-71/2"
14'-0" 31'-0"
ADJ. SUBJ. BLDG. ADJ. F.S.B
ADJ. SUBJ. BLDG.ADJ. GARAGEADJ. R.S.B.
ADJ. R.S.B.
4'
90.00' LOT
ADJ. BLDG3 STORY BLDG.
ROOF ELEV =114.1GARAGE = 83.25
ADJ. BLDG2 STORY BLDG.
ROOF ELEV =109.6EAVE ELEV. = 103.6F.F. ELEV. = 88.41
ADJ. BLDG3 STORY BLDG.
PEAK ELEV =112.6EAVE ELEV. = 105.8
ADJ. BLDG1 STORY GARAGE
ROOF DECK ELEV. =89.7GARAGE = 78.93
LOT 22A
LOT 21A
90.00' LOT
PROPERTY LINE
PROPERTY LINE
SLO
PE
9:12
6'
D/W
D/W
(E) TREE
(E) TREE
SLO
PE
9:12
SIDEWALK
TC 78.03FL 77.58
FL 77.79
EXISTING BLDG353 SAN JOSE AVE.
DECK
CAR PORT
LOT 22
SUB
JEC
T B
LDG
+/-
+/-
+/-
SUBJECT BLDG F.S.B.REAR YARD+/- +/-+/-
+/-+/-2ND FLOOR1ST FLOOR
SLO
PE
9:12
SLO
PE
9:12
SLO
PE
3:12
PATIO
DN
DN
(E) TC 81.42FL 81.12
(E) TC 81.75FL 81.40
(E) TC 82.04FL 81.78
(E) TC 82.34FL 82.13
(E) TC 82.39FL 82.20
(E) TC 82.56FL 82.36
P/L
3
2.5
0' L
OT
P/L
3
2.5
0' L
OT
SAN J
OSE
AVE
(6
7' W
IDE)
PO
PLA
R S
TREE
T (1
5' W
IDE)
(E) FRONT ELEVATIONSCALE: 1/4" = 1'-0"
21'-1
5/8"
9'-1
0"1'
-0"
7'-1
1"
2ND FLOOR
BLD
G H
T.
1ST FLOOR
CEILING
MIDPOINTOF ROOF
CEILING
ADJ. BLDG.EAVE. EL. 103.6
ADJ. BLDG.RF. EL. 109.6
9:12 SLOPE
P/LP/L
(E) REAR ELEVATIONSCALE: 1/4" = 1'-0"
9'-1
0"1'
-0"
7'-1
1"
2ND FLOOR
1ST FLOOR
CEILING
MIDPOINTOF ROOF
CEILING
9:12 SLOPE
P/LP/L
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
Scale
Drawn
Job
Sheet
Of
REVISIONS BY
Sheets
ARC
HITE
CTU
RE +
PLA
NN
ING
+ IN
TERI
ORS
GA
BRIE
L Y.
NG
& A
SSO
CIA
TES
AS NOTED
Date
415-
682-
8060
FAX
682-
8720
1360
9TH
AV
ENUE
, SUI
TE 2
10SA
N F
RAN
CIS
CO
CA
941
22w
ww
.gng
aia.
com
9
A-3
031023
12-10-07
NEW
4-U
NIT
DW
ELLI
NG
35
3 S
AN J
OSE
AVE
NU
EB
LOCK
65
31
, LO
T 0
22
SAN F
RAN
CIS
CO
, CA
94
11
0
ML
(E)
FLO
OR
PLA
NS
(E) 1ST FLOOR PLANSCALE: 1/4" = 1'-0"
26'-0
"
26'-41/2" 9'-0" 45'-0" 9'-71/2"
6'
BEDROOM 1
SUBJECT BLDG
LIVING ROOMSTUDY
DINING ROOM
KITCHEN
UP
DN
DN
(E) TREE
(E) TREE
SIDEWALK
CAR PORT
BATH
SAN J
OSE
AVE
(6
7' W
IDE)
PO
PLA
R S
TREE
T (1
5' W
IDE)
SUB
JEC
T B
LDG
(E) 2ND FLOOR PLANSCALE: 1/4" = 1'-0"
31'-0"
5'-2
1/2"
15'-7
"5'
-21/
2"
6'
BATH
FAMILY ROOMDN
STORAGE
2ND FLOOR
2ND
FLO
OR
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
Scale
Drawn
Job
Sheet
Of
REVISIONS BY
Sheets
ARC
HITE
CTU
RE +
PLA
NN
ING
+ IN
TERI
ORS
GA
BRIE
L Y.
