sam gelfand portfolio

SAM GELFANDGraduate + Professional Portfolio

MASTERS OF ARCHITECTURE GRADUATE WORK

Above:Perspective from Manor Rd.

Right:Unit plans

This project explores the design possibilities within the City of Austins recent Vertical Mixed Use (VMU) zoning ordinance. In an attempt to increase density and high living standards while preventing sprawl throughout Central Texas, the ordinance encourages developers to build high-density mixed use projects close to certain designated transit corridors within Central Austin (in this case Manor Road). VMU zoning offers enticing benefits for this type of development. To earn them, developers must meet specific requirements to make the project conform with Austins urban vision. These include high-quality building design, meet-the-street requirements, inclusion of pedestrian-friendly amenities and green-building requirements. In addition, 10% of the housing units must be affordable (based on area median family income).

As a means to entice development, civic minded developers get specific financial incentives. Most valuable, the relaxed standards for VMU can allow significantly more condominiums or apartments on a site (primarily by lifting minimum site area requirements that would restrict density). The relaxations also reduce by 40% the parking required by code and add more uses on the ground floor, such as convenience stores and eateries.

VERTICAL MIXED USESpring 2007University of Texas at AustinProf. Michael Garrison

Graduate Studio

Gelfand Graduate + Professional Portfolio | Graduate Studio | 5

VMU Parking Sumary

Use Parking Requirments Total Spaces

Sinclair Joes Specialty Market6000 sf 1 space / 275 sf 22

KSOS Radio Station + Offices3000 sf 1 space / 275 sf 11

Low Income Efficiency Suites 8 units 1 space / unit 8

1 Bedroom Apartments4 units 1.5 space / unit 6

Total 47

VMU Parking Credits:

Overall -40% Reduction -19

1 space per shower facility in retail/commercial -2

Total Parking Required 26

Total Parking Provided 28

Left:Area Plan showing how the development is integrated into the existing city block.

Right:Ground Level Plan


Right:2nd Floor Plan. This pan en-courage pedestrian activity by placing all of the program to the edge of a the sidewalk and concealing the parking to rear, a design objection of the VMU ordinance.

Opposite:Elevation from Manor Rd.

Section A-A


C o n g r e s s6 t h S t r e e t

R e d R i v e r

M a r k e t

W a r e h o u s e

2 n d S t r e e t2 n d S t r e e t

C o n v e n t i o n C e n t e r

To w n L a k e

S o u t h C o n g r e s sE v e n t s

Opposite:Photo of the 4th Street

State Parking Garage

Left:Map of downtown above

ground parking garages (shown in red)

As with many American cities, Austin is trying to encourage downtown develop-ment as means of combating sprawl, improving public transportation, encouraging economic development and ultimately to create a more sustainable city. But even as density occurs, the automobile is still a dominant factor in the design of the Downtown environment. According to Austins Issues and Opportunities Report typically, about one-third of the square footage of Downtown buildings is built as car parking. Entire city blocks are devoted to parking garages. As more people begin to live downtown and as the city installs a more robust public transportation system (such as the newly opened Metro Redline light rail system), the need for parking will diminish. Economic forces will no longer deem above ground parking as highest and best use for valuable downtown property. In order to full its promise of a dense, well served downtown, a creative solution is needed to repropose the many blocks that have been hijacked by the above ground parking garage.

In addition, in order to cultivate a healthy, sustainable and equitable downtown, the city needs to provide resources for wide cross section of demographics. This includes services for families, which currently there are not many family oriented businesses or institutions downtown. Specifically there are no public schools in the downtown area, making it undesirable for a family to move downtown.

This project explores the idea of trying to take advantage extraneous parking infra-structure by repurposing a parking garage into a public high school in the heart of downtown. It proposes a method to carve out and clad the existing structure with an energy efficient double skin facade.

