HomeMy WebLinkAboutEx14_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA20-000077
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo
Fire Authority:
(Contact: Cory Cappelletti, 425-430-7057, ccappelletti@rentonrfa.org)
1. See attached Comments
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No Comment
Community Services:
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000136
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. See attached Comments.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
POLICE DEPARTMENT
M E M O R A N D U M
DATE: April 6, 2020
TO: Angela Weihs, Associate Planner
CED
FROM: CPC C. Morris
Renton Police Department
SUBJECT: Emerald Highlands Townhomes; LUA20-000071
Location: 1501 & 1507 Kirkland Ave NE
Estimated CFS Annually: 10
VULNERABILITY OPTIONS FOR CONSIDERATION
Construction Phase
Theft from construction sites is very common. To protect materials, equipment, and tools it is
recommended that all materials and tools be locked up or removed from the site when not in-
use; this is especially true of any copper wiring, copper fixtures or plumbing pieces in bulk or
installed. The site should have security lighting; construction trailers or storage containers
should be completely fenced in with portable security fencing. This fencing will provide both a
physical and psychological barrier to prospective criminals and will demonstrate the area is
private property. Construction trailers should be kept locked when not in use and should be
fitted with heavy-duty deadbolts with extended strikeplates. Glass windows in construction
trailers should be shatter-resistant. If onsite toolboxes are utilized, they should be secured to
the ground (or a structure) and locked with heavy-duty padlocks when not in use. “No
Trespassing” signs. These signs will aid police when making contacts with unwanted individuals
on the property if they are observed vandalizing or stealing building materials.
Completed Complex
Each unit should have solid core doors, preferably metal or solid wood, with peepholes. The
doors should have heavy-duty deadbolt locks with a minimum 1-½” throw and installed with 3”
wood screws. Any external storage areas should also have solid wood or metal doors, with
deadbolts and latch guards installed. With the front entry doors being made of primarily glass I
strongly recommend an application of security film or the use of laminated or membrane glass
for both the pedestrian door and side-light window next to it.
Sliding windows should have secondary locks installed to restrict movement; sSimply placing a
sturdy, fitted dowel into the tracks may be adequate.
LUA20-000071; Emerald Highlands Townhomes
Page 2 of 2
April 6, 2020
Security lighting should be installed along sidewalks, foyers, and pathways. Each residential unit
should have individual unit numbers clearly posted with numbers at least 6” in height and of a
color contrasting with the building. Unit numbers should also be illuminated so that they are
easily located. This will assist emergency personnel in locating the correct location for response.
Latch guards should be installed on pedestrian doors leading to the outside. Any lever-handled
doorknob located on the outside is discouraged unless accompanied by a secondary lock (i.e.,
deadbolt). These are easy to pry/damage to obtain access inside a building. Where egress
might be an issue, bar-releases can be installed to meet Fire Code requirements. This would
include any supply, utility or maintenance rooms.
With garage entry coming from the backside of the building, it’s recommended that door
sensors be installed so residents can be alerted if these are accidently left open or forced open.
Dumpster locations should be secured within their own housing and well lit to deter illegal
dumping and trespassing of unwanted subjects. If possible, creating a dumpster location that
can be secured for resident’s use but accessible for waste management is suggested.
Landscaping should be installed with the objective of allowing visibility from both inside the
buildings and outside. Too much dense landscaping could make residents feel isolated and will
provide criminals with concealment to commit crimes such as burglary and vandalism.
c:\users\jchavez\appdata\local\temp\lua19-000163 civil conditions_7796541\lua19-000163 civil conditions.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 23, 2020
TO:Angelea Weihs, Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Genesis Homes
APN: 7227801490, 7227801495
LUA20-000077
I have reviewed the Land Use Application submittal for the Genesis Homes project at 1501,
1503, 1507, 1509 Kirkland Avenue NE. The applicant is proposing a unit lot subdivision of 2
existing lots to build 10 townhome units on a total of approximately .56 acres.
