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Home My WebLink About4A 15389 Breezy Point Rd SE - Variance 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: OCTOBER 14, 2019 AGENDA #: 4A PREPARED BY: PRESENTED BY: AMANDA SCHWABE, PLANNER AMANDA SCHWABE AGENDA ITEM: PUBLIC HEARING TO CONSIDER APPROVAL OF A RESOLUTION AP- PROVING VARIANCES FROM THE MINIMUM LAKE SETBACK, MINIMUM SIDE YARD SETBACKS, MAXIMUM IMPERVIOUS SURFACE AND EXPAN- SION OF A NON-CONFORMING STRUCTURE ON A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT DISCUSSION: Introduction Charles Borrell, on behalf of the property owner Property Buyers R Us, LLC, is requesting variances for the property at 15389 Breezy Point Road SE to allow for the expansion of an existing, non-conforming structure. Specifically, the request is to add a second story to the existing, non-conforming single-family residence. The property is located along the eastern shores of Lower Prior Lake, north or Rutledge Street SE. The following variances are requested as noted on the at- tached survey: • A 10,739 SF variance from the required minimum 15,000 SF minimum lot size on a General Development Lake (Section 1104.302(3)) • A 27.8-foot variance from the required minimum 50-foot lake setback (Section 1104.308 (2)) • A 0.8-foot variance from the required minimum 5-foot side yard setback on a non-conforming lot (Section 1101.502(7)) • A 1-foot variance from the required minimum 10-foot side yard setback on a non-conforming lot (Section 1102.502(7)) • A 1.8-foot variance from the required minimum 15-foot total side yard setback on a non-conforming lot (Section 1102.502(7)) • A 9.2% variance from the allowed 30% impervious surface maximum in the Shoreland Overlay District (Section 1104.306) • Expanding a non-conforming structure (Section 1107.2302 (2) a.) Regulation Minimum Proposed Variance Lot Size 15,000 SF 4,261 SF 10,739 SF Lake Setback (Averaging allowed, 2 yards w/in 150’) 50’ 22.2’ 27.8’ Side Yard Setback 5’ 4.2’ .8’ Side Yard Setback 10’ 9’ 1’ Sum of Side Yard 15’ 13.2’ 1.8’ Impervious Surface Maximum 30 % 39.2 % 9.2 % Expand a Non-Conforming Structure 2 History The property is zoned R-1 SD (Low Density Residential Shoreland) and is guided R-LD (Urban Low Density) on the 2030 Comprehensive Plan Land Use Map. The Breezy Point plat was created in 1923 which included sixteen (16) lots ranging in width from fifty (50) to fifty-seven (57) feet. As a result, the subject property is a legal, non-conforming lot approximately fifty-two (52) feet wide. The single-family residence was built in 1964. Twenty (20) years later, in 1984, a variance was approved allowing the construction of the attached garage with a reduced front yard setback. Current Circumstances The applicant is requesting variances to allow for the addition of a second story. The applicant is proposing to utilize the existing foundation, remodel the first floor and add a second story and front entry/porch. The only expansion of the home footprint is the proposed entryway/front porch addition which would be approxi- mately nine (9) feet in depth. As proposed, the applicant would be changing the garage from the side-load to a front load style and removing the large, existing, non-conforming deck. The changes result in a larger lake and side yard setback to the north as well as a reduction in impervious surface on the property. Non-Conforming Lot & Expansion of Non-Conforming Structure: The existing lot is less than the minimum lot size (15,000 SF) required by Sub- section 1104.302 (3) for a single-family residence on a General Development Lake. Since the lot was created prior to City Code, the lot is a legal, lot of record. Subsection 1107.2302 (2) a. states that construction is permitted on or within a legal non-conforming structure provided it does not extend, expand or intensify the non-conformity. The existing residence does not meet minimum setback re- quirements; however, since it was constructed prior to City Code, the structure is considered