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Home My WebLink AboutCA2022-08A Future With A Past 23 March 2022 Matthew Zonker 2721 Warwick Way Grapevine, Texas 76051 214-422-5578 RE: HISTORIC PRESERVATION COMMISSION CERTIFICATE OF APPROPRIATENESS #CA22-08 422 AUSTIN STREET GRAPEVINE, TEXAS 76051 MATTHEW ZONKER, OWNER/APPLICANT This letter confirms on Match 23, 2022 the Historic Preservation Commission approved with conditions #CA22-08 for the property addressed 422 Austin Street, legally described as Block 112, Lot 8, (7A), College Heights Addition, City of Grapevine Texas. The following was approved on this Certificate of Appropriateness: 1. Demolish the existing brick structure and build a new period -style 2-story residence with detached 2-car garage; as per the attached plans, with the conditions the Planning and Zoning Commission and City Council approve the re -plat of the lot and #HL22-01 Historic Landmark Sub -district overlay; a permit is obtained from the Building Department; and all exterior materials, windows, doors and door hardware, exterior light fixtures and paint colors be approved under a separate Certificate of Appropriateness. An approved Certificate of Appropriateness is not an approved building permit; a building permit is / is not required. Contact the City of Grapevine's Building Department at 817.410.3165 for fees and information regarding permits. ('Thank you, David Klempin Historic Preservation Officer wdk cc. Property Owner CA File THE CITY OF GRAPEVINE HISTORIC PRESERVATION • 636 South Main Street • Grapevine, Texas • 76051 • Phone 817/410-3197 Fax Number 817/410-3125 MEMO TO: HISTORIC PRESERVATION COMMISSION jL FROM: DAVID KLEMPIN, HISTORIC PRESERV N OFFICER''�� DON DIXSON, BUILDING OFFICIAL ERICA MAROHNIC, DIRECTOR OF P /ING SERVICES MEETING DATE: WEDNESDAY, MARCH 23, 2022 SUBJECT: CERTIFICATE OF APPROPRIATENESS #CA22-08 DEMOLITION OF EXISTING BRICK STRUCTURE AND CONSTRUCTION OF NEW SINGLE FAMILY RESIDENCE 422 AUSTIN STREET BLOCK 112, LOT 8, (7A) MATTHEW ZONKER, OWNER/APPLICANT RECOMMENDATION: Staff recommends the Historic Preservation Commission approve with conditions Certificate of Appropriateness #CA22-08 for the property located at 422 Austin Street, legally described as Block 112, Lot 8, (7A), College Heights Addition, City of Grapevine, to the Grapevine Historic Preservation Ordinance 91-73 (Appendix G — Grapevine Code of Ordinances), as amended for the following items: 1. Demolish the existing brick structure and build a new period -style 2-story residence with detached 2-car garage; as per the attached plans, with the conditions the Planning and Zoning Commission and City Council approve the re -plat of the lot, a permit is obtained from the Building Department and all exterior materials, windows, doors and door hardware, exterior light fixtures and paint colors be approved under a separate Certificate of Appropriateness. BACKGROUND: Certificate of Appropriateness application #CA22-08 was submitted on January 15, 2022, by the applicant Matthew Zonker to