HomeMy WebLinkAboutPRE_Preapplication_Meeting_Summary_180618_v1PRE-APPLICATION MEETING FOR
DUNLAP BIBLE FELLOWSHIP
PRE17-000610
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 28, 2017
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 26, 2017
June 20, 2011
TO:Clark Close, Land Use Planning section
FROM:Rohini Nair, Plan Review section
SUBJECT:Dunlap Bible Fellowship preapp
280 Hardie Way SW PRE17-000610
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal, which is a conditional use
change to have church services (religious gatherings) in multi-tenant building in CA zone. The following
comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
The development site is within the City of Renton’s water service area. The information provided at this
time mention that there will not be any plumbing changes. Water section has no comments.
Any future building addition will require a separate preapplication, and the associated water comments
for the building addition will be provided at that time when more information is provided to the City for
review.
Existing background water info for the site
The proposed development is within the City of Renton’s water service area and in the 300-pressure
zone.
The development is outside of the City’s wellhead protection areas.
There is (are) existing water main(s) in the vicinity of the site:
6-inch water main in Hardie Ave SW that can deliver a maximum capacity of 1,400 gallons per
minute (gpm) – refer to City water project plan no. W-0170
12-inch water main in Hardie Ave SW that can deliver a maximum capacity of 1,600 gallons per
minute (gpm) – refer to City water project plan no. W-W-0696
The static water pressure is approximately 106 psi at ground elevation of 54 feet.
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September 26, 2017
There is an existing 3/4-inch domestic water meter serving the existing building.
There are 2 existing fire hydrants within 300 feet of the existing building and each hydrant can
deliver 1,000 gpm.
SANITARY SEWER
The development site is within the City of Renton’s sewer service area. The information provided at this
time mention that there will not be any plumbing changes. Any commercial kitchen will require grease
trap/grease interceptor. Sewer section has no comments.
Any future building addition will require a separate preapplication, and the associated sewer comments
for the building addition will be provided at that time when more information is provided to the City for
review.
SURFACE WATER
1. Per the 2017 City of Renton Surface Water Design Manual, a drainage review is required from
i) Projects that adds or will result in 2,000 square feet or more of new impervious surface,
replaced impervious surface, or new plus replaced impervious surface, OR
ii) Project proposes 7,000 square feet or more of land disturbing activity, OR
iii) Project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in
size/depth, or receives storm water runoff or surface water from a drainage pipe/ditch that
is 12 inches or more in size/depth, OR
iv) Project contains or is adjacent to a flood, erosion, or steep slope hazard area as defined in
RMC 4-3-050, or projects located within a Landslide Hazard Drainage Area, OR
v) The project is a redevelopment project proposing $100,000 or more of improvements to an
existing high-use site.
Information provide at this stage mention that the project does not propose any changes to the
impervious surface area. No land disturbing activity is proposed. Therefore, drainage review is not
triggered.
Any future building addition will require a separate preapplication, and the associated stormwater
comments for the building addition will be provided at that time when more information is provided
to the City for review.
TRANSPORTATION
1. Street frontage improvements are not required since the proposed project does not have any
building addition to the existing building or does not propose any change to the existing parking
lot.
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September 26, 2017
Any future project that includes new construction or building addition costing more than
$50,000 will require a separate preapplication with a review of frontage improvements and any
right of way dedication requirements.
2. Provide information to the City regarding the change in number of people who will be coming
and going from the site due to the proposed change. This information is used to determine the
trip changes from the existing use to the new use. City standards require traffic impact study
for projects that generate 20 or more new peak hour trips in the AM or the PM.
3. Transportation impact fee is applicable for projects if there is increase in number of trips
generated due to proposed changes. If there is increase in trips, payment of the transportation
impact fee is applicable at the time of building permit issuance.
GENERAL COMMENTS
1. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for
more information.
K:\Preapps\2017\PRE17000610_Dunlap Bible Fellowship\02.Review Comments
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 28, 2017
TO:Pre-Application File No. 17-000610
FROM:Clark Close, Senior Planner
SUBJECT:Dunlap Bible Fellowship – 280 Hardie Ave SW
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property is located near the intersection of SW Sunset Blvd and
Hardie Ave SW at 280 Hardie Ave SW (APN 182305-9149). The parcel size is 19,405 square feet
(0.45 acres) and is zoned Commercial Arterial (CA). The applicant proposes to use one of the
unoccupied buildings suites to host Sunday services for a group of about 18-40 people with the
occasional Wednesday evening midweek service. The vacant suite is located between the
Peoples Insurance Agency and Cedar Dental Group. The applicant is seeking to add illuminated
signage and potentially make an addition to a mostly rectangular shaped building. The parcel
contains approximately 24 surface parking space located on the north and south sides of the
building. Access to the site is from Hardie Ave SW. City of Renton (COR) Maps has mapped the
site with protected slopes.