Graduate Studio

CAR PARK ADAPTIVE RE-USE HIGH SCHOOLFall 2007University of Texas at AustinProf. Simon Atkinson

2 n d S t r e e t

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CONTEXT MAP EXISTING GARAGE

EXISTING CONSTRUCTION SYSTEMGROUND FLOOR PLAN / TYPICAL STRUCTURE

TYPICAL SECTION

Existing ConditionsAustin New School


Above:Exterior rendering of triple -height auditorium space

Right:Diagram of existing modular

construction system and its pos-sibility for reconfiguration

Opposite:Wall section and axonometric diagram of new layered skin

system

2nd Street

3rd Street

4th Street

5th Street

Nueces

San Antonio

Guadalupe

Lavaca

Colorado

Congress

Rio Grand

6th Street

CONTEXT MAPEXISTING GARAGE

EXISTING CONSTRUCTION SYSTEMGROUND FLOOR PLAN / TYPICAL STRUCTURE

TYPICAL SECTION

Existing ConditionsAustin New School

Ground Floor Plan + Program DiagramAustin New School

1st FLOOR PLAN1/16 = 1-0

Wall Section3/8 = 1-0

Building Skin SystemN.T.S.

1st Floor Plan + Building SkinAustin New School












2nd Floor Plan + Classroom ViewsAustin New School

Street ViewAustin New School

Main Entry ViewAustin New School







GROUND FLOOR PLAN1/16 = 1-0

RETAIL

RECREATION

GALLERY

CLASSROOMS

STUDENT COMMON

WALKWAY

GROUND FLOOR

1ST FLOOR

2ND FLOOR

Right:Exterior rendering from street

Below:Diagram of how program can be configured within the existing grid of the structure

Opposite:2nd Level Plan


LABRATORY

LABRAT

ORY

CONFERE

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OFFICESUP

DN

OFFICES

TRAM STOP/EXHIBITION SPACE

CIST

ERN

CIST

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SITE / FLOOR PLAN1/16 = 1-0 Goal to meet challenge for offcie buildings in Texas: 27.7 kWh/sf/yr

As per eQuest model: 14.27 kWh/sf/yr

Total tearly demand: 77,1000 kWh

To offset 100% (as per FindSolar.com) 50kW system and 5000 sf of roof

The Texas Clean Energy Park is conceived of as a clean energy campus, based in Austin, that would be devoted to the development and improvement in business, education, research, and training within the clean energy industry. This park will provide housing for renewable energy companies and education and research fa-cilities. This project focuses on the design of a single building with in the proposed campus, a research center. Located on 140 acres of undeveloped grass lands ad-jacent to the Austin Airport, the intention of the project is to create a world class research and meeting facility that would provide a retreat-like atmosphere.

Four buildings are arranged on the site in order to take advantage of the prevail-ing southern winds and promote natural ventilation through the Venturi effect. The buildings, in order to create compelling, well lit interior spaces, which take advan-tage of the expansive and beautiful prairie views, employ fully glazed faades. In order to mitigate the harsh Texas sun and to reduce the energy load a typical glass faade building would produce, an extensive shading structure wraps building and prevents any direct sunlight from entering the building between the months of May through September. This shade structure extends over the interstitial spaces be-tween the various buildings to provide opportunities for shaded meeting and out-door spaces. The shaded spaces created are designed for chance encounters that cultivate a work environment, which is both pleasant and maximizes the chances for spontaneous discussion.

TEXAS CLEAN ENERGY PARK RESEARCH CENTERFall 2008University of Texas at AustinProf. Werner Lang

Left:Site Plan

Below:Renderings from the south


Southerly Summer Winds

Shade50% March to October100% April to September

Shallow section andfull height glazing fornatural ventilation and daylighting

Shaded courtyard forexterior gatheringand circulation

Light Shelf forDaylighting

Photovoltaic PanelsPhotovoltaic Panels

Section / Climate Concept















Right:Shading Study Model

Below:Energy Concept Section


Above:Perspective from main approach

Opposite:Wall Details

The aim of this studio was to explore the design and material consequences of build-ing on a particular site. The program is a remote backpackers cabin that would provide the appropriate amount of comfort for a way point during a multi-day hike or excursion. The remote nature of this site required that the structures be self-sufficient and primarily rely on its materials and construction to provide comfort.

The dry western climate of this site requires that this project considers the function of mass to provide comfort. The massive stone walls face south and west to gather heat for the shelter in anticipation for the cool nights and buffer the heat gain during the hot summer days. In addition to comfort considerations, the project attempts to draw inspiration from the particular experiential nature of inhabiting this remote site. Construction details are purposely left as obscured as possible so that the structure appears to be a landscape feature much like the stone out croppings. This suggestion of timelessness further enhances the sense of security that this shelter can provide.

