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409 Burch City acquire property D~~@UE ~<k~ TO: FROM: MEMORANDUM November 29, 2004 The Honorable Mayor and City Council Members '"' Michael C. Van Milligen, City Manager SUBJECT: Proceedings to Acquire Vacant and Abandoned Property at 409 Burch Street The single family home at 409 Burch, owned by John White, has been a long-time problem property. Complaints about this house and resulting City enforcement activities date to 1996. Mr. White has unsuccessfully attempted, since a known date of 1995, to undertake a comprehensive rehabilitation of the structure. The house remains vacant, uninhabitable and a blighting influence on an otherwise well-maintained residential neighborhood. At the direction of Corporation Counsel, a 60-day order to repair was issued by Housing in September 2004. A re-inspection conducted on November 5 determined substantial non-compliance with the order. Violations include: 1. Roof is not weather-tight and does not prevent exposure to rain and deterioration of the structure. Areas of the roof remain covered with plastic tarp, with no shingles installed. 2. Door and window openings are not weather-tight and do not provide security against unauthorized entry to the building. Openings remain covered with plastic. 3. Sheathing is not weather-tight and does not prevent exposure to rain and deterioration. Substantial areas remain unpainted and/or with only sub- sheathing (not siding) installed. 4. Construction materials remain stored throughout the exterior of the property, providing potential harborage. The Legislature in its latest session passed Senate File 2291: "An Act relating to local government authority to encourage development and rehabilitation of certain real property. . ." It provides for a city in which an abandoned building is located to petition the court to enter judgment awarding title to the city. Upon filing of the city's petition, the owner has 60 days to comply with orders of the local housing official to abate deficiencies. Subsequent to that deadline, the court will determine whether the owner has made a good faith effort to comply with those orders. If the court decides that such effort has not been made, and that the property meets the statutory definition of an abandoned property, a judgment may be entered, awarding title to the property to the city. Title will be awarded free of all liens, claims and encumbrances. If title is awarded to the City of Dubuque as a result of this action, the Housing Department would in turn publish a request for proposals, for the purpose of soliciting interest in acquiring, rehabilitating and reoccupying the property. Housing and Community Development Department Director David Harris recommends City Council authorization to petition the District Court to enter judgment awarding title to this property to the City. I concur with the recommendation and respectfully request Mayor and City Council approval. /'Yi # ¡ l/ /l, 11 'LuLL. 411' f¡f~ Micháel C. Van Milligen - MCVM/jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager David Harris, Housing and Community Development Department Director D~ ~ck~ MEMORANDUM 22 November 04 To: Mike Va!1. Mill..illigen, City Manager -:\\\ From: David Hl3nis, Housing and Community Development Department Re: Proceedings to acquire vacant and abandoned property at 409 Burch Street Introduction The purpose of this memorandum is to request the City Council's authorization to petition the District Court to enter judgment for a vacant and abandoned home located at 409 Burch Street, awarding title to the property to the City. Background The single family home at 409 Burch, owned by John White, has been a long-time problem property. Complaints about this house and resulting City enforcement activities date to 1996. Mr White has unsuccessfully attempted since a known date of 1995 to undertake a comprehensive rehabilitation of the structure. The house remains vacant, uninhabitable and a blighting influence on an otherwise well-maintained residential neighborhood. Enforcement Historv The building permit record indicates the history of the owner's maintenance efforts on this property, as follows: 1. November, 1987: relocation of gas line; inspected and approved 2. November, 1995: reroof; no disposition noted 3. June, 2000: electrical permit, to rewire home due to fire; no inspection 4. June, 2000: reroof, also due to fire; no inspection 5. August, 2000: plumbing permit for sewer and water lines; inspected and approved 6. September, 2000: permit issued for garage and new foundation for proposed addition; a December, 2000 inspection noted no completion 7. November, 2001: unspecified permit; no inspection 8. December, 2001: reroof; no inspection 9. January, 2004: reroof; no inspection 10. February, 2004: permit issued after owner was taken to court after Building Department's determination that some fire-related repairs had been done without a permit; no additional progress noted to-date In September, 1996, a citation was issued by the Zoning Enforcement Officer for outside storage of construction materials