legal, non-conforming. The proposed second story and front en- try/porch is considered an expansion of the non-conforming structure thus a var- iance is necessary. Lake Setback: Subsection 1104.302 (4) lists the setback requirements for lots on a General De- velopment Lake. Setbacks are measured from the Ordinary High Water (OHW) mark which is the 904 elevation of Lower Prior Lake. Averaging is permitted on shoreland lots that have at least one (1) adjacent lot with a principal structure and other adjacent lots within 150 feet with existing principal structures. Averaging would allow any new residential structure or addition to an existing structure to be setback the average of the adjacent structures from the OHW or 50 feet, whichever is greater. The existing deck is the furthest most protrusion of the structure which has a lake setback of 17.6 feet. The applicant is proposing to remove the existing deck and is proposing to construct a future deck with a larger setback of 22.2 feet from the OHW of Lower Prior Lake. The improved properties within 150 feet of the subject property have decks which have an average OHW setback of approximately 25 feet. 3 Side Yard Setbacks & Sum of the Side Yard: Subsection 1101.502 (7) allows a side yard setback no less than 5 feet on a non- conforming lot provided the sum of the side yards is a minimum of 15 feet. The existing wrap around deck on the residence appears to abut the northerly prop- erty line and is approximately 6.8 feet from the southerly property line. The re- quest to add a second story and front entry/porch includes the removal of the deck resulting in a 4.2-foot setback from the northerly property line and a 9-foot setback to the southerly line. The sum of the side yards, as proposed, would increase from 6.8 feet to 13.2 feet. Impervious Surface: Subsection 1104.306 allows for a maximum impervious surface coverage of 30% of the lot area above the 904 elevation for lots in the Shoreland Overlay District. Currently, the subject property has 2,125 SF of impervious surfaces (49.8%) in- cluding, but not limited to the existing residence, paver driveway and paver walk- ways. As proposed, the impervious surface would be reduced to 1,669 SF (39.2%). This reduction is possible by reconfiguring the driveway and walks on the property. Conclusion The City Staff believes the variances requested are warranted due to the lot con- straints unique to the property and practical difficulties as stated in the findings in this report. City Staff recommends approval of the requested variances with the following conditions: ➢ The variance is specific to the reviewed and approved second story and front entry/porch expansion request. Demolition of the existing structure would re- quire a new variance request. ➢ The variance resolution shall be recorded at Scott County. ➢ Building Permit shall be obtained from the Building Department prior to the commencement of construction. ISSUES: This project includes a request for variances. Section 1108.400 states that the Board of Adjustment may grant a variance from the strict application of the provi- sions of the Zoning Ordinance, provided that: (1) There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Economic considerations alone do not constitute practical difficulties. There are practical difficulties in complying with the strict terms of the Or- dinance. This non-conforming lot has an existing residence which does not meet required setbacks. Most expansions to the residence would require a variance. Since the existing residence (without the deck) is located ap- proximately 27.7 feet from the OHW at its closest point, there is not a lo- cation on the rear of the home where a deck could be constructed in a conforming location. 