EXISTING CONDITIONS
The site is approximately .56 acres in size. The site includes 2 parcels, each of which contain one
duplex.
Water Water service is provided by City of Renton. The site is in the Highlands service area in
the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection
areas. There is an existing 10-inch City water main located in Kirkland Ave NE (see Water
plan no. W-1878) that can deliver a maximum total flow capacity of 2,500 gpm. The
approximate static water pressure is 82 psi at the elevation of 376 feet. There are 3
existing ¾-inch domestic water meters, one meter for the north property and 2 meters
for the south property.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch
concrete gravity wastewater main located in Kirkland Avenue NE (see City plan no. S-
1114).
Storm There are 12-inch stormwater mains located in Kirkland Avenue NE (see City plan no. R-
1566). Runoff from the existing site flows southwest to a depression.
Streets Kirkland Avenue NE is a Residential Access Street with an existing right of way (ROW)
width of 60 feet as measured using the King County Assessor’s Map.
CODE REQUIREMENTS
WATER
Based on the Renton Regional Fire Authority’s review comments on the submitted information
for the land use application, the preliminary fire flow demand for the development is 2,500 gpm
for the five unit building, assuming they are built with non-rated construction and fire sprinklers
Genesis Homes – LUA20-000077
April 23, 2020
Page 2 of 6
provided. The following water main improvements will be required to provide water service for
domestic use and for fire protection to meet the fire flow demand of 2,500 gpm:
1. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA)
for backflow prevention to each building. The fire sprinkler stub and related piping shall
be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed
on the private property in an outside underground vault per City standard plan no.
360.2. The DDCVA may be installed inside the building if it meets the conditions as shown
on the City’s standard plan 360.5. The location of the DDCVA inside the building must be
pre-approved by the City Plan Reviewer and Water Utility.
2. Installation of a separate water service and meter for each unit. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
3. All residential domestic water meters shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City Standards. The DCVA may be
located inside the building if the location is approved by the City Plan Reviewer and City
Water Utility Department.
4. Installation of a separate water meter for landscape irrigation.
5. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger
shall be installed in an exterior vault per City Standard Plan 320.4.
6. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
7. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
8. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
9. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the
preliminary water main extension shall be submitted with the land use application.
10. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
11. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and
for fire sprinkler use. The development is also subject to fees for water connections, cut
and caps, and purity tests. Current fees can be found in the 2020 Development Fees
Document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,400.00 per meter, 1-
1/2 inch meter is $22,000.00 and a 2-inch meter is $35,200.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. A credit will be issued for any water service that is abandoned
d. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00*
per service line, a 1-1/2 inch water service is $4,605.00* per service line and for
$4,735.00* for each 2-inch water service line. This is payable at construction
permit issuance.
Genesis Homes – LUA20-000077
April 23, 2020
Page 3 of 6
e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2
inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the
building.
f. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance
SEWER
1. The existing side sewers (if applicable) will be required to be cut and capped at the main
during demolition of the properties. New side sewers shall be installed to serve each unit.
The existing stubs are old concrete stubs and may not be re-used.
2. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the units.
3. A separate side sewer will be required for each unit. All new sewer stubs shall be a
minimum of 6” and shall run at a slope of at least 2% to the main.
4. The development is subject to a wastewater system development charge (SDC) fee. The
2020 SDC fee for sewer is based on the size and number of new domestic water services
to serve the project. The current sewer fee for a 1-inch meter install is $3,400.00 per
meter.
SURFACE WATER
1. A drainage report by Encompass Engineering was submitted with the Land Use
Application. Based on the City’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Site Conditions and is within the East Lake
Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine
the type of drainage review required in the RSWM. All stormwater improvements as per
the drainage review along with stormwater improvements in the frontage are required
to be provided by the developer.
a. The 2017 RSWDM and preliminary TIR indicate that the project is within Zone
2 of the Aquifer Protection Area (APA). However, wellhead protection
boundaries have been updated in the City’s online COR Maps and the site is no
longer considered to be within the APA Zone 2.
2. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
3. Maintenance access is required for any proposed stormwater tracts and shall be designed
and installed in accordance with the City adopted SWDM.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. Any
proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
Genesis Homes – LUA20-000077
April 23, 2020
Page 4 of 6
On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A
preliminary drainage plan, including the application of on-site BMPs, shall be included
with the land use application, as applicable to the project. The final drainage plan and
drainage report must be submitted with the utility construction permit application.
a.Proposed full-infiltration trenches must be sized to mitigate ALL new/plus
replaced impervious surface area. This includes, but is not limited to, driveways,
walkways, and roof areas.
6. A geotechnical soils report by Riley Group was submitted with the Land Use Application.
Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C
shall be included in the report. The report should also include information concerning the
soils, geology, drainage patterns and vegetation present shall be presented in order to
evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil
erosion and sedimentation, landslide, slippage, or excess surface water runoff.
a.Geotechnical Report must provide classification of soils according to the criteria
for full infiltration trenches found in C2.2.3.
7. Erosion control measures to meet the City requirements shall be provided.
8.The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
9. The 2020 Surface water system development fee is $0.76 per square foot of new
impervious surface, but no less than $1,900.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. To meet the City’s complete street standards and the Sunset Area Surface Water Master
Plan for Kirkland Ave NE, a residential access street, half street improvements shall
include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot
bioretention planter strip, a 8-foot sidewalk, street trees and storm drainage
improvements.
a. This street is identified in the Sunset Area Surface Water Plan as a Green
street. The required ROW width is 60 feet. The plan includes the following
street section: 28’ paved width, .5 foot curb, 11.5’ rain garden, 5’ sidewalk, 1’
of clear space at back of walk, street trees and storm drainage improvements.
No ROW dedication is required along Kirkland Avenue NE.
2. Alley access is the preferred access for lots in the R-14 zone. The applicant would be
required to dedicate one-half of the required alley right-of-way along the west property
line. Minimum alley ROW is 16-ft. The applicant would be required to dedicate 8-ft of
ROW along the west property line for the alley ROW. Applicant shall install a minimum of
one-half (6-ft) of the required alley pavement width (12-ft). Additional pavement width
may be needed for vehicular access into the site until such time as the remaining alley is
developed as future development along the corridor occurs.
3. Street grades shall not exceed 15 percent.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Refer to City code 4-4-080 regarding driveway regulations:
Genesis Homes – LUA20-000077
April 23, 2020
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a. Driveways shall be designed in accordance with City standard plans 104.1 and
104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide
slotted drains at the lower end with positive drainage discharge to restrict runoff
from entering the garage.
c. The maximum width of a single loaded garage driveway is 9-feet and the
maximum width of a double loaded garage driveway is 16-feet. If a garage is not
present, the maximum driveway width is 16-feet.
d. Driveways shall not be closer than 5-feet to any property line.
6. Street lighting and street trees are required to meet current city standards. Lighting
plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
a.Lighting and Photometric Plan was not provided with the Land Use
Application. Applicant must submit both of plans when applying for the Civil
Construction Permit.
7. A traffic impact analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or
PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic
circulation to and from the site and onsite traffic circulation. The study shall include trip
generation and trip distribution for the project for both AM and PM peak hours.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single family house,
the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject
to change based on the year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.)
along property frontage or within the site must be underground. The construction of
these franchise utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
Genesis Homes – LUA20-000077
April 23, 2020
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b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
M E M O R A N D U M
DATE:May 4, 2020
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Emerald Heights Townhomes
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $964.53 per multifamily unit.
This fee is paid at time of building permit issuance. Credit is due for the
removal of one existing home.
Code Related Comments:
1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of the building.
2. Approved fire sprinkler systems are required throughout all the buildings.
Separate plans and permits required by the fire department.
3. Fire department apparatus access roadways are adequately served from the
existing public street.