NG
& A
SSO
CIA
TES
AS NOTED
Date
415-
682-
8060
FAX
682-
8720
1360
9TH
AV
ENUE
, SUI
TE 2
10SA
N F
RAN
CIS
CO
CA
941
22w
ww
.gng
aia.
com
9
A-4
031023
12-10-07
NEW
4-U
NIT
DW
ELLI
NG
35
3 S
AN J
OSE
AVE
NU
EB
LOCK
65
31
, LO
T 0
22
SAN F
RAN
CIS
CO
, CA
94
11
0
ML
FLO
OR
PLA
NS
SECOND FLOOR PLANSCALE: 1/4" = 1'-0"
DW DW
B
A
5'-0"
10'-8" 8'-2" 10'-8"
18'-81/2" 29'-2" 29'-2" 2'-0"
2'-8
"8'
-0"
6'-9
"8'
-0"
6'-5
"
5'-0
"27
'-2"
4"31
'-10"
4"
58'-4" 2'-0"
14'-5" 29'-6" 14'-5"
567.11 sq ft
88.99 sq ft
3046
CS
MT
BEDROOM #2
BATH
BEDROOM #2
UNIT 3
BATH
GREAT ROOM
UNIT 2
DECK
BA
Y A
BO
VE
BA
Y A
BO
VE
3050 DHSLOPE
TODRAI
N
SLOPE TO
DRAIN
SLOPE TO
DRAINROOF O/GARAGE
42" HT. PARAPET, TYP.
BU
ILD
ING
WID
TH
BAY
BAYBUILDING LENGTH
6" CURB, TYP.SCUPPER W/ RWLCONNECT TO CITYSEWER, TYP.
ROOF DRAIN W/ OVERFLOWDRAIN TO CITY SEWER,TYP.
CLR
. TO
P/L
GREAT ROOM
3650
DH
BEDROOM #1BEDROOM #1
DECK
4646
FG
O/
4623
AW
N(3
) 202
3 A
WN
F.S.
B. L
INE
ADJ. BLDG.WALL
6'
4'
DN
2846 FG
5678
9
10
11
12
13
14
15
16
17
18
UP1
2
3
4
5 2870
SLOPE TODRAIN
5046
FG
O/
5023
FG
(2) 2
023
AW
NO
/ 202
3 FG
(3) 2
023
FG
6080
SG
D60
80 S
GD
North GROUND FLOOR PLANSCALE: 1/4" = 1'-0"
C
DW
B
A
13'-3
"2'
-2"
10'-0
"
7'-1
1"16
'-0"
7'-1
1"
6'-9
"25
'-5"
4"
3'-91/2" 77'-101/2" 8'-4" 15'-0"
18'-81/2" 29'-2" 24'-5" 5'-7"
18'-81/2" 29'-2" 8'-11" 8'-3" 11'-2" 10'-0"
217.15 sq ft
F.F.EL. 82.70
F.F.EL. 82.70
F.F.EL. 82.70
F.F.EL. 78.50
F.F.EL. 82.70
7.5x15
PARKING #4COMPACT
PO
PLA
R S
TREE
T (1
5' W
IDE)
BW 81.98
8x18
C/L BW 82.36
BW 82.71
WALL ABOVE
SIDEWALKR.S.B.
WA
LL A
BO
VE
SAN J
OSE
AVE
(6
7' W
IDE)
(N) TC 82.46 4.0" CURB(E) TC 82.34 2.5" CURBFL 82.13
(N) TC 82.11 4.0" CURB(E) TC 82.04 3.1" CURBFL 81.78
(N) TC 81.73 4.0" CURB(E) TC 81.75 4.2" CURBFL 81.40
(E) TC 82.39 2.3" CURBFL 82.20
PARKING #1
PARKING #38x18
TC 78.03FL 77.58
FL 77.79
1601
00 G
AR
AG
E D
R.