demolish the existing brick structure and build a new 2-story period -style house on Lot 8, (7A). The existing structure contains two rooms, a small kitchenette and a toilet. It was built in the 1960s to serve as an office for the Ticknor Properties, an owner/operator of multiple apartment buildings in the Original Town of Grapevine. It has a brown brick veneer exterior with wood trim, a front porch and a flat roof. The building is in a deteriorated condition. Staff review of the Secretary of Interior Standards for Rehabilitation of Historic Structures Ten Criteria (attached) find the building to be a non-contributing structure to the College Heights Addition. Plans for the new house and detached garage were prepared by architect Russel Moran following Design Guidelines established for the property. O:\Historic Preservation Comm iss ion\CAs\2022 CA\CA22-08.4 422 Austin Street demolish structure and build house.doc March 17, 2022 (4:38PM) The total living area including the house is 2,887 square feet, within the maximum 3,400 square feet allowed by the Preservation Ordinance. The new detached 2-car garage is 499 square feet, within the maximum of 500 square feet. The property lot size is 9,800 square feet and the proposed building coverage is 34.2 percent, (maximum 40 percent lot coverage). The impervious area is 43.8 percent, (maximum 60 percent lot coverage). Building height is 30'-1 ". Staff review of the Secretary of Interior Standards for Rehabilitation of Historic Structures Ten Criteria (attached) with regard to the proposed plans, find the proposal in compliance. Historic Preservation Staff recommends the Historic Preservation Commission approve with conditions #CA22-08 to construct a new period -style 2-story residence with detached 2-car garage as per the attached plans, with the conditions the Planning and Zoning Commission and City Council approve the re -plat of the lot, a permit is obtained from the Building Department and all exterior materials, windows, doors and door hardware, exterior light fixtures and paint colors be approved under a separate Certificate of Appropriateness. O:\Historic Preservation Commission\CAs\2022 CA\CA22-08.4 422 Austin Street demolish structure and build house.doc March 17, 2022 (4:38PM) Date 2/15/22 CERTIFICATE OF APPROPRIATENESS APPLICATION Number —o Property Owner Name, Address & Phone Number Matthew Zonker 2721 Warwick Way, Grapevine, Tx 76051 Phone: Mobile: 214.422.5578 Email: Property Address include any suite number 422 Austin St, Grapevine, TX 76051 Tenant Name/Occupancy/Use NSA Request/Description of Work to Be Done FApplicant Name, Address & Phone Number Matthew Zonker 2721 Warwick Way, Grapevine, Tx 76051 Phone: Mobile 214.422.5578 Email: Legal Description Block 112 Lot Subdivision college heights addition uemoiisn existing structure, repeat the property, and build a residential home. Drawings/Sketches Attached X Yes o No Material Sample(s) Attached lease list —Photographs Attached o>/urrent o Historic / hereby certify that this information is