and auto parts. In April, 1999, the Building Department sent a letter to abate, noting the non-completed reroofing, illegal storage of construction materials and equipment and a garage "in danger of collapse." In late-2000, Zoning Enforcement issued another citation, for outside storage of junk and building materials. Housing Department staff assisted with this enforcement. The owner successfully challenged this citation and the action was dismissed in court, in January 2001. An August, 2003 inspection by the Zoning Enforcement Officer noted illegal storage of an unlicensed vehicle and trailer on the property. A September reinspection noted compliance with the order. A September, 2003 letter from Kevin and Mary Ellen Muelenkamp, owners of 422 Burch Street, sent to the Planning Department noted the following: The Animal Control officer has made several visits to the site, to set traps to catch the many cats and raccoons living in the property, "for the past two years." Garbage and construction debris from the site being strewn about the neighborhood after storms. Use of the site by the owner for storage of construction materials, vehicles and equipment used at other job sites. In September, 2004, a citation was again issued by Zoning Enforcement, again for storage of a construction trailer on the property. The owner was found in violation of the ordinance in October. At the direction of Corporation Counsel, a 60-day order to repair was issued by Housing in September 04. A reinspection conducted on 5 November determined substantial non-compliance with the order. Violations include: 1. Roof is not weather-tight and does not prevent exposure to rain and deterioration of the structure. Areas of the roof remain covered with plastic tarp, with no shingles installed. 2. Door and window openings are not weather-tight and do not provide security against unauthorized entry to the building. Openings remain covered with plastic. 3. Sheathing is not weather-tight and does not prevent exposure to rain and deterioration. Substantial areas remain unpainted and/or with only sub-sheathing (not siding) installed. 4. Construction materials remain stored throughout the exterior of the property, providing potential harborage. The inspector did note that sometime after 1 November the owner has erected scaffolding and has made some effort at painting exterior areas of the structure. 2 A November 18 reinspection noted that the owner has covered some window openings with sheets of plywood. Mr. White states that at this time he is willing to resume renovation activities on the property, in the interest of complying with city enforcement actions. Discussion The Legislature in its latest session passed Senate File 2291: "An Act relating to local government authority to encourage development and rehabilitation of certain real property. . ." It provides for a city in which an abandoned building is located to petition the court to enter judgment awarding title to the city. In determining whether the property meets the definition of an abandoned building, the court will consider the following factors: 1. If property taxes or special assessments are delinquent 2. if any utilities are currently being provided to the property 3. if the building is unoccupied 4. if the building meets the city's housing code as fit for human habitation 5. if the building is exposed to the elements, such that deterioration is occurring 6. if the building is boarded up 7. past efforts to rehabilitate the building 8. presence of vermin, accumulation of debris, uncut vegetation 9. efforts expended by the petitioning city to maintain the building 1 O. past and current compliance with orders of the local housing official Upon filing of the city's petition, the owner has 60 days to comply with orders of the local housing official to abate deficiencies. Subsequent to that deadline, the court will determine whether the owner has made a good faith effort to comply with those orders. If the court decides that such effort has not been made, and that the property meets the statutory definition of an abandoned property, a judgment may be entered, awarding title to the property to the city. Title will be awarded free of all liens, claims and encumbrances. If title is awarded to the City of Dubuque as a result of this action, the Housing Department would in turn publish a request for proposals, for the purpose of soliciting interest in acquiring, rehabilitating and reoccupying the property. Recommendation It is recommended that the City Council approve the request to pursue legal proceedings under the statute to acquire title. Enforcement history indicates that the owner has been provided sufficient opportunity to address the problems at this property and that he has been unable to sustain a satisfactory effort to do so. The property - an impressive, historic home - is located in a neighborhood of well- maintained houses. It presents a blighting influence, potentially reducing property values, and has caused long-standing concerns to owners of other homes in the neighborhood. 