ELEC
.M
ETER
S
3068 w/3028 TRANS
(E) TREE
(E) TREEFL 77.72
FL 77.65
GAS
MET
ERS
NEW CONC.SIDEWALK
SLOPE TO CONFORMW/ (E) ADJ. SIDEWALKELEV. AS REQ'D
3' HT. FENCE
F.S.B.
FOYER3068
BEDROOM
LANDSCAPING &PERMEABLE PAVING50% OF F.S.B. AREA
GREAT ROOM
BAYABOVE
PATIO
DN
BUILDING LENGTH
BU
ILD
ING
WID
TH
UP
ACCESSIBLELIFT
3068
BATH
KITCHEN
3068
UNIT 1
W/D
VAN ACCESSIBLEPARKING #2
9x18
4 CAR GARAGE
1234
ENTRY
2 BIKEPARKING
FURNACES
(2) 2
023
AW
NO
/ 202
3 FG
30 G
ATE
(2) 2
023
AW
N30
46 C
SM
T
WALL ABOVE
3080 w/2080 SIDELT
5080
FR
EN
CH
DR
.
SLOPE TO CONFORMW/ (E) ADJ. SIDEWALK
ELEV. AS REQ'D
OVERHANG ABV.
30 GATE
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
Scale
Drawn
Job
Sheet
Of
REVISIONS BY
Sheets
ARC
HITE
CTU
RE +
PLA
NN
ING
+ IN
TERI
ORS
GA
BRIE
L Y.
NG
& A
SSO
CIA
TES
AS NOTED
Date
415-
682-
8060
FAX
682-
8720
1360
9TH
AV
ENUE
, SUI
TE 2
10SA
N F
RAN
CIS
CO
CA
941
22w
ww
.gng
aia.
com
9
A-5
031023
12-10-07
NEW
4-U
NIT
DW
ELLI
NG
35
3 S
AN J
OSE
AVE
NU
EB
LOCK
65
31
, LO
T 0
22
SAN F
RAN
CIS
CO
, CA
94
11
0
ML
FLO
OR
PLA
NS
North THIRD FLOOR PLANSCALE: 1/4" = 1'-0"
DW
B
A
2'-8
"8'
-0"
6'-9
"8'
-0"
6'-5
"
5'-0"
11'-1" 7'-4" 11'-1"
5'-0
"9'
-0"
6'-0
"9'
-6"
2'-8
"
2'-0" 58'-4" 2'-0"
14'-5" 29'-6" 14'-5"4"
31'-1
0"4"
2'-0" 12'-0" 8'-11" 8'-5" 23'-0" 6'-0" 2'-0"
77.28 sq ft
3650
DH
3650
DH
MASTER BEDROOM
BEDROOM #2
3650
DH
3650
DH
3050 DH
3650
DH
1050 FG
1050 FG BU
ILD
ING
WID
THBAY BAY
CLR
. TO
P/L
LIVING ROOM
DINING ROOM DECK
6'
2846 CSMT 2846 FG
5080
SG
D
2846 FG
5046
FG
O/
5023
FG
(2) 2
023
AW
NO
/ 202
3 FG
(3) 2
023
FG
BUILDING LENGTH
ADJ. BLDG.WALL
PANTRY
UNIT 4
BEDROOM #3
3046
CS
MT
2040SKYLT
BATH
KITCHEN
4040SKYLT
M. BATH
6
15
7
8
9
10
11
12
13
14
16
3
4
5
17DN1
2
4
5
3
6
UP
2020SKYLT
Area Calculation (In Square Feet):Common Garage Total Total
LivingOpen Space Living
Open Space Living
Open Space Living
Open Space
(Inc. Open Space)
(open space)
3rd Floor 1688.65 178.50 178.50 1867.152nd Floor 798.41 88.99 794.49 567.11 134.00 2383.00Ground Floor 711.21 217.15 223.54 1514.82 2666.72Total Living area 711.21 798.41 794.49 1688.65 536.04 1514.82 6916.87Total Open space 217.15 88.99 567.11 178.50 1051.75
Total Living area for all Units = 3992.76 S.F.
Total Garage & Common Area= 2050.86 S.F.
Total Floor Area = 6043.62 S.F.
Total Open Space area for all Units = 1051.75 S.F.