correct to the best of my knowledge and that the said work will be done in conformance with all submissions herein set forth, and in compliance with the City of Grapevine's Historic Overlay District Ordinances and Building Codes. APPROVAL OF A CERTIFICATE OF APPROPRIATENESS DOES NOT CONSTITUTE APPROVAL OF OTHER REQUIRED BUILDING PERMITS. Signed x Owner or Contractor Print Name Matthew Zonker Office Use Approved- Approved with Conditions: Staff HPC?.rYl LT iy�i t / If 4 4- 4J0 1 ;- A if fe C- JOL.AT- RHO o Denied CV1 L 2ZC, x G„r` Chair — Historic Preservation Commission Historic Building Official I e- I--Ai4OMAO' /L. Date ,2_3 '� 2 Z 1 THIS IS NOT A BUILDING PERMIT. A SEPARATE BUILDING PERMIT MUST BE FILED AND APPROVED BY THE BUILDING DEPARTMENT BEFORE STARTING WORK. DELIVER TO: HISTORIC PRESERVATION DEPARTMENT 636 SOUTH MAIN STREET, GRAPEVINE, TEXAS OFFICE 817-410-3556 This form must be completed by the applicant for CASE NO. #CA a - 08 NEW CONSTRUCTION, ADDITIONS AND RENOVATIONS DATE 1 2- 2- SITE & BUILDING PLAN REQUIREMENTS Reference: Ordinance No. 2013-23 www.erapevinetexas.gov/documentcenter/view/881 The following information is required for properties with Historic Landmark Subdistrict Overlays and/or properties located within the boundary of the Historic Grapevine Township District to make application for new construction, additions and renovations. Historic Preservation Officer Consultation Date: 2/16/22 Time: 2/16/22 Contact: (817.410.3197 817.410.3185) 1. Survey Plan X 2. Site Plan X 3. Floor Plans X 4. Elevations S. Roof Plan X 6. Street Facing Elevations 0 of proposed structure with building elevations of structures on adjacent properties. 7. Photographs ❑ of any elevation for any building or structure to be altered or demolished. Property Lot Size 9,800 Square Feet Building Size (not less than 1,200 sq. ft. or greater than 3,400 sq. ft.) 2,887 SF Building Coverage (40% max) Building Height (35 ft. max) 34.2% 30' 1" Garage (Detached 500 sq. ft. max) NOT included in 3,400 sq. ft. 499 Attached is included within the 3,400 sq. ft. max) Storage Shed (200 sq. ft. max) N/A For Commercial Uses: Impervious Area % of Lot Open/Green Space Area % of Lot Parking Spaces ADA Parking Spaces Easements PLEASE NOTE this page is for ALL NEW CONSTRUCTION & ADDITION APPLICATIONS for PUBLIC HEARING: 1. THE ABOVE INFORMATION MUST BE COMPLETE; WITH 2. ALL REQUIRED ATTACHMENTS COMPLETED; AND 3. A SCHEDULED CONSULTATION WITH THE HISTORIC PRESERVATION OFFICER IS RECO ®EDw-'. "- PRIOR TO REVIEW BEFORE THE HISTORIC PRESERVATION COMMISSION. (i rn LO FORM: O:HPC/CA'S/APPLICATION/CHECKLIST/2021 11�, MAR 0 8 2022 a 14 NL 5411, A 4, °( 2 Legend ® Landmarked Property 9 _ I City Limits Zoning Streets 11 112 #CA22-08 422 Austin Street 3/11 /2022 I I I I I I I 1--I 0 25 50 100 Feet 0 1 inch = 60 feet r---------- L---------- j LINE OF WALL BELOW I I I I I I I I I I I I I I I I I I I I I; I I I I I I i I l0 31 Iw OJI Im wl I� ml IQ JI 13 al I� 31 10 wl iw OI I? wl i I I I JI I I I I I I I I L — _ LINE OF WALL BELOW _ _ ------------ I I I I I _ _ J LANDMARKEE PROPERTY LINE OF WALL BELOW LINE OF WALL BELOW ____________________________________ -I LINE OF WALL BELOW I of i ml 1 of �I al = OI w I u0i � JI o_ -z na I I LINE OF PATIO BELOW \ \ \ \ \\� LIN��fTATIb -BEL�V4 ATH 9'- " CLG. 24 Nj TC23 — 24 N 24 BEDROOM .4' I 8'-1" CLG TO CARPET 2480 OPNG 26 BEDROOM #3 20 8'-1" CLG TO 9'-1" W.I.c I CARPET 3 ---------------10 J Im IJ I 13 I 10 Iw LL LINE OF WALL BELOW ---------------- 2-2036 FX \\ 7 -0 H.H. \\ T" 1 SLbp : 13 o UI'm j I i1 x I¢ I i 13 Iw O _ HALL =i 9'-1" CLG. o I FT �= li3 TUB/SHWR. S-1" CLGO TO 9'-1" o 24 tl 8'-0" CLG 3a�a CARPET j is3 o I 's 9'-1" CL l0 26 1 E ATTIC ACCESS I m IJ F. 24 13 � Iw I 1 I i3 j0 OPE 11-1> SL E., Iz I'' P' i CERTIFICATE OFAPPROPRIATENESS M B'-1" CLG TO 9'- " i ` CITY OF GRAPEVINE 1 CARPET I Fl i RELEAS Io I I PURSU TO CA of m i i t DATE PZ BY L PA TMENT OF I¢ s DEVELOPMENT SERVICES 13 I I Fi 10 I an I 13 IZ CONTACT BUILDING INSPECTIONS �J N 3050 SHE �m FOR PERMIT INFORMATION I 7'-0" H.H. I 13 I I I I0 I I I Iz L------------------------------------------------------------- LINE OF WALL BELOW � m T 0 m2l m MAR 0 8 2022 SECOND FLOOR PLAN SCALE: 1 /8"=1'- O" REVISIONS /14/1 o��mo9�a om o Et E_oG 6` p�°oSo ro°2- °`2�Y®� o lso2;g N, Is (sa W Q C/Z w W z a:O w 0 O A O U N N 8 ¢xa w � � a I Q aaNl N U N W � I ISSUE DATE 2/4/22 DRAWN BY DD PROJECT NO. PLAN NUMBER 0000 SHEET NUMBER A-2 is 12 X 12F—/ 12 _bmao 8's 12 �12 o r`'�oon 2 12 12 10:12 12 �soq L3oom 12� 12 12� -_ �12 mg�Fago 10:12 12 quo - -- 8'-1' PLATE 0 �2$`oc"°, 12 10:12Al, 12 12� 12 -oa m ma 1211 I 10:12 �12 - Y 10:12 — 1 - _.. -._----- I _.. ` 10:12 z FIN FLR �� 12 W 10'-1" PLATE 10:12----.-_ 10:12 �6 Q FT zPQ Un - GLS _ ........ _-....-.. N FIN. FLR. _ _ _ - UERI ACE UFAPPROPRIATENESS CITY OF GRAPEVINE FRONT ELEVATION PURSU RELEAASE � O A j 12 SCALE: 1/8"=1'-0" DATE BY L&A ! -- " v, 10� 12:12 0 t2 DEVELOPMENT MENTOF oX SERVICE: r FM 12 F� �Or z 1z:1z 10 CONTACT BUILDING INSPECTIONS W l o v 12:12 FOR PERMIT INFORMATION '^ u1 ;7F 6.12 V1 c� M 8'-1" PLATE - - - - - -- - - -- - - ------ --- 8'-1" PLATE _ 12 2020 FX 12:12 12:12 5 Z4 12 10:12 10:12 10 \\� 12 4:12 �10�10 FIN FLR --- - -- 6: 12 \ FIN FLR - 6 6:12 4:12 10'-1" PLATE _ - _ 10'-1" PLATE ISSUE DATE - - - - - 2/4/22 DRAWN BY _ DD _ ,_ _. .._.. PROJECT NO IT PLAN NUMBER 0000 FIN FIN. F. --- - — - -- - — - - - — . FLR. LR EET NUMBER RIGHT SIDE ELEVATION SCALE: 1 /8"=1'- C" j I I„AR 0 8 2022 AREA CALCULATIONS FIRST FLOOR 2007 SO. FT. SECOND FLOOR 880 SO. FT. TOTAL HVAC AREA 2887 SQ. FT. GARAGE 1 499 SO. FT. GARAGE 2 485 SO. FT. PORCHES 56 SO. FT. COVERED PATIO 305 SO. FT. TOTAL UNDER ROOF 4232 SO. FT. OVERALL WIDTH 49'-0" OVERALL DEPTH 105'-0" �l 18070 OH DOOR 2-CAR GARAGE 1 Nx� 0 10'-1" CLG. 0o CONC I I 41 N = i 21 •-6" oa0 ATTIC ACCESS TO STOR. ABV. o � (--- I LANDMARKEE PROPERTY 2040 SH 2O40 SH 2O40 SH 2040 SH 8'-0" H.H. 2O40 SH 8'-0" H.H. 2O40 SH 9'-O" H.H. 8'-0" H.H. 8'-0" H.H. 8'-0" H.H. 5 SH - - c-=�C=-� -- _.. .. .... N 1 1 W I p D I i L� =�JLr J =2 9'-22 SH • n PANT. O 10'-1" CLG. 24 O0 3060 UTILITY Nm 3020 FXH J MUD 24 28 0'-1" CLG. 10'-0" H.H. ��60 O o GARAGE 2 3090 TILE '0920 ' ry 0 0 rn 12'-1" CLG. 10'-1" CLG !ri ---- -- ',-.,`'`-------- OPNG ® ��•'`+y h CONC 11LE m N _- ----®---- by x 0 28 m KITCHEN ago 1D 10'-1" CLG. iv O = OFFICE N=�= a 34'-0" WOOD SINK/D1SP 0W 4'- " 1 .0 13'-1" CLG. 02 00 !ram, J WOOD ° o 0i1 00 8070 OH DOOR28 5' -2" - - - - - - - - - - - - - --1� I � �I i J — — 24 --.