3 Action Step The action requested of the City Council is to authorize the Housing and Legal Departments to petition the District Court to enter judgment awarding title to this property to the City. cc: Barry Lindahl, Corporation Counsel Attachments: 1. June 24, 2004 letter to Housing Department from Kevin & Mary Ellen Muehlenkamp, neighboring property owners 2. September 10, 2003 letter to Planning Department from the Muehlenkamps 3. August 29, 2003 memorandum from Housing Department to City Manager 4. August 26, 2003 memorandum to Kathy Lamb, Senior Housing Inspector, from Susan Brennan, Zoning Enforcement Officer 5. January 23, 2001 judgment from Dubuque District Court 6. April 20, 1999 letter to owner from Gerald Stoffel, Building Inspector 4 i[õ) ~~ ~ ...D..W...... ¡g@ U1Jf3~ CITY DF DUBUQUE PLANNING SERVICES DEPARTMENT September 10,2003 Zoning Information/Enforcement City Hall 50 W 13th Street Dubuque, IA 52001 RE: Property located at 425 (7) Burch Street (John White), DBQ, IA 52001 To Whom It May Concern: This letter is in regards to the property located at 425(?), John White property, Burch Street. This house has been under construction ever since we moved into our home (422 Burch) over four years ago (1999). The construction on this home has gotten worse over the years, not better??? We have so many concern with this property/house, here they are: Health hazards-there has been several animals living in this home. Animal control has been to our house several times to set traps to catch the many cats that have made this house their home. To date, animal control has caught 4 cats, and there are still more cats living in the home. These cats have been roaming the neighborhood for the past two years (more cats over time) and have been running around the neighborhood like crazy. These cats are starving and .sick, thus the call to animal control. There are also raccoons living in the home. Danger to small children-We have seen children from time to time playing in the back yard of this home and are concerned for there safety and welfare. There are several pallets stacked up in the yard, scaffolding and ladders left set up, and junk lying around, which might hurt small children. . Degrading to existing homes around this property. Since this house seems to be an ongoing project with the owner, as he only works on it a few weeks out of the year, and doesn't seem to get anything done, we truly believe that this will bring the property value down to the other homes next to it. The home next to ours has been up for sale for a year now. I am sure it is not selling because of the big eyesore of a mess across the street from it. Garbage flying around neighborhood. The shingles, plastic and other "stuff' fly off this house every time we have a bad storm. We end up having to clean up our neighborhood every time strong winds come up because of all the "stuff' that fly's off the house. . Using the house for his construction storage and as ajunkyard. He brings in his work trucks and trailers, which are loud, and unloads them and goes to a different job site. Then at night brings his van back or skid steer, loads and goes again. . Using the yard for his construction storage. . A big eye sore for the entire street. . In a conversation with Monica Ackley (she married us at our home on Burch) she asked us about the property. We told her what we knew. She mentioned that she was the magistrate that oversaw his case in the past case regarding his property at Burch, and how she now regrets her decision to give him more time and anotber chance, as she trusted him willi his words on how tbe property would be completed soon. This was how many years ago? Our question is: How can we get the owner of this property to complete his construction of his home. The way it looks, it will take another ten years for him to complete this project. Someone needs to stop by this home and take a look at how many city codes Ibis property is in violation of. Sincerely, K"m1~L~r L~ 111 ~ 422 Burch Street Dubuque, IA 52001 563-584-0863 cc. Healtb Services Planning Services Animal Control Building Permits and Inspections Housing and Community Development Neighborhood Development Permits Fire Prevention Office City Manager u Kevin and Mary Ellen Muehlenkamp 422 Burch St. Dubuque IA 52001 SUBJECT: Pro~erty at 409 Burch Street: Owner: John White Dear Mr. and Mrs. Muehlenkamp: September 15, 2003 It is my understanding that a few weeks ago, Mr. Mueh/enkamp talked to Susan Brennan, a member of our enforcement staff, about the enforcement history of the propertY at 409 Bu~ch~treet, including existing conditions. In addition, you discussed the limitations with respect to zoning regulations. At the time, you were referred to the Housing Department and Building Services Office for further action because those departments were undergoing inspections of the conditions at this property, which you were concerned about. ffif ~gust 2~, 20¡k/.