Unit #1 Unit #2 Unit #3 Unit #4
ROOF PLANSCALE: 1/4" = 1'-0"
B
A
12'-9"
40'-10" 11'-6"
4'-8
"4'
-7"
14'-0
"
178.50 sq ft
13
14
15
16
17
18
DN
SLO
PE
1/4:
128
9
10
1112
19
SLO
PE
1/4:
12
28" PARAPET,TYP.
PRIVATE ROOF DECK
2868 28 GATE
6" CURB, TYP.
16'-5" 10'-8" 8'-2" 10'-8" 14'-5" 2'-0"
6'-5
"1'
-0"
7'-0
"7'
-2"
10'-3
"
42" HT. MTLCABLE RAIL, TYP.
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
Scale
Drawn
Job
Sheet
Of
REVISIONS BY
Sheets
ARC
HITE
CTU
RE +
PLA
NN
ING
+ IN
TERI
ORS
GA
BRIE
L Y.
NG
& A
SSO
CIA
TES
AS NOTED
Date
415-
682-
8060
FAX
682-
8720
1360
9TH
AV
ENUE
, SUI
TE 2
10SA
N F
RAN
CIS
CO
CA
941
22w
ww
.gng
aia.
com
9
A-6
031023
12-10-07
NEW
4-U
NIT
DW
ELLI
NG
35
3 S
AN J
OSE
AVE
NU
EB
LOCK
65
31
, LO
T 0
22
SAN F
RAN
CIS
CO
, CA
94
11
0
ML
ELEV
ATIO
NS
2A-8
4'-2
1/2"
9'-0
"1'
-0"
9'-0
"1'
-3"
10'-0
"1'
-6"
8'-0
"
1/4" = 1'-0"SCALE:
POPLAR STREET
GARAGEF.F.EL. 78.50
SECT. GARAGE DR.
1x4 WD. TRIM
200 SQ. IN METLOUVER GAR. VENT
2ND FLOOR
3RD FLOOR
2x WD. CAP o/1x WD TRIM
1x8 WD. TRIM
GROUND FLOORF.F.EL. 82.70
1x4 REDWD. SIDING(TYP.)
ROOF
GSM CAP o/ 2x WD.TRIM (TYP.)
P/LP/L
1x8 REDWD. SIDING(TYP.)
REAR ELEVATION
"INTEGRITY ALL-ULTREX" WINDOW BYMARVIN OR EQ. (TYP.)
31'-1
0"
BW 81.98
1/8" = 1' - 0"RIGHT ELEVATION
SCALE:
EXISTINGGRADE FLOOR
LINE
P/L P/L
ADJ BLDG PROFILE
1/2" CEDAR PLYWD ATBLINDWALL AT P/L
1x HOR. SIDING ATEXPOSED WALL AT P/L
ROOF
2ND FLOOR
GROUND FLOOR
RAINSCREEN PANEL3RD FLOOR
ALUM. FRAMEWINDOW BY
"BLOOMBERG"OR EQ.
32'-1
"
LEFT ELEVATION1/8" = 1' - 0"SCALE:
BW 82.71
1/2" CEDAR PLYWD ATBLINDWALL AT P/L
FLOORLINE
EXISTINGGRADE
ADJ BLDG PROFILE
ADJ BLDG PROFILE1x HOR. SIDING ATEXPOSED WALL AT P/L
P/LP/L
2ND FLOOR
1/2" CEDAR PLYWD ATBLINDWALL AT P/L
GROUND FLOOR
RAINSCREEN PANEL
3RD FLOOR
ROOF
ALUM. FRAMEWINDOW BY"BLOOMBERG"OR EQ.
"INTEGRITY ALL-ULTREX" WINDOW BY
MARVIN OR EQ.
1A-8
3'-6
"
8'-0
"
32'-1
"
8'-0
"8'
-0"
9'-0
"1'
-0"
9'-0
"1'
-3"
10'-0
"1'
-6"
6"
1'-6
"2'
-0"
P/L P/L
3' HT WD FENCE
ADJ. BLDG.EAVE. EL. 103.6
ADJ. BLDG.RF. EL. 109.6
353 SAN JOSE AVENUE
CBW 82.71L OF LOTBW 82.36
LIGHTED HOUSENUMBER
HE
AD
ER
BW 81.98
TOP OF SIDEWALK
BLD
G H
T.