4 According to the applicant, the removal of the existing, wrap around deck and large paver driveway and walks will improve the aesthetics of the res- idence. (2) The granting of the Variances are in harmony with the general purposes and intent of the City Subdivision and Zoning Ordinances and the Comprehensive Plan. The granting of the variances appears to be in harmony with the general purposes of the Ordinance and Comprehensive Plan. A purpose of the Zoning Ordinance to “Promote the most appropriate and orderly develop- ment of the residential, business, industrial, public land, and public areas”. Furthermore, the Shoreland Ordinance (Section 1104) policy’s intent is “in the best interests of the public health, safety, and welfare to provide for the wise development of shoreland of public waters.” The construction of a second story and front entry/porch is in harmony with these purposes and policies. (3) The practical difficulty is due to circumstances unique to the property not resulting from actions of the owners of the property and is not a mere convenience to the property owner and applicant. Due to the age and configuration of the lot as well as the location and age of the existing residence, there are not options to construct an addition (enclosed living area or deck) in a conforming location on the property. These circumstances are not resulting from actions of the owners of the property. Most of the neighboring residences have a second story and decks on the lake side. (4) The granting of the Variances will not alter the essential character of the neighborhood or be detrimental to the health and safety of the public welfare. The granting of the variances will not alter the essential character of the Breezy Point SE neighborhood nor be detrimental to the health and safety of the public welfare. Most of the neighboring residences have decks, which have setbacks ranging approximately 21 - 31 feet from the 904 elevation. Based on aerial photos, the average setback from the furthest protrusion of the existing residences to the 904 elevation in this area is approximately 25 feet, therefore, the proposed 22.2-foot setback would not alter the character of the neighborhood. As stated previously, most of the homes in the neighborhood have more than 1 story in height, therefore, as proposed the residence should not alter the character of the neighborhood. As part of this project the Applicant is proposing to remove the three (3) existing trees on the property. Staff has reviewed the proposed tree removal and anticipates approximately twenty-five (25) inches of trees will be required to be replaced as part of a future building permit. An escrow is taken at the time of the issuance of a building permit for required tree 5 replacement. Staff will work with the applicant to confirm any tree replacement requirements are met. (5) The granting of the Variances will not result in allowing any use of the property that is not permitted in the zoning district where the subject property is located. The requested variances would allow the addition of a second story and front entry/porch on an existing, non-conforming single-family residential dwelling which is an allowed use within the R-1 SD (Low Density Residential Shoreland) Zoning District. ALTERNATIVES: 1. Motion and a second to approve a resolution approving the variances re- quested for 15389 Breezy Point Road SE with the listed conditions or approve any variance the Board of Adjustment deems appropriate in the circum- stances. 2. Motion and a second to table or continue discussion of the item for specific purpose as directed by the Board of Adjustment. 3. Motion and a second to deny the variances requested because the Board of Adjustment finds a lack of demonstrated practical difficulties under the zoning code criteria. RECOMMENDED MOTIONS: Alternative #1 ATTACHMENTS: 1. Resolution 19-XXPC 2. Location Map 3. Existing Condition Survey Dated 7-12-19 4. Certificate of Survey Dated 9-05-19 5. Proposed House Elevations Dated 6-25-19 6. Narrative from Applicant 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 19-XXPC VARIANCES FROM THE MINIMUM LAKE SETBACK, MINIMUM SIDE YARD SETBACKS, MAXIMUM IMPERVIOUS SURFACE AND EXPANSION OF A NON-CONFORMING STRUCTURE ON