-"--�.. S w IO OUTDOOR I 13-71" 9 0 w_ 24 - - __:__._._ _ KITCHEN COVERED PATIO I 1R115 _ PORCH 20 20 —c `� 10' O CLG. CON CC 10'-t" CLG. w O SLOPED CLG.I I CONC o DINING SINK I I N 0 oo 10'-1" CLG. FOYER ® 0 WOOD 10'-1" CLG._I I o ------ WOOD b, 3090 'I ' OPNG cc28 =i r — — — — — — C; 1z 5W hj OWNERS SUITE 000� 1t.-1„ CLG.-moo x 000 za N O� I FAMILY 16'-8" o.l s•01 MmM� ;# BATH Mrn I CLG I x x QOWNERS 16 10 li _ N= I WOOD I TILECLG. 16 i 24 SH �.._..._..V..�_.._.._ LINEN i_____________ __— ----------- —___., i � #, W.1.C. x 10'-1" CLG 0� L Ij 24 14'-8+�" vi 00 Nm I — _1 BUILT-INS ' --' - y BUILT-INS ii V _- ! : ATE OF APPI tOPRIATEN S _-`-- 2-2040 SHINt 6'-0" H.H. RELEAS� PURSU TQ 08 DATE 4 7 J, BY tN 01 104'-0" D PA a ME OF DEVELOPMENT ERVICES CONTACT BUILDING INSPECTIONS FOR PERMIT INFORMATION F�MAR0 8 2022 FIRST FLOOR PLAN SCALE: 1/8"=V-0" lea 2)'-ob ### East Franklin REVISIONS 7/18/13 Two Story Residential LANDMARKEL Zoning R7.5 ALLEYWAY 70.00' First Floor AC Area 2007 PROPERTY Second Floor AC Area 880 6 ' BUILDCN7GL�IN Total HVAC 2887 — Garage Area 1 499 ZIM _ GarageArea2 485 GARAGE MOTOR COURT I N E-! _ Front Porch Area 56 I5'-0" ohm-_ Covered Patio Area 305 it H. Total Covered Area 3352 I I w s'—o" z Total Pad Area 3352 N W A o GARAGE I I I I I x Lot Width 70' D- Lot Depth 140' I o - w W Lot Area 9800 I o F z O I �O N Lot Coverage W/Porches Percentage 34.2% o o z o o = Z Driveway Area 824 Q _ Sidewalk Area 120 Total Flatwork Area 944 M O A HOUSE Total Impervious Area 4296 oar aj r Impervious Percentage 43.8% I aj & a22 On a W 0 <' w aaN HOUSE MAXIMUM HEIGHT - 30'-1" AFF I I I Cn N M PORCH CERTIFICATE OF APPROPRIATENESS w 30' BUILDING LINE �z I CITY RELEA GRAPEVINE OF dg z PURSU f c� DATE Y1 *DPATTMENT o I z OF DEVELOPMENT SERVICES SITE PLAN J m I SIDEWALK I o CONTACT BUILDING INSPECTIONS ISSUE DATE E LOT SQUARE FOOTAGE = 9 8 0 0 S F to FOR PERMIT INFORMATION CD I I 2/10/17 SCALE: V = 20'-0" 70.00' — DRAWN BY RPM PROJECT NO. ### East Franklin EAST FRANKLIN E M �J j� PEAN 0000 BLOCK # LOT # SHEET NUMBER NORTH GRAPEVINE, TEXAS i�'h� 0 8 2022 4 , �c By SITE 8'-1" PLATE ---- 1 1 1 12 �12 12 12 12� 12 12� 10:12 - �12 10:12 ...... 12 �12 12:12 12 �12 10:12 81.. PLATE -- -- -_ 12 110 - 12 10� ----411012 --+-- - - - FIN FLR 10:12 L PLATE .