2ND FLOOR
HE
AD
ER
1/4" = 1' - 0"
FRONT ELEVATIONSCALE:
GROUND FLOORGARAGE F.F.EL. 82.70
GSM CAP
3RD FLOOR
HE
AD
ER
ROOF
CURB
353
3-COAT EXT. STUCCOFINISH, TYP.
STONE TILE
METALOVERHANG
RAINSCREENPANEL
3-COAT EXT. STUCCOFINISH, TYP.
RAINSCREEN PANEL
METAL OVERHANG
METAL CABLERAIL
METAL OVERHANG
TYP.
ALUM. FRAME WINDOWBY "BLOOMBERG" OR
EQ. (ALL WINDOWS TOBE RECESSED 3" FROMFACE OF FINISH) (TYP.)
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
Scale
Drawn
Job
Sheet
Of
REVISIONS BY
Sheets
ARC
HITE
CTU
RE +
PLA
NN
ING
+ IN
TERI
ORS
GA
BRIE
L Y.
NG
& A
SSO
CIA
TES
AS NOTED
Date
415-
682-
8060
FAX
682-
8720
1360
9TH
AV
ENUE
, SUI
TE 2
10SA
N F
RAN
CIS
CO
CA
941
22w
ww
.gng
aia.
com
9
A-7
031023
12-10-07
NEW
4-U
NIT
DW
ELLI
NG
35
3 S
AN J
OSE
AVE
NU
EB
LOCK
65
31
, LO
T 0
22
SAN F
RAN
CIS
CO
, CA
94
11
0
ML
SECTI
ON A
13'-2
1/2"
4'-2
1/2"
9'-0
"1'
-0"
9'-0
"1'
-3"
10'-0
"1'
-6"
F.F.EL. 78.50
F.F.EL. 82.70
4 CAR GARAGE
POPLAR ST15' WIDE
361 SAN JOSE AVE BEYOND
P/L
P/L
CL OF BLDGEL. 82.36
UNIT 1GREAT ROOM
SCALE 1/4" = 1' - 0"
LONGITUDINAL SECTION A
DECK
BEDROOM #1BATHUNIT 2
BEDROOM #1 BATHUNIT 3
KITCHEN
2ND FLOOR
GRD FLOOR
BEDROOM #2UNIT 4
LIVING ROOMBEDROOM #3
3RD FLOOR
ROOF
STAIRPENT-HOUSE
ROOF DECK
JS3-09-10REV. PER HPC
8-27-10REV. PER RDT
MML
MML/JS
3-9-11PLNG. COMM.
Scale
Drawn
Job
Sheet
Of
REVISIONS BY
Sheets
ARC
HITE
CTU
RE +
PLA
NN
ING
+ IN
TERI
ORS
GA
BRIE
L Y.
NG
& A
SSO
CIA
TES
AS NOTED
Date
415-
682-
8060
FAX
682-
8720
1360
9TH
AV
ENUE
, SUI
TE 2
10SA
N F
RAN
CIS
CO
CA
941
22w
ww
.gng
aia.
com
9
A-8
031023
12-10-07
NEW
4-U
NIT
DW
ELLI
NG
35
3 S
AN J
OSE
AVE
NU
EB
LOCK
65
31
, LO
T 0
22
SAN F
RAN
CIS
CO
, CA
94
11
0
ML
SECTI
ON B
/ W
IND
OW
DET
AILS
4'-2
1/2"
9'-0
"1'
-0"
9'-0
"1'
-3"
10'-0
"1'
-6"
F.F.EL. 82.70
F.F.EL. 78.50
P/LP/L
ADJ. BLDG.
ADJ. BLDG.RF. EL. 114.1
SCALE 1/4" = 1' - 0"
CROSS SECTION B
UNIT 2KITCHEN
STAIR PENTHOUSE
2ND FLOOR
GRD FLOOR
GARAGE FLOOR
BATH
ACCESSIBLELIFT
UNIT 1KITCHEN
COMMONHALLUNIT 4
ENTRY
COMMON STAIR
HALLUNIT 4KITCHEN
3RD FLOOR
ROOFROOF
1/2"
1/2"
2x4
WATER DRIP
2x4
HEAD
1/2" EXT. PLYWD.