P_Civil_Plan_Set_Genesis_Homes_LLC_200129_v1.pdf Markup
Summary
Subject: Callout
Page Label: 3
Author: Michael Mitchell
Date: 4/28/2020 11:28:35 AM
Status:
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INDICATE WATER SERVICES TO BE
ABANDONED (TYP.)
Callout (8)
Subject: Callout
Page Label: 3
Author: Michael Mitchell
Date: 4/28/2020 11:28:35 AM
Status:
Color:
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INDICATE SIZE FOR METER AND DCVA
Subject: Callout
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Author: Michael Mitchell
Date: 4/28/2020 11:28:35 AM
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FIRE HYDRANT CANNOT BE INSTALLED AT
EXISTING TEE AS SHOWN
Subject: Callout
Page Label: 3
Author: Michael Mitchell
Date: 4/28/2020 11:28:35 AM
Status:
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SHOW EXISTING WATER SERVICES (TYP.)
Subject: Callout
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Author: Michael Mitchell
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4055 PROJECT INDICATES HYDRANT IN THIS
APPROX. LOCATION (VERIFY)
ABANDON AND RELOCATE IF REQUIRED TO
CLEAR SIDEWALK
Subject: Callout
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Author: Michael Mitchell
Date: 4/28/2020 3:06:03 PM
Status:
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INDICATE DCVA IMMEDIATELY DOWNSTREAM
OF IRRIGATION METER PER STD PLAN 340.8
INDICATE WATER SERVICESTO BE ABANDONED (TYP.)
INDICATE SIZE FOR METER
AND DCVA
FIRE HYDRANT CANNOT BEINSTALLED AT EXISTINGTEE AS SHOWN
SHOW EXISTING WATERSERVICES (TYP.)
4055 PROJECT INDICATES HYDRANT INTHIS APPROX. LOCATION (VERIFY)ABANDON AND RELOCATE IF REQUIREDTO CLEAR SIDEWALK
INDICATE DCVA IMMEDIATELY
DOWNSTREAM OF IRRIGATION
METER PER STD PLAN 340.8
Subject: Callout
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Author: Michael Mitchell
Date: 4/28/2020 3:07:13 PM
Status:
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PLEASE INDICATE WHAT PROJECT IS
RESPONSIBLE FOR INSTALLING THESE FIRE
HYDRANTS
Subject: Callout
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Author: Michael Mitchell
Date: 4/28/2020 3:09:11 PM
Status:
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NOTE THAT WATER SERVICES PASSING
THROUGH BIORETENTION PLANTERS SHALL
BE SLEEVED PER CITY STD PLAN 265.10
Subject: DEMO
Page Label: 3
Author: Michael Mitchell
Date: 4/28/2020 11:28:35 AM
Status:
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DEMO (1)
Subject: Dimension
Page Label: 3
Author: Michael Mitchell
Date: 4/28/2020 11:28:35 AM
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ENSURE MIN. 10' SEPARATION
Dimension (1)
Subject: Fire Hydrant Add
Page Label: 3
Author: Michael Mitchell
Date: 4/28/2020 11:28:35 AM
Status:
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FH
Fire Hydrant Add (1)
Subject: Group
Page Label: 1
Author: aweihs
Date: 3/19/2020 2:06:38 PM
Status:
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Group (1)
PLEASE INDICATE WHATPROJECT IS RESPONSIBLEFOR INSTALLING THESE FIREHYDRANTS
NOTE THAT WATER SERVICES PASSINGTHROUGH BIORETENTION PLANTERS SHALL BESLEEVED PER CITY STD PLAN 265.10
/ / / / / / / / / / / / / / / / / / /
ENSURE MIN. 10' SEPARATION
RECEIVED
AWEIHS 03/19/2020
PLANNING DIVISION
Subject: LINE
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PRV ASSEMBLY REQUIRED PER UPC FOR
EACH DOMESTIC SERVICE, PER STD PLAN
340.5
Text Box (1)
PRV ASSEMBLY REQUIRED PER UPC FOR EACHDOMESTIC SERVICE, PER STD PLAN 340.5