Current Use: The property is currently developed with a 4,141 sf office building constructed in
1982.
Comprehensive Plan/Zoning Requirements: The property is located within the Commercial &
Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification.
The property is also located within Urban Design District ‘D’, and therefore subject to additional
design elements. Commercial & Mixed Use designations are areas with established commercial
and office areas near principle arterials. Residential uses are allowed as part of mixed-use
developments, and support new office and commercial development that is more intensive than
what exists to create a vibrant district and increase employment opportunities. The intention of
this designation is to transform strip commercial development into business districts through
the intensification of uses and with cohesive site planning, landscaping, signage, circulation,
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parking, and the provision of public amenity features. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors.
Religious institutions require a Hearing Examiner Conditional Use Permit in the CA zone.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CA standards” herein). These standards are available on the City’s website at
http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html
#4-2-120A.
Density – N/A.
Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet.
There are no minimum requirements for lot width or depth within the CA zone at this location.
No changes are proposed to the existing commercial lot.
Building Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within an onsite parking garage. The parking is
proposed to remain surface parking only (see additional comments related to parking below).
The proposed building area covers approximately 22 percent (22%) of the gross lot area and
would be compliant with the 65% building coverage limitations. The applicant is considering a
building addition to the existing structure. If a building addition is proposed to the lot, it is the
applicant’s responsibility to demonstrate compliance with building coverage requirements at
the time of formal application.
Building Setbacks – Setbacks are the distance between the building and the property line or any
private access easement or tract. Setback requirements in the CA zone are as follows:
Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft.
through the site plan review process, provided blank
walls are not located within the reduced setback.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft.
through the site plan review process, provided blank
walls are not located within the reduced setback.
Maximum Secondary Front Yard 20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot
zoned residential
Clear Vision Area In no case shall a structure over 42 in. in height intrude
into the 20 ft. clear vision area defined in RMC 4-11-030.
The project site abuts a Commercial Arterial parcels to the north, south and east. Hardie Ave SW
is located to the west. It is the applicant’s responsibility to demonstrate compliance with
building setbacks at the time of formal application.
Gross Floor Area – There is no minimum requirement for gross floor area.
Building Height – Maximum building height in the CA zone is 50 feet or 60 feet for mixed-use
(commercial and residential) in the same building. Heights may exceed the CA zone’s maximum
height with a Conditional Use Permit. With conditional use permit approval, heights may be
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increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria
listed in RMC 4-2-120C.16 can be met, however in no case shall building height exceed the
maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the
Federal Aviation Administration Airport Zones designated under RMC 4-3-020. It is the
applicant’s responsibility to demonstrate compliance with building height requirements and
FAR Part 77 at the time of formal application.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. If applicable, the application would need to include elevations and
details for the proposed methods of screening.
Refuse and Recycling Areas – Onsite refuse and recyclables deposit areas and collection points
for collection of refuse and recyclables are required for all new development in commercial and
other nonresidential uses. Refuse and recycling areas need to meet the requirements of RMC 4-
4-090, “Refuse and Recyclables Standards.” For office, educational and institutional
developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas. Architectural design of the enclosures shall
be consistent with the design of the primary building. The submitted material did not identify a
refuse and recycling enclosure area. The Urban Design Regulations also require additional
treatments noted later in this memo. Compliance with the refuse and recycling standards
(general and Urban Design) would be reviewed with the land use application.
Landscaping: Compliance with the landscape standards would be required if the addition to the
existing building increases the gross square footage of the building by greater than one third or
a remodel requires improvements equal to or greater than 50% of the assessed property
valuation. Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover.
Street Frontage Landscaping - The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall
contain trees, shrubs, and landscaping.
Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of
internal lot landscaping for each parking stall. There shall also be no more than 50 feet between
parking stalls and an interior parking lot landscape area and the interior parking lot landscaping
dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb (CI-120).
Perimeter landscaping may not substitute for interior landscaping.
Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping
screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter
screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet
of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in
quantities that will provide at least 90 percent (90%) coverage within 3 years.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan and landscape analysis meeting the
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requirements in RMC 4-8-120D.12, shall be submitted at the time of Conditional Use Permit
application submittal.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist
report, and tree retention worksheet shall be provided with the formal land use application as
defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention worksheet would
be required with the land use application. An inventory, retention plan, and arborist report
would be required with the application if significant trees are to be removed.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet (4') requires a
building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard;
fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a
building permit. A fence shall not be constructed on top of a retaining wall unless the total
combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence. New or existing fencing would need to comply with the fence requirements of
the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information
about fences and retaining walls. No fences or retaining walls were shown on the submitted
materials.