~usan also looked at Mr. White's property at 409 Burch Street revealing a zoning viÓ/ation. It was found that Mr. White was unlawfully storing an unlicensed van on his property. A notice was sent to him requiring that he remove the improperly stored vehicle, which he did. We did not observe any other zoning violations at this time. On September 11th, a re-inspection of Mr. White's property was made, finding no zoning violations at that time. If I can be of further assistance, please let me know. Sincerely, I.,é!ura Carstens Planning Services Manager Thursday, June 24, 2004 David Harris Housing and Community Development Department Director %City Hall 50 West 13th Street Dubuque, IA 5200 I Dear Mr. Harris: This letter is in regards to the property located at 425 Burch Street. John White is the owner of this property. I am sure you are aware of this property. We have contacted the City ofDBQ with letters and numerous phone cal1s regarding this property. I am enclosing another article from The Des Moines Register. This article is a follow-up ftom the previous article we sent you last Nov. 2003. We live across the street ftom this property, at 422 Burch Street. Mr. White has not worked on this property for the past 6 months. You had written us a letter last year stating you were checking into why the city is allowing this property to continue to be an eyesore to our neighborhood. Is there any way to have this property condemned and have it tom down? That seems to be the most logical answer to our problems, since Mr. White obviously has no intentions on ever completing the renovation of his property (dump) located on Burch Street and the one he owns on Jackson Street. It seems this project has been ongoing for the past 15 years?? I know that we have written you several letters about this property, but we feel that nothing is being accomplished in getting this issue properly taken care of. Can the city please do something about this property? Thanks you for your kind consideration at making our neighborhood a nicer place to live in and look at. Sincerely, 1<~~ i 'tit l\i Mk~ Kevin and Mary Ellen MueWenkamp 422 Burch Street Dubuque, IA 52001 563-584-0863 Cc. Michael Van Milligen, City Manager's Office (It 'íUf1 hi..(/~1'M I Mv+(vr' D{1 'ì53r:¡ CITY OF DUBUQUE, IOWA MEMORANDUM 29 August 03 To: Mike V~\Milligen, City Manager From: David~rris, Housing and Community Development Department Re: Burch Street complaint The attached memo and supporting materials, from Sue Brennan, do a good job of outlining our on-going problems with John White regarding his property at 409 Burch. You had sent me a complaint on this last week and I wanted to provide you a follow-up on our enforcement actions. I believe, however, that we should consider some larger issues, as Sue mentions in the memo. These have to do with the lack of our legal authority regarding monitoring of construction sites. The basic problem is that, once an owner obtains a building permit, it becomes very difficult to enforce a standard for the exterior appearance of the property/structure, and this can result in an eyesore and accompanying citizen complaints. In the great majority of cases, the owner is responsible and continues with the project until completion. But for cases like Mr White's, the rehab/rer....onstruction work can go on for a very long period of time. The question for us is when to enforce. The Burch Street property is not an occupied dwelling. So is our option to monitor it according to our vacant- abandoned (VAB) enforcement program standards? Or is a "construction" project. and thereby exempt from that enforcement? When does it become a "problem property" rather than only a construction project? I think Sue makes the point well, as she recommends that time restrictions be imposed on completion. Those standards don't exist in any ordinance at this time, as I understand it. There are a couple of other related issues that we could also consider at this time. One concerns fire-damaged properties. It appears that there is a "gap" in our enforcement programs regarding these properties. When a home bums and is vacated, we have the authority to require it be boarded and kept secure from entry. That's the VAB program enforcement. But what appears to be missing is a procedure for determination of the structural integrity of the building. I think we need to require that this be done, in order to determine if it safe to allow the building to remain standing or if it needs to be demolished. One other enforcement issue concerns dumping. As I am informed by Kathy Lamb, we also appear to have a gap in our enforcement procedures regarding this problem. We appear to allow dumping for the purpose of filling a lot, for the ultimate purpose of building on the lot. However, we have cases where this dumping is occurring over long periods of time - even years - and the accompanying eyesore and potential safety hazard is an unfair burden on a residential neighborhood, in my opinion. In addition, no standards apply to the type of fill: hazard debris may be part of the fill. And again, where this is occurring in built up neighborhoods (particularly as in-fill projects involving vacant lots), we have very ugly situations and no enforcement authority. If you are interested, I could suggest that we convene a meeting to discuss these issues. cc: Laura Carstens Rich Russell D~ ~ck~ MEMORANDUM August 26, 2003 TO: FROM: Kathy Lamb, Housing Supervisor Susan Brennan, Zoning Enforcement officerAð SUBJECT: 409 Burch Street This memo is in response to a complaint reported to Mike Van Milligen concerning the poor condition of the property at 409 Burch Street. The unoccupied house is owned by John Henry White, whose last known address was 1620 Wyngate Drive, Apartment #6. Since 1996, this property has presented problems in terms of maintenance. A chronological history follows. The single-family dwelling is situated on a large lot. The home has been the subject of a major restoration since 1996 (and possibly before). Mr. White serves as his own contractor for his home improvements. The project has been ongoing with work occurring sporadically when Mr. White has spare time. Based on my knowledge, the house has been in some degree of disrepair since 1996, with construction material and debris stored outside the premises, including scaffolding and large piles of used lumber. Housing Supervisor Kathy Lamb, Building Inspector Jerry Stoffel and I have all attempted to address problems with this property. On September 30, 1996, I issued a citation against Mr. White for failure to maintain his yard and for outside storage of construction material and auto parts. The defendant appeared in court and admitted the violation. Mr. White paid a $50 fine and $30 court costs. Magistrate Lang issued an order permitting Mr. White to keep stacked firewood, shingles for his residence, and stacked bricks for his chimney. At that time, the only building permit outstanding was for re-roofing equal in value to $975. On April 20, 1999, Jerry Stoffel wrote Mr. White about several Code violations (see letter attached), including building materials and debris being stored in the yard of Mr. White's residence. Memo to Kathy Lamb 409 Burch Street Page 2 On February 8, 2000, theñOme suffered a fire. At the time, Mr. White was living in the home with his son. Captain McMahon said the fire was determined to be "accidental" and likely caused by an improperly converted furnace from coal to fuel. According to Captain McMahon, Mr. White had insurance, which paid-out an unknown sum for his loss. In June 2000, Mr. White obtained a building permit for re-roofing the home equal in value to the amount of $1,600. The re-roofing building permit was the only pending building permit in September of 2000, when another complaint was received about the junk and overall condition of this property. After unsuccessfully attempting to work with Mr. White to get him to clean up his property and secure the proper building permits, he was again cited for outside storage of junk and building materials by the Planning Services Department. Jerry Stoffel and Kathy Lamb assisted with this endeavor. This time, Mr. White hired an attorney and challenged the Zoning Ordinance he was cited under. The Zoning regulations address property uses in broad terms and speak of "maintenance of the yard" in a general sense, and only as being "a continuing obligation of the owner of the property." The Zoning regulations do not specifically address or prohibit outside storage of junk and other material. The exception is the storage of inoperable vehicles. Magistrate Monica Athley ruled in favor of Mr. White and dismissed our action (see order attached). The court's ruling was not surprising. Our Health, Housing and Building Codes (plus Nuisance Ordinance) also regulate the same activities, but in a much more specific manner. A positive result of the issuance of the citation was that Mr. White immediately obtained a building permit to build a garage and 12' x 15' foundation for a future two-story addition. About three weeks ago, Building Inspector Dennis Hackbarth contacted me about the conditions at this property, and was going was to review whether Mr. White had applied for all the necessary permits for his ongoing restoration project. I recently inspected the premises for any zoning violations and found Mr. White was unlawfully storing an unlicensed vehicle and a trailer on his property. A notice will be sent to him requiring that he remove the improperly stored vehicles. I did not observe any other zoning violations at this time. Based on my experience, the court has been somewhat reluctant to ordE!r the removal of construction material or even construction debris when a construction projeCtÎs---- . underway. The Building Department might want to review the current restrictions with Memo to Kathy Lamb 409 Burch Street Page 3 respect to storage of building materials for possibly amendments to the Code in the future. Under City Code 11-60(d), concerning Demolition of Buildings, "...all "pieces, parts, scraps, debris, rubbish and organic material from the building...shall be cleaned daily unless otherwise specified on the permit." To minimize the current problems produced at construction sites in terms of debris and storage of materials, it is also recommended that time restrictions be imposed on completion of construction projects. For example, under Section 11.60(c), "All buildings relocated or moved must be made ready for occupancy within 120 days from the time the building permit is issued." No such requirement currently exists for any other construction. The only requirement is that the building or the job begin within so many days from the time the building permit is issued. If I can be of further assistance, please let me know. SB/mkr Attachments cc: Laura Carstens, Planning Services Manager Rich Russell, Building Services Manager . ,i" ( . . '-. - ----.. -- IN THE ¡OW A DISTRICT COURT, IN AND FOR DUBUQUE COUNTY riLED . 