BACKPACKERS WAY-POINTSpring 2008University of Texas at AustinProf. Nichole Weidemann


Opposite:Plan and Sections

Left:Site Plan and Approach Diagram

WEST | DRY EAST | WET

Opposite:Perspective from below

Right:Wall sections andconstruction details. Details which conceal the shelters construction methods, such as the windows boxes that extend beyond the headers, reinforce the sense that the shelter is a natural element in the landscape.


Left:Day/Night

Perspective from main approach

Opposite:Facility Building Wall Section

McDonald Observatory, a research unit of The University of Texas at Austin, is lo-cated atop Mount Locke in the Davis Mountains of West Texas, which offer some of the darkest night skies in the United States. Astronomers from research institutions from around the world book telescope time years in advance. In many cases the op-portunities to observe astronomical events occur only once in a lifetime. Therefore it is important that when they arrive at the observatory there are world-class facilities in place to support their research.

The unique nighttime working schedule at the observatory presents an interesting design problem. A successful addition to the observatory campus would be a facility that provides for a sense of community and collaboration for the visiting astronomers, comfortable daytime sleeping quarters and that would significantly limit light pollution during the night. The meeting, eating and socializing programs are consolidated in a single large building organized around a three-story height great room. This three-story height space opens to the landscape via large floor to ceiling windows. Large oversized shutter doors, inspired by the aperture openings of the telescopes, close the view off at night, allowing the building to be used without interfering with the tele-scopes. A meandering walk servicing the sleeping facilities provides smaller spaces for impromptu gatherings and opportunities for researches to share the view. The dog-trot unit entrances provide shelter and opportunities to experience the view privately. The decision to suppress the sleeping facilities below the main grade serve as part of the light mitigation strategy. Finally, the sleeping quarters are perched off the side of the mountain supported by large pre-cast concrete stilts. These stilts are meant to emulate the patterns formed by palisades found on nearby mountaintops and ridges thereby lessening the elongated buildings visual impact in the landscape.

Graduate Studio

OBSERVATORY SUPPORT FACILITIESSpring 2009 w/ Alexis KurlandUniversity of Texas at AustinProf. Cisco Gomes


Above:Guest Room Detail Section

Opposite:Guest Room Building Parti Model

AUSTIN COMMUNITY DESIGN AND DEVELOPMENT CENTER PROFESSIONAL WORK

Owner: Green Doors

Project Description:The Pecan Springs Commons project is a neighborhood revitalization project, including the renovation of six four-plexes and two twenty-four unit apartment buildings. The properties are located in an area of Pecan Springs Neighborhood known for high crime and absentee landlords. The project provides much needed green, affordable housing with resident amenities, creating a more attractive, sustainable, and desirable place to live with this northeast Austin neighborhood. With a mix of accessible and typical units, residents will include low-income families, military veterans, and individuals transitioning out of homelessness.

The project was developed under the City of Austins SMART Housing Guidelines and has received a 4-Star rating on the Austin Energy Green Building Program. The project has also been awarded over $11,000 in carbon offset credits from the Enterprise Carbon Offset Fund.

Services Provided by Sam Gelfand via ACDDC:Architectural design; Green building consulting; Coordination of engineering design team, Project management; Managing rebates and carbon offset funds; Coordination with Austin Energy Green Building Program and City of Austin SMART Housing.

Professional Work

PECAN SPRINGS COMMONS2009 - 2011Austin Community Design and Development Center

Opposite:Conceptual Site Plan

Above:Project under construction

Following pages:Before and after photographs

Gelfand Graduate + Professional Portfolio | Professional Work | 35

The Alley Flat Initiative is an award-winning collaboration between ACDDC, Guadalupe Neighborhood Development Corporation, and the University of Texas Center for Sustainable Development. The initiative was conceived through student research and design studios in the University of Texas School of Architecture.

Alley Flats are small, detached residential units, accessed from Austins extensive network of under utilized alleys, that can be built by homeowners on the back of their lots to generate additional income, house family members, or locate a small home-based business. These structures, each less than 850 square feet, create a secondary independent living space within a single-family lot. Additionally, with their small footprints and site-sensitive design, alley flats are easily woven into existing neighborhoods. They provide an outstanding opportunity to create affordability and increase density without requiring changes to existing zoning regulations or causing disruptive changes to the character of our neighborhoods. Their efficient design yields very low operational costs averaging 60% less per square foot than traditional construction. Alley Flats are designed to achieve at minimum a 3-Star rating in Austin Energys Green Building Program

The immediate goal of the project was to build two prototype alley flats one for each of two families in East Austin that showcases both the innovative design and environmental sustainability features of the alley flat designs

Services Provided by Sam Gelfand via ACDDC:Project management; Programming; Permitting; Coordination with Austin Energy Green Building Program and City of Austins SMART Housing Program.