A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on October 14, 2019, to consider a request from Charles Borrell, on behalf of Property Buyers R Us, LLC, to approve variances for reduced lake and side yard setbacks, increased impervious surface maximum and expansion of a non- conforming structure to construct a second story and front entry/porch addition on an existing, non-conforming single-family dwelling located in the R-1 SD (Low Density Residential Shoreland) Zoning District at the following property: 15389 Breezy Point Road SE, Prior Lake, MN 55372 Legal Description: Lot 2 Breezy Point, Scott County, Minnesota (PID: 250260020) WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Board of Adjustment proceeded to hear all persons interested in this variance request, and persons interested were afforded the opportunity to present their views and objections related to the variance request; and WHEREAS, The Board of Adjustment has reviewed the application for the variances as contained in Case #DEV19-000026 and held a hearing thereon on October 14, 2019; and WHEREAS, The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE BOARD OF ADJUSTMENT OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Board of Adjustment hereby adopts the following findings: a. There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Economic considerations alone do not constitute practical difficulties. There are practical difficulties in complying with the strict terms of the Ordinance. This non-conforming lot has an existing residence which does not meet required setbacks. Most expansions to the residence would require a variance. Since the existing residence (without the deck) is located approximately 27.7 feet from the OHW at its closest point, there is not a location on the rear of the home where a deck could be constructed in a conforming location. According to the applicant, the removal of the existing, wrap around deck and large paver driveway and walks will improve the aesthetics of the residence. 2 b. The granting of the Variances are in harmony with the general purposes and intent of the City Subdivision and Zoning Ordinances and the Comprehensive Plan. The granting of the variances appears to be in harmony with the general purposes of the Ordinance and Comprehensive Plan. A purpose of the Zoning Ordinance to “Promote the most appropriate and orderly development of the residential, business, industrial, public land, and public areas”. Furthermore, the Shoreland Ordinance (Section 1104) policy’s intent is “in the best interests of the public health, safety, and welfare to provide for the wise development of shoreland of public waters.” The construction of a second story and front entry/porch is in harmony with these purposes and policies. c. The practical difficulty is due to circumstances unique to the property not resulting from actions of the owners of the property and is not a mere convenience to the property owner and applicant. Due to the age and configuration of the lot as well as the location and age of the existing residence, there are not options to construct an addition (enclosed living area or deck) in a conforming location on the property. These circumstances are not resulting from actions of the owners of the property. Most of the neighboring residences have a second story and decks on the lake side. d. The granting of the variances will not alter the essential character of the neighborhood or be detrimental to the health and safety of the public welfare. The granting of the variances will not alter the essential character of the Breezy Point SE neighborhood nor be detrimental to the health and safety of the public welfare. Most of the neighboring residences have decks, which have setbacks ranging approximately 21-31 feet from the 904 elevation. Based on aerial photos, the average setback from the furthest protrusion of the existing residences to the 904 elevation in this area is approximately 25 feet, therefore, the proposed 22.2-foot setback would