01 JAN 23 AI'I 8 n Bldò e: s F DIST. COURT DUBUQUE co. IOWA CITY OF DUBUOUE vs. CICV044063 JUDGMENT JOHN HENRY WHITE Defendant(s) This case came before the court for trial on December 14,2000. The Defendant had previously denied the allegation that he had violated City Ordinances 2-7.2 and 3-1.4. The ordinances require continuing maintenance of the yard. The Defendant's house suffered a fire that resulted in heavy damage. He undertook the task of refurbishing the home, but it was taking quite a bit of time. In the early fall of 2000, the outside of the home had debris allover the place, including scaffolding, lumber, fasteners, tools, household appliances and other various contents of the home. The Defendant received a notice that he needed to clean up the area. When he failed to do so to the satisfaction of the City, a citation was issued. The Defendant explained that the project was tedious and ongoing. Some of the items that were seen in the yard were building materials and were not in the same location or in the same quantity on a regular basis. The household appliances were stored underneath plastic covers and other attempts were made to cover the building materials so that they would not be an eye sore. The City asserted that the building materials were being stored on the land for use at other construction sites being worked on by the Defendant. Additionally, any accessory use of the property did not include continuous storage of any materials. The ordinances cited herein are fairly vague as to what is a permissible accessory use and what is not. The ordinances do not spell out what regular maintenance is required in order to be in compliance with the directives. The project appears to be a very large undertaking and it does show signs of constant flux. The burden is on the City in this matter to prove the violations and that burden has not been met here. The action is hereby DISMISSED. . J3 ~ ,DAYO~AA-':t .2001 . )/)!ruû ~~ ...~ DONE AND ORDERED THIS 2. 3. 4 . Building Safety Department SO West 13th Street Dubuque, Iowa 52001-4864 (319) 589-4150 John Henry White 409 Burch St. Dubuque, IA 52001 5~ ~ck~ April 20, 1999 Re: Dwelling & Detached garage at 409 Burch St. Dear Property Owners: I have recently inspected the above mentioned property and observed the following conditions which I believe to be a violation of the Dubuque Building Code: 1. You were issued a building permit #33795 on 11/28/95 which has expired. The shingles have been partially removed from the house and the weather protection has not been maintained. An approved method of providing weather protection shall be installed. The guardrail has been removed from the front porch. guardrail shall be installed. An approved The detached garage has been allowed to deteriorate to a point where I believe that it poses a hazard to the general public. Roof sheathing has been removed, the ridge line is sagged, the walls are racked and out of plumb. This structure appears to be in danger of collapsing. Scaffolding and building materials and debris are being stored in the side and rear yard of this residential property. UBC Sec. 104 (d) requires that all buildings and structures, both existing and new, and all parts thereof, shall be maintained in a safe and sanitary condition. The owner or his designated agent shall be responsible for the maintenance of buildings and structures. You or your designated agent shall contact me by phone at 589-4156 or in person at the Building Services Department of the City of Dubuque at City Hall, 50 West 13th St. within five (5) working day of receiving this letter between the hours of 8 A.M. and 5 P.M. to establish methods, materials and a time table for the abatement of these safety hazards. cc: Respectfully, }J f .J r;;¡¡vr Gerald P. Stoffel Building Inspector Rich Russell, Building Official, City of Dubuque ~ Sue Brennan, Zoning Enforcement Officer, City of Dubuque ~ Service People Integrity Responsibility Innovation Teamwork ßu.I Lf) I ~c¡ Ô.t.fJt-. - fM-ik~ r ¡.J/~(-ð~f 409 Burch~h -- O,..J "_.J. Hoa~_____.~C~.i_e~e.J3J¡e.e:t~MetaLCo,__._--- . Reroof S,F ,Frame Dw-"llg--!3,P '._li~_.1l:-_'Z"'_§5_.__72Q.._QL_- O-John White C-Owner -fTO. reroofSFsd-gP3379S-TT /28/9!n;9-rs.OO----------------- O~John Wh i te--------------C-Owner-----'-------~'-------- t/G,-'-f€fOof--5f--re s---ßP4-18í'2-'61-l512000 -11600 .00 ----.------. ,---0- J glm-Wh-i-t@----~ --6- OWRB-I"----- --- -------.--.------- - erect 22'x32' bsmt level garage w/capped roof & 12'x15' '--Tridñfor- f u tu re-add~-;-STBj5li2 3929/29726ÜÖ-ìlli,401L 00- -----