Professional Work

THE ALLEY FLAT INITIATIVE2008 - 2011Austin Community Design and Development Center

Opposite:Alley Flat # 1 Entry and Interior

Below:Alley Flat # 1 Solar PV Trellis


Opposite:Site Plan and Elevations fromAlley Flat #2 Permit Set

Above:Exterior Alley Flat #2


NSCALE: 1 = 50

WEB

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SINGLE FAMILY

TWO-FAMILY

TOWNHOME

GUADALUPE-SALDANA NET-ZERO SUBDIVISION SITE PLAN

5/3/2010

COMMUNITY CENTER

BIOFILTRATIONPOND

ACC PARKING

STUDIOMOMENTUM

(2-BR)

EXISTING

KRDB-S

KRDB-A (N)

KRDB-B (N)

KRDB-C (N)

HATCH-A (N)

HATCH-B (N)

HATCH-A (S)

HATCH-B (S)

HATCH 2-BR

MF SITE LEGEND

KRDB HATCH

4-ACRE SITE LEGEND

Owner: Guadalupe Neighborhood Development CorporationProject Manager: Austin Community Design and Development CenterArchitects: Studio Momentum | Nelsen Partners, Inc. | KRDB | Hatch + Ulland Owen Architects

Project Description:The Guadalupe-Saldana Netzero Subdivision is an 11 acre infill project in Austins Govalle Neighborhood. The currently vacant brownfield site will be remediated and developed with 92 units of affordable housing, public green spaces, and a community learning center. With 50 units of town home / condominium style-housing and 20 single-family homes affordable to families at 80% or below Median Family Income, each homeowner or renter will also enjoy the savings associated with a net zero energy bill on an annual basis.

ACDDC is working with the local municipally run utility, who has offered their support towards the goal of net-zero energy on the property. Austin Energy, sees the project as an opportunity to monitor the effects of an energy-producing subdivision on the electricity distribution system. ACDDC has gathered the team of consultants necessary to achieve the difficult task of net zero energy in a large affordable subdivision with diverse housing types and is facilitating the integrated design process. ACDDC has also served as the green building consultant and energy modelers for the project.

Services Provided by Sam Gelfand via ACDDC:Energy modeling; Community input facilitation through charettes and community meetings; Management + coordination of architectural and engineering design team; Green building consulting; Managing rebates and carbon offset funds.

Professional Work

GUADALUPE SALDAA NET-ZERO SUBDIVISION2008 - 2011Austin Community Design and Development Center


SFJONES ARCHITECTSPROFESSIONAL WORK

Kumo is a 3000 square foot ultra modern Japanese restaurant and fusion drink bar. The cl ient intended the restaurant to be a complete f ine dining experience and expected the f inished and detai ls to express this experience. The restaurant, located on a prime block of Melrose Avenue, in West Hollywood serves f ine Japanese cuisine in a chic al l-white sett ing designed to resemble its namesake, Kumo, which means cloud in Japanese.

Services Provided by Sam Gelfand via SFJones Architects:Design renderings;detai l design; drawing and coordinating the construction document set; coordinating with product manufactures and custom milwork contractors.


Professional Work

KUMO RESTAURANTLos Angeles, CA2006SFJones Arhitects

Above:Design renderings

Left:Sushi bar details and photograph(courtesy SF Jones)

Left:Cocktail bar details and photograph(courtesy SF Jones)

Right:Reflected Ceiling Plan, ceiling cove detailand photograph (courtesy SF Jones)


MASTERS OF SCIENCE SUSTAINABLE DESIGNGRADUATE WORK

Excerpt from Wall Type Energy Study:The energy goal for the simulation is to try to prescribe economically reasonable design modifications to an existing 1140 sf 2 bedroom, 2 bath home plan. The study assumes that the PV panels required to achieve net zero performance can be incorporated into the initial construction cost and therefore the mortgage at a rate of 3.5%. Economically reasonable is then to be assumed that the additional debt service incurred by adding the cost of PV system into the mortgage can be no larger than the average monthly electric bill of the current designed home (referred to as As Constructed). Assumptions: As Constructed: 7582 kWh/yr. @ $.097/kWh =$61/month $61/month @ 30 yrs/3.5% = $13,500 of additional principal PV Cost (after incentives) = $3/watt .: $13,500 will yield 4.5kW system and 4.5 kW will yield 5700 kWh/yr. of

power Therefore, to achieve net zero performance without any additional out of pocket monthly expenses, the whole house energy use must be no larger than 5700 kWh/yr.