not alter the character of the neighborhood. As stated previously, most of the homes in the neighborhood have more than 1 story in height, therefore, as proposed the residence should not alter the character of the neighborhood. As part of this project the Applicant is proposing to remove the three (3) existing trees on the property. Staff has reviewed the proposed tree removal and anticipates approximately twenty-five (25) inches of trees will be required to be replaced as part of a future building permit. An escrow is taken at the time of the issuance of a building permit for required tree replacement. Staff will work with the applicant to confirm any tree replacement requirements are met. e. The granting of the Variances will not result in allowing any use of the property that is not permitted in the zoning district where the subject property is located. The requested variances would allow the addition of a second story and front entry/porch on an existing, non- conforming single-family residential dwelling which is an allowed use within the R-1 SD (Low Density Residential Shoreland) Zoning District. 3. Based upon the findings set forth herein, the Board of Adjustment hereby approves the following variances to allow the construction of a second story and front entry/porch on an existing, non-conforming single-family residence in the R-1 SD (Low Density Residential Shoreland) Zoning District: a. A 10,739 SF variance from the required minimum 15,000 SF minimum lot size on a General Development Lake (Section 1104.302(3)) b. A 27.8-foot variance from the required minimum 50-foot lake setback (Section 1104.308 (2)) c. A 0.8-foot variance from the required minimum 5-foot side yard setback on a non-conforming lot (Section 1101.502(7)) d. A 1-foot variance from the required minimum 10-foot side yard setback on a non-conforming lot (Section 1102.502(7)) e. A 1.8-foot variance from the required minimum 15-foot total side yard setback on a non-conforming lot (Section 1102.502(7)) f. A 9.2% variance from the allowed 30% impervious surface maximum in the Shoreland Overlay District (Section 1104.306) 3 g. Expanding a non-conforming structure (Section 1107.2302 (2) a.) 4. The variances are subject to the following conditions of approval: a. The variance is specific to the reviewed and approved second story and front entry/porch expansion request. Demolition of the existing structure would require a new variance request. b. The variance resolution shall be recorded at Scott County. c. Building Permit shall be obtained from the Building Department prior to the commencement of construction. PASSED AND ADOPTED THIS 14th DAY OF OCTOBER 2019. _______________________________ Bryan Fleming, Commission Chair ATTEST: _________________________________ Casey McCabe, Community Development Director VOTE Fleming Kallberg Tschetter Ringstad Tieman Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ B R E E Z Y P OIN T R D S E S T E F A N C I R S E Lower Prior Lake Ü 15389 Breezy Point Road SE Variance Location Map UPPER PRIOR LAKEGD(904) LOWER PRIOR LAKEGD(904) MYSTICLAKENE ARTICLAKENE(906.7) HOWARD LAKENE(957.3) Lower Prior Lake SUBJECTPROPERTY SUBJECTPROPERTY BREEZY POINTFD IP#10183FD IP R:923.0232"GAR F LOOR923.32TNH926.44SERVMAIN F LOOR925.40GAR F LOOR922.39BASEMENT FLOOR916.9840"FD J LM FD IP#4230916" SPRUCE12''DECKDECKDECKEX. FENCEEX. RETAINING WALLSEX. RETAINING WALLEX.RETAININGWALLPORCHVACANT LOTEXISTINGHOUSEEXIST INGHOUSE E X IS T INGHOUSE PAVERSPAVERS922 920 918916914912910908906 904904910912916922912910914912922924S35°03'39"E 50.98N61°03 '53 "E 91 .42N32°52'49"W 50.00S61°33 '35 "W 93 .42 20.0 48 .0 20.7 28 .0 20 .0PRIOR LAKEOHWL: 904.0LAKE ELEV. ON 7-10-19: 902.8LOWER LEVEL IN 1 FOOTEDGE OF WATEREDGE OF WATERFD IP#1018371.6973.8315±12±SET IP N32°42'06"W50.16SET IP 9044.22 7 . 79.86.135.9 11 . 6 8.8923.3917.4922.8923.5923.8921.9922.1922.6916.2918.0922.9923.5923.2922.6923.520.7 1 9 . 8 1 7 . 