`j Li Li L- - OUTD00 KITCHEN ". ....t1 iF _. .. FIN. FLR. LA ,2 10 12 12 12 10� 10� �10 12:12 SCALE: 1 /8"=1'-O' REAR ELEVATION SCALE: 1/8"=1'-O" 12:12 1 REVISIONS 1 i:-o:- �or�a°ma.a�a 8'-1" PLATE �ioq o ° 12Fm,ii 1�--1 N� c� ~ O A S 0 o V to N J Q raj Q X p� 0-4 22 .0 F� n w0 � aaN CERTIFICATE OF APPROPRIATENESS N CITY OF GRAPEVINE " N RELEASED PURSUA�PAMENT DATEBY IV OFF DEVELOPMENT SERVICES CONTACT BUILDING INSPECTIONS FOR PERMIT INFORMATION �� MAR 0 8 2022 By Gam, ISSUE DATE 2/4/22 DRAMA) BY DD PROJECT NO. PLAN NUMBER 0000 SHEET NUMBER A-4 1% 8 l" F FIN FLF 10'-1" FIN. FL REAR ELEVATION - w/ GARAGE SCALE: 1/8"=1'-O" CERTIFICATE OF APPROPRIATENESS CITY OF GRAPEVINE RELEA! PURSU TO A DATE 2 BY 01( D PA ME OF DEVELOPMENT SERVICES CONTACT BUILDING INSPECTIONS FOR PERMIT INFORMATION I ORD �- put T � I IN, A R 0 S 2022 1 REVISIONS /14/1 gsn.."3o`cm ��E—�£ E—_ •8 o'SuE! a�-c 60 a3� ag .>sz o ro :-O. csrm f`�m v'9v'�Sn W U z w A v� W i W W a z N N W O cn G..,j ~ O O LY 0 L U N N Z J Q L!1 a OF PQ a' a w1 [ifQ I [- E J LO d N N V N W ISSUE DATE 2/a/22 DRAWN BY DD PROJECT NO. PLAN NUMBER 0000 SHEET NUMBER A-5 w I- Q J d RAKE RAKE RAKE RAKE 12'-1" PLA r------------------------ I I I RAKE RAKE --------- a -------------- N0 Y I a0 QI a 10:12 I I I Li 10:12 Y a Q I ROOF BREAK I I L- r - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - -- 12'-1" PLATE LLJ I O O __ 4 7 o i 4: 12 w f— Q J D- a 10'-1" PLATE -------------- aLi RAKE RAKE ---------- 'le10'-1" PLAT W Q J a- d a a 12:12 12:12 a 10'-1" PLATE 4:12 6:12 �, 6_ PLATE__________ 19 12:12 4.12 Na 6:12 ROOF BREAK i \ 12:12 ZZ ----------- ------------- 19'-6" PLATE I a w � N f- Q O J w �12: 1 I � I 12:12 I -_--- --- °' 19 - 6 F ,C7 4:12n .— — — — — — — — — — — -- — — — — — — — — — — — — — — 10'-1" PLATE N 0 w Q J I ' I I O 13'-1" PLATE L--------------- w 1:12 2 Q JE � 19'-E PE11- RA E ------ ---- --� _ a-- Q IQ I J 12:12 N i w \ I 12:12,o I I j I� I I r F- - - - - - - - ---------- --- I 19'-6" PLAT I I w I I Y I IN I N � I I O O .ATE °' 12:12 ----- a------ 10'-1" PLATE 0 8 2022 Q 12: 121 ' 12:12 i w a l Y I Q I tY I I LLI i yr %3mvtViNt ~ RELEA ou Q TO A -ad io BYWni DEPARTMENT OF DEVELOPMENT SERVICES 0 CONTACT BUILDING INSPECTION FOR PERMIT INFORMATION OOF PLAN i/s`=l'-D' -n o Pta OR%U9£b Eg-9cc o 'oor c o e �0�0�30 €,ov uooi u a`�m`a'oa�oa ISSUE DATE 2/4/22 DRAWN BY DD PROJECT NO. PLAN NUMBER 0000 SHEET NUMBER By 50' 6 5' 65' PROPERTY 70' I 00 00 515 East Franklin XXX East Franklin XXX East Franklin XXX East Franklin CERTIFICATE OF APPROPRIATENES CITY OF GRAPEVINE RELEA �jR PURSU TO A�"' DATE 2 1 BY D PA ENT OF DEVELOPMENT SERVICES CONTACT BUILDING INSPECTIONS FOR PERMIT INFORMATION U By cka/ c•'y'� ��. REVISIONS 7/18/13 asckoa8n °citn ao°O��O - E� 2�� aZ o3 ��-eo m - ° dam a'oc' a W U z w A W x W 0 fY U N N t0 a IrPOP Ir h4 F o W �a� [r o d d N N N Ca N y M ISSUE DATE 2/10/17 DRAWN BY RPM PROJECT NO. PLAN NUMBER 0000 SHEET NUMBER TREE 140' 140' I, �Inlnli 111 /I\ .. NEWFill �I�\ XXX East Franklin 530 EAST WORTH CERTIFICATE OF APPROPRIATENESS CITY OF GRAPEVINE RELEASE d �� PURSUA BY WO DATES_ ` D PA MENT OF DEVELOPMENT SERVICES CONTACT BUILDING INSPECTIONS FOR PERMIT INFORMATION REVISIONS 7/18/13 - o? 220 _ �E me3v`aJ- w U z w A w a a Zx 0�✓ F Y-d a � N W �cr O�Z, o U � N J Q }w° ~o n a o� WI 0 r� J Vl cam, a0_N N V N pG M ISSUE DATE 2/10/17 DRAWN BY RPM PROJECT NO. PLAN NUMBER 0000 SHEET NUMBER TREE