Envelope StudyThe largest liability for both comfort and energy use of the current house design is the semi-insulated CMU block walls that are used for the first 8 vertically of the south, west and north walls. In particular the south facing bedroom is often the most uncomfortable room in the house during the summer time because of the large amount of radiation that is absorbed through the fully sun exposed, high thermal mass CMU wall which, in turn, re-radiates to the interior. The first investigation, then, is to test different wall constructions to produce a more comfortable and presumably less energy intensive house.

The four wall constructions considered are: As Constructed: 8 inch CMU block wall w/ spray foam insulation in its cores. Rain Screen: the base CMU block wall w/ a rain screen installed on the

exterior that fully shades the block wall from direct solar radiation Exterior Insulation: R-5 rigid insulation installed on the exterior of the block

walls 2x6 Stud Walls: replace the block walls with a conventional 2x6 framed wall

with R-19 insulation

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While this analysis shows a significant energy improvement through a redesign of the building envelope, it was not enough to bring the performance of the house to the target level of 5700 kWh. Other strategies must be employed.

Natural Ventilation Analysis

As an attempt to try a passive ventialtion strategy to further lower energy usage, a parametric ventilation simulation was performed. The first question to be answered was what outdoor conditions are most effective in reducing the cooling demand on the house. Using the ZoneVentilationDesignFlowRate method in EnergyPlus, values for limitng the natural ventilation availability were examined for temperatures ranging from 20 deg C outdoor air to 32 deg C outdoor air. The following results using cooling energy as a metric show that outdoor temperatures above 24/25 deg C increase the cooling energy, while outdoor temperature below that level decrease the cooling energy. The graph show the cooling energy of the Stud Wall with Rain Screen Model with no ventilation added as the thick black line. Itterations of the model run with varying outdoor air temperature limits are shown with area graphs overlaid. The areas in red show outdoor air temperature limits that increase cooling energy, while those in blue showoutdoor air temperatures that decrease cooling energy.

The subsequent study analysizes whether or not the amount of ACH effects the cooling load. The results of a parametric study showing varying amounts of ACH with outdoor air limited to 25 deg C are shown below. Above 5 ACH there seems to be no added benift to adding more ventialtion. This is most likely because it only take about 5 ACH to push the indoor air temperature below the HVAC setpoint. So while added ventialtion above 5 ACH might lower the indoor air temperature, it will not save additional energy since the HVAC is already trigger off.

Overall natural ventilation proved to be very limitted as an energy saving technique especially with agressive HVAC setpoints. In total natural ventilation was able to save about 100 kWh annually.

For each wall construction, the mean radiant, mean air and inside surface temperatures of the front southern bedroom were compared on a typically hot summer day (August 8th). An Ideal Air Load system was added to the model as a set point of 26 C.

ResultsAll three constructions reduce the mean radiant temperature of the space to around 27 C as compared to about 29 C for the As Constructed design. More consequently, all constructions reduce the interior surface temperature of the block wall dramatically. From a high of about 32 C surface temperature for the As Constructed design down to about 27 C for both the Exterior Insulation and 2x6 Wall constructions. The Rainscreen did not perform as well for the surface temperature most likely due to its small amount of insulation in the construction.

The surface temperature might be a better indicator of comfort since the mean radiant temperature is an average of the radiant temperatures in the space. If an activity in the room were to be located closer to the high temperature wall, the operative temperature at that particular spot will be more affected by the high surface temperature of the wall than the mean radiant temperature.

MS Sustainable Design Graduate Energy Modeling Work

ENERGYPLUS NET-ZERO WALL TYPE STUDYFall 2012University of Texas School of Architecture

The surface temperature might be a better indicator of comfort since the mean radiant temperature is an average of the radiant temperatures in the space. If an activity in the room were to be located closer to the high temperature wall, the operative temperature at that particular spot will be more affected by the high temperature wall than the mean radiant temperature.