6 14.0DENOTES EXISTING HYDRANTDENOTES EXISTING SANITARY MANHOLEDENOTES EXISTING UTILITY BOXDENOTES EXISTING SERVICE OR CLEANOUTDENOTES IRON MONUMENT FOUNDDENOTES IRON MONUMENT SETDENOTES EXISTING POWER POLEDENOTES EXISTING TREE8" TREEDENOTES EXISTING RETAINING WALLDENOTES EXISTING ELEVATION000.0DENOTES DIRECTION OF SURFACE DRAINAGEDENOTES EXISTING FENCELEGENDEXISTING PAVER AREA : 689 SQ. FT.LOT AREA TO OHWL : 4,261 SQ. FT.EXISTING HOUSE AREA : 1,352 SQ. FT.TOTAL IMPERVIOUS AREA : 2,125 SQ. FT. (49.8%)EXISTING PORCH AREA : 84 SQ. FT.EXISTING CONDITION SURVEYLegal Description:No title information was provided for this survey. This surveydoes not purport to show all easements of record.REVISED 9-5-19: ADDED EXISTING SPOT ELEVATIONSREVISED 8-16-19: ADDED IMPERVIOUS AREAS= EXISTING GARAGE FLOOR ELEVATION= EXISTING BASEMENT FLOOR ELEVATION923.32916.98 BREEZY POINTFD IP#10183FD IP R:923.0232"GAR FLOOR923.32TNH926.44SERVMAIN F LOOR925.40GAR F LOOR922.39BASEMENT FLOOR916.9840"FD J LM FD IP#4230916" SPRUCE12''FUTUREDECKEX. FENCEEX. RETAINING WALLSEX. RETAINING WALLEX.RETAININGWALLVACANT LOTEXISTINGHOUSEEXIST INGHOUSE E X IS T INGHOUSE 922 920 918916914912910908906 904904910912922912910914912922924S35°03'39"E 50.98N61°03 '53 "E 91 .42N32°52'49"W 50.00S61°33 '35 "W 93 .42 18.0 48 .0 34.0 28 .0 11 .04.22 7 . 79.86.1PRIOR LAKEOHWL: 904.0LAKE ELEV. ON 7-10-19: 902.8LOWER LEVEL IN 1 FOOTEDGE OF WATEREDGE OF WATERFD IP#1018371.6973.8315±12±SET IP N32°42'06"W50.16SET IP 90435.9 11 . 6 8.82 5 . 9 2 2 . 2PROPOSED2' CANT.TREE TOBE REMOVEDTREE TOBE REMOVED923.2923.5923.1918.0918.0923.5922.9922.6922.1921.9923.8916.2917.4923.3922.8923.5922.68.0012.008.00922.44.2%PROPOSEDPORCHPROPOSEDADDITION 14.0 4 .00 5 .00SIDEWALK9.0DENOTES EXISTING HYDRANTDENOTES EXISTING SANITARY MANHOLEDENOTES EXISTING UTILITY BOXDENOTES EXISTING SERVICE OR CLEANOUTDENOTES IRON MONUMENT FOUNDDENOTES IRON MONUMENT SETDENOTES EXISTING POWER POLEDENOTES EXISTING TREE8" TREEDENOTES EXISTING RETAINING WALLDENOTES EXISTING ELEVATION000.0DENOTES DIRECTION OF SURFACE DRAINAGEDENOTES EXISTING FENCELEGENDLOT AREA TO OHWL : 4,261 SQ. FT.EXISTING HOUSE AREA : 1,352 SQ. FT.TOTAL IMPERVIOUS AREA : 1,669 SQ. FT. (39.2%)PROPOSED ADDITION AREA : 56 SQ. FT.PROPOSED PORCH AREA : 70 SQ. FT.PROPOSED SIDEWALK AREA : 78 SQ. FT.PROPOSED DRIVEWAY AREA : 113 SQ. FT.Legal Description:= FINISHED GARAGE FLOOR ELEVATION= BASEMENT FLOOR ELEVATION= TOP OF FOUNDATION ELEVATION(923.32)(923.65)(916.98)No title information was provided for this survey. This surveydoes not purport to show all easements of record.CERTIFICATE OF SURVEY 6" / 1'-0"6" / 1'-0"6" / 1'-0"RIDGE VENTALUMINUM SOFFIT AND FASCIAASPHALT SHINGLESLP PANELS W/ VERTICAL TRIM8"LP LAP SIDING4" WINDOW TRIM1'-0" / 1'-0"8"DECORATIVE WOOD BRACKETSHAND FRAME ROOF6X6 TREATED POSTFRAMED OUT TO12" X 12" COLUMN6" / 1'-0"2 PLY 11 7/8" BEAM6" / 1'-0"T1' - 0"1' - 0"2' - 0"RIDGE VENTGRADE SLOPE AWAY FROM BUILDING6" MIN. DISTANCE BETWEEN GRADE AND WOOD FRAMINGLP LAP SIDINGALUMINUM SOFFIT AND FASCIAASPHALT SHINGLES1' - 0"1' - 0"1' - 0"1' - 0"LP PANELS W/ VERTICAL TRIM4" WINDOW TRIMALUMINUM NON VENTEDSOFFIT @ CANTILEVER8"6" / 1'-0"6" / 1'-0"REMOVE DOORCOVER OPENING6" / 1'-0"LP LAP SIDINGALUMINUM SOFFIT AND FASCIA6" / 1'-0"6" / 1'-0"RIDGE VENT2' - 0"1'-0" / 1'-0"6" / 1'-0"1' - 0"1' - 0"1' - 0"RIDGE VENT6" / 1'-0"1' - 0"1' - 0"ScaleProject numberDateDrawn byAVASTUDIO.HOUZZ.COMAVA STUDIO6641 W 18TH STREET ST LOUIS PARK MN 55426PHONE 612 532 8159EMAIL PROHOMEEXTERIOR@YAHOO.COM1/4" = 1'-0"9/6/2019 8:57:55 AM001Elevations Proposed15389Prior Lake15389 Breezy Point6/25/2019Alexander Bocharnikov1/4" = 1'-0"1Front1/4" = 1'-0"2Left1/4" = 1'-0"4Rear1/4" = 1'-0"5RightALL PLANS ARE TO BE REVIEWED BY THE GENERALCONTRACTOR AND THE MUNICIPAL BUILDING OFFICIAL PRIOR TO CONSTRUCTION.AVA STUDIO LLC. IS NOT RESPONSIBLEFOR ANY PROBLEM AS A RESULT OF AN ERROROMISSION ON THESE PLANS.Area ScheduleArea Level Name659 SF Foundation /Basement LevelFinishedBasement135 SF Foundation /Basement LevelMech1032 SF Main Level Main Level400 SF Main Level Garage70 SF Main Level Porch1408 SF Upper Level Upper Level