CAULK ALL EDGES
SILL JAMB
5/8" GYP. BD.
2x4 2x4
2X45/8" GYP. BD. 5/8" GYP. BD.
GSM FLASHING
7/8" 3-COAT STUCCOFINISH
2x REDWD. TRIM
2 LAYERS OF GRADE DBLDG. PAPER
2x REDWD. TRIM
WD. TRIM
7/8" 3-COAT STUCCOFINISH
BLDG. PAPER LAP O/GSM FLASHING O/DUPONTSTRAIGHTFLASH OR EQ.
2 LAYERS OF GRADE DBLDG. PAPER
1/2" EXT. PLYWD.
GRADE D BLDG.PAPER
GSM FLASHING
WATER DRIP
CAULK ALLEDGES
CAULK ALL EDGES
CAULK ALL EDGES
1x REDWD. TRIM
DUPONT TYVEKFLEXWRAP OR EQ.LAP O/ BLDG. PAPER
7/8" 3-COAT STUCCOFINISH
2 LAYERS OF GRADE DBLDG. PAPER
1/2" EXT. PLYWD.
CAULK ALLEDGES
DUPONTSTRAIGHTFLASH OR EQ.LAP O/ WIN. FLANGE
ADJ. SILL PANFLASHING BY "JAMSILLGUARD" OR EQ. LAP O/DUPONT TYVEKFLEXWRAP OR EQ.
2 SCALE 3" = 1'-0" "INTEGRITY WOOD-ULTREX" WINDOW BY MARVIN OR EQ., TYP.
1. PROVIDE FLASHING SYSTEM BY DUPONT TYVEK OR EQ., U.O.N.2. INSTALL ALL WINDOWS & FLASHING PER MFR. INSTRUCTIONS
3. VERIFY EGRESS SIZES W/ MANUFACTURER
REDWD. SILL W/BELOW
1x4 HORZ. REDWD. SIDING,(TYP.)
2x REDWD. TRIM
CAULK ALLEDGES (TYP.)
DBL PANE GL IN ALUMFRAME BY: "BLOMBERG"SERIES 450 OR EQ.
GSM FLASHING
ALUM. WIN. MULLIONPOST
CAULK ALLEDGES (TYP.)
GSM FLASHING O/BLDG. PAPER FOR ALLCORNERS (TYP.)
WINDOW FLASHINGTAPE
SCALE 3" = 1'-0"
2x REDWD. TRIM
SILL
HEAD
FIXED
CASEMENT
1x REDWD. TRIM(TYP.)
1x REDWD. TRIM(TYP.)
CAULK ALLEDGES (TYP.)
BLDG. PAPER
2x4
2x4
5/8" GYP. BD.(TYP.)
1/2" EXT. PLYWD SHEATHING
5/8" GYP. BD.
FIXED
FIXED1x REDWD. TRIM
(TYP.)
2x4
2x4
5/8" GYP. BD.(TYP.)
DBL PANE GL INALUM FRAME
BY: "BLOMBERG"SERRIES 450 OR EQ.
AWNING
1/2" EXT. PLYWDSHEATHING
JAMB
2x4
SERIES 450 ALUM. WINDOW BY BLOMBERG OR EQ., TYP.
CAULK ALL EDGES (TYP.)
ADJ. SILL PANFLASHING BY "JAMSILLGUARD" OR EQ. SEE
2x REDWD. TRIM
DUPONT TYVEKFLEXWRAP OR EQ.LAP O/ BLDG. PAPER
BLDG. PAPER LAP O/GSM FLASHING O/DUPONTSTRAIGHTFLASH OR EQ.
BLDG. PAPER O/DUPONT TYVEKFLEXWRAP OR EQ. LAP
1. PROVIDE FLASHING SYSTEM BY DUPONT TYVEK OR EQ., U.O.N.2. INSTALL ALL WINDOWS & FLASHING PER MFR. INSTRUCTIONS
3. VERIFY EGRESS SIZES W/ MANUFACTURER
7/8" 3-COAT STUCCOFINISH
1 WINDOW DETAIL - ALUMINUM
WINDOW DETAIL - WOOD-ULTREX