Although the Exterior Insulation construction and the 2x6 Wall construction appear to be better performing than the Rain Screen, the next investigation will be to test the constructions on an annual basis with internal loads since the extra heat absorbing qualities demonstrated by the Rain Screen construction might be beneficial during the winter time.

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Gelfand Graduate + Professional Portfolio | Graduate Sustainable Design | 53

Sam Gelfand ARC 386M Inteleigent Building Skins Final Presentation F_1.205_2_2013

N.T.S.

Bank of America Tower

Vertical Shade on East/WestProtect Against Sun

Horizontal Shade on SouthProtect Against Sun

40

77

1'-6"

77

100% SHADE @ 40 PROFILE 100% EXPOSURE @ 77 PROFILE(PV OVER SHADOW PREVENTION)

2'-0" 2'-0"

1'-6"

South Shade ModuleN.T.S.

8 Open ModuleN.T.S.

9

27

40

77

100% EXPOSURE @ 77 PROFILE(PV OVER SHADOW PREVENTION)

East/West Shade ModuleN.T.S.

10Building Integrated PVCapture On-Site Energy

Clerestory WindowsDay Lighting

Brise SoleilControl Glare

51

2

3

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Vertical Screen on East/West6Protect Against Sun

Solar Screen/BlindsControl Glare

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Buildings today are made up of several subsystems: the load-bearing structure, the mechanical system, the interior spatial framework, and the building envelope. The building skin is a governing system within these subsystems and has to fulfill a wide range of essential functions. Its primary task is to regulate the external climate conditions in order to provide comfortable internal conditions for the occupants. Wall and roof surfaces should respond to local climatic situations and if necessary modify their effects on the interior. The physical needs of the user are the determining factors for the design of the envelope, and most comfort-related parameters can be directly controlled and manipulated through appropriate conception and design of the building skin.

This project proposed a new facade system for a mid-century era typical modernist glass box office tower. Buildings of this era typically relied on air conditioning and highly reflective glass coatings to address solar heat gain. This strategy is energy intensive and the dark tinting creates poor indoor day lighting quality. Alternatively, the solution presented here proposes a pre manufactured exterior shading system that is tuned to provide shading from direct solar gain most times of the year. This reduces the cooling load on the building significantly and for clear glass to be used to aid in proper day lighting. Further building integrated colored glass PV panels are incorporated into the shading strategy to take advantage of the buildings unobstructed solar exposure.


MS Sustainable Design Graduate Work

INTELLIGENT BUILDING SKINSSpring 2013University of Texas School of ArchitectureProf. Uli Dangel

Sam Gelfand ARC 386M Inteleigent Building Skins Final Presentation F_1.105_3_2013As Shown


OPAQUE COLORED PV GLASS

OPAQUE COLORED PV GLASS@ 30

ANODIZED ALUMINUMFIXED LOUVRE

STRUCTURAL GLASSCURTAIN WALL BEYOND

COLORED GLASSSPANDREL PANEL BEYOND

ANODIZED ALUMINUMFRAME SYSTEM

2'-0" TYP.

Building Elevation (South)N.T.S.

1 Facade Detail Elevation1/4" = 1'-0"

2

OPAQUE COLORED PV GLASS

OPAQUE COLORED PV GLASS@ 30

ANODIZED ALUMINUMFIXED LOUVRE

STRUCTURAL GLASSCURTAIN WALL

COLORED GLASSSPANDREL PANEL

ANODIZED ALUMINUMFRAME SYSTEM

OUTRIGGER SHOEw/ NEOPRENE THERMAL BREAK

SOLAR SHADE

DROP CEILING,SEALED FOR

RETURN PLENUM

UNDER FLOORAIR SUPPLY

CURTAIN WALLCONNECTION BRACKET

THERMAL BREAK

ALUMINUM SASH

INSULATION

Exterior Wall Section1/2" = 1'-0"

3

Sam Gelfand ARC 386M Inteleigent Building Skins Final Presentation F_1.305_3_2013

N.T.S.



sam gelfand portfolio

Documents

total parking

vmu parking credits

vmu ordinance

ground parking garages

space unit

street requirements

specific requirements

manor rd