Parking: Parking for religious institutions require a minimum and maximum of 1 for every 5
seats in the main auditorium; however, in no case shall there be less than 10 spaces. For all
existing institutions enlarging the seating capacity of their auditoriums, 1 additional parking
space shall be provided for every 5 additional seats provided by the new construction. See RMC
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4-4-080F.10.d for parking space requirements for other commercial uses. Alternative parking
requirement would apply if the development is classified as a shopping center. According to the
aerial image, there are approximately 24 surface parking stalls within the parcel. The
applicant would be required to demonstrate that the minimum and maximum number of
parking stalls between the various onsite uses was satisfied through the conditional use
permit application. Additional parking spaces and a re-design of the parking may be required
based on the project proposal.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include,
but is not limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities. An increase greater than 25 percent would
also require a formal modification pursuant to RMC 4-9-250D.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces
are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of
total spaces. The minimum aisle width for 90 degree spaces is 24 feet. The applicant will be
required to provide a detailed parking plan with the conditional use permit application.
The proposal would be required to provide bicycle parking based on 10 percent (10%) of the
required number of off-street vehicle parking spaces for the religious institution. Each bicycle
parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead
clearance of seven feet (7'). Bicycle parking shall be provided for secure extended use and shall
protect the entire bicycle and its components and accessories from theft and weather.
Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited
access fenced areas with weather protection. For attached dwellings, spaces within the dwelling
units or on balconies do not count toward the bicycle parking requirement. However,
designated bicycle parking spaces within individual garages can count toward the minimum
requirement. Bicycle parking shall be conveniently located with respect to the street right-of-
way and must be within fifty feet (50') of at least one main building entrance, as measured along
the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general
and specific bicycle parking standards.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be
permitted. No changes are proposed to the existing driveway cuts.
A connection shall be provided for site-to-site vehicle access ways, where topographically
feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a
street. Access may comprise the aisle between rows of parking stalls, but is not allowed
between a building and a public street.
Signage: One freestanding business sign (restricted to monument/ground signs only) is
permitted per street frontage. Pole, roof, and back-lit can/cabinet signs with letters or graphics
on a plastic sheet are not permitted within the CA zone. Each sign shall not exceed an area
greater than one and one-half square feet for each lineal foot of property frontage that is
occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square
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feet per face). Wall signs with a copy area not exceeding 20% of the façade, to which it is
applied, are also permitted. See RMC 4-4-100 for additional sign requirements.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required
for all new structures, alterations, enlargements and or restorations of nonconforming
structures, in addition to exterior modification such as façade changes, windows, awnings,
signage etc. See RMC 4-3-100 for a menu of options and requirements. The land use application
shall include a written narrative of how the project meets each of the applicable urban design
regulations.
Critical Areas: There appears to be no wetland or streams on the project site. City of Renton
(COR) Maps has mapped the site with protected slopes. It is the applicant’s responsibility to
ascertain if any other critical areas or environmental concerns are present on the site during
site development or building construction.
Environmental Review: The construction of a commercial building greater than 4,000 square
feet, more than 9 residential units and/or parking for more than 20 automobiles will require
Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800.
If any of these three thresholds are met, an environmental checklist would be required to be
submitted with the land use application.
Permit Requirements: Hearing Examiner Conditional Use Permit (CUP) is required for religious
institutions in the CA zone. A Conditional Use Permit application can be completed in an
estimated time frame of 12 weeks once a complete application is accepted. The 2017 Hearing
Examiner Conditional Use Permit application fee is $3,000. The application fee for SEPA Review
(Environmental Checklist) is $1,500. Any modification requests to code standards are $250.00
per modification. There is an additional 3% technology fee at the time of land use application.
Detailed information regarding the land use application submittal can be found on the City’s
website by clicking “City Documents” on the home screen, then “CED Forms.” All forms are in
alphabetical order. The City now requires electronic plan submittal for all applications. The
City’s Electronic File Standards can also be found on the City’s website.
In addition to the required land use permits, separate construction, building and sign permits
would be required (if applicable).
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits,
as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of
potential land development, specific permits/actions being considered by the City, and to
facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout (see land use forms on
City website). The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a
more intensive use. If any building expansions or new buildings are proposed or a change in use
to a more intense use, fire and transportation impact fees assessed based on the use of the
building may be assessed.
Next Steps: When the formal application materials are complete, the applicant will have the
materials pre-screened with the project manager at the 6th floor front counter prior to
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submitting the complete application package. Please contact Clark Close, Senior Planner at 425-
430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration: Once the Conditional Use Permit application has been approved, the applicant has
two years to comply with all conditions of approval and to apply for any necessary permits
before the approval becomes null and void. A single two-year extension may be granted for
good cause by the Administrator.
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COR Maps
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
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Legend
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THIS MAP IS NOT TO BE USED FOR NAVIGATION
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Landslide
VERY HIGH
HIGH
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UNCLASSIFED
Slope City of Renton
>15% & <=25%
>25% & <=40% (Sensitive)
>40% & <=90% (Protected)
>90% (Protected)
2' Primary
2' Intermediate
Renton Fire Hydrant
Hydrant Other System
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Water Fitting
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Domestic