HomeMy WebLinkAboutPRE_StaffComments_240321_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Tenant Improvement for Fairyland Learning
17630 108th Ave SE (APN 3223059119)
PRE 24-000080
March 21, 2024
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: March 5, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Fairyland Daycare School
1. Proposed Change of Use to private school/daycare for children ages 2 to
5 years old requires the installation of an approved automatic fire alarm
system and fire sprinkler system throughout the entire building.
Separate plans and permits would be to be submitted to and reviewed
and approved by the fire department. Fire alarm and fire sprinkler
systems shall be adjusted to accommodate new full height walls. Any
commercial cooking area may require the installation of a Type 1 cooking
ventilation system and a monitored approved fire suppression system.
It appears that a full one-hour occupancy separation wall is required
between the proposed daycare and the existing veterinary office.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: 03/19/2024
TO: Andrew Van Gordon, Associate Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: Benson Fairyland Learning Center TI
17630 108th Ave SE, Renton, WA 98055
PRE24-000080
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 located at parcel(s)
322305-9119. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER
1. The subject development is within the water service area of Soos Creek Water and Sewer
District. A water availability certificate from Soos Creek Water and Sewer District is
required as part of the Land use Application.
2. A copy of the water main improvements plans, shall be submitted to the City of Renton
as a part of the City’s building permit.
3. The number and locations of fire hydrants shall be determined by the Renton Regional
Fire Authority as part of the review of the project plans.
4. The site is located outside of an Aquifer Protection Area.
Benson Fairlyland Learning TI– PRE24-000080
3/19/2024
Page 2 of 3
SEWER
1. The subject development is within the water service area of Soos Creek Water and Sewer
District. A sewer availability certificate from Soos Creek Water and Sewer District is
required as a part of the Land use Application.
2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as
a part of the City’s Building permit.
3. A grease interceptor is required if there is a commercial kitchen. The grease interceptor
shall be sized based on drainage fixture units in accordance with standards found in the
latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by
gravity to the sewer main.
SURFACE WATER
1. Surface water improvements for the site were constructed as a portion of Civil
Construction Permit U16-001849 which include onsite conveyance, storm detention,
water quality and permeable pavement.
2. The Applicant’s submittal did not indicate any exterior improvements. Note: any major
changes to the site parking lot or layout may result in additional drainage review. A
drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required. The current 2022 City of Renton Surface Water Design
Manual (RSWDM) can be accessed from the City of Renton website.
TRANSPORTATION
1. Street and frontage requirements improvements for the site were constructed as a
portion of Civil Construction Permit U16-001849 which include sidewalks, landscape
strips, trees and onsite parking lot upgrades.
2. The Applicant’s submittal did not indicate any exterior improvements. Note: any major
changes to the site parking lot or layout may result in additional transportation review.
3. On and off-site ADA (including the street frontages), curbing, sidewalk and parking
lot/drive-aisle improvements will be reviewed in conjunction with the building permit
for the project and may require a grading plan consisting of spot elevations and slopes
showing that ADA and City specifications are being met if any changes to the current
approved parking lot are proposed.
4. Payment of the transportation impact fee is applicable on the buildings at the time of
building permit and is based on the type of use of the building. The transportation
impact fee information for City permits that will be issued in 2022 are available from the
City of Renton Fee Schedule available online in the City of Renton website. The fee is
subject to change and the transportation impact fee that is current at the time of
building permit application will be applicable.
Benson Fairlyland Learning TI– PRE24-000080
3/19/2024
Page 3 of 3
GENERAL COMMENTS
1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable
services, etc.) along property frontage and within the site must be underground. The
construction of these franchise utilities must be inspected and approved by a City of
Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. 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
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2024 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 21, 2024
TO: Pre-Application File No. 24-000080
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Tenant Improvement for Fairyland Learning 17630 108th Ave SE
(APN 3223059119)
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, Development
Engineering 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 online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The proposal is to establish a childcare center within a 4,500 square foot tenant
space for the benefit of children ages two to five (2-5) years old. Proposed interior improvements
include work to create an entrance space, three (3) classrooms, playroom, kitchen, restrooms and
storage; no exterior building improvements are proposed. The site currently has access from 108th
Ave SE and an interior site-to-site connection with the property to the north (APN 3323059120);
no site modification is proposed.
Current Use: The proposed location is within the building at 17630 108th Ave SE. The building has
two (2) tenant spaces. Fairyland Learning would be in the currently vacant space with Happy Tails
Animal Hospital, an existing tenant, located in the other space. The site has 38 parking stalls
located in on-site surface parking. The site is a through lot between 108th Ave SE to the west and
109th Ave SE to the east. COR Maps does not identify critical areas or associated buffers on the
site.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of the
CA zone is to evolve from “strip commercial” linear business districts to business areas
characterized by enhanced site planning and pedestrian orientation, incorporating efficient
parking lot design, coordinated access, amenities and boulevard treatment with greater
densities. The CA zone provides for a wide variety of retail sales, services, and other
commercial activities along high-volume traffic corridors. Residential uses may be integrated
into the zone through mixed-use buildings.
Tenant Improvement for Fairyland Learning
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March 21, 2024
The use would be classified as a day care center which has a definition of: A day care operation
licensed by the State of Washington (WAC 388-73-014), for 13 or more children in any 24 hour
period, or any number of children in a nonresidential structure.
A daycare center is permitted within the CA zone.
2. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial
Development Standards” effective at the time of complete application (noted as “CA
standards” herein).
Building Standards – The CA standards permit a maximum lot coverage for buildings to be
65% of the total lot area or 75% if parking is provided within the building or within an on-site
parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-
use building (commercial and residential). Heights may exceed the zone’s maximum height
with a Conditional Use Permit. In no case shall building height exceed the maximum allowed
by the Airport Related Height and Use Restrictions for uses located within the Airport
Influence area and Safety Compatibility Zones.
No expansion of the existing building is proposed. Conformance with building standards
would be determined at the time of permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line. The required setbacks for the CA zone are: minimum front yard and
secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet;
minimum side yard: none, except 15 feet (15’) if lot abuts a lot zoned residential; minimum
rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. In no
case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision
area defined in RMC 4-11-030.
No changes are proposed to the existing building. The existing building is approximately 88
feet (88’) from 108th Ave SE and approximately 66 feet (66’) from 109th Ave SE. This exceeds
the maximum front yard and secondary front yard setback standards of the CA zone. The
existing building design and location was approved through LUA16-000230; this makes the
building a nonconforming structure.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost
of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months
of the value of the structure, based upon its most recent assessment or appraisal, unless the
changes make the structure more conforming, or are used to restore to a safe condition any
portion of a structure declared unsafe by the Building Official. Mandatory improvements for
fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count
towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not
result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4,
Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent
(100%) of the assessed or appraised value of the existing structure, the site shall be brought
into compliance with the current development regulations. For remodels or other alterations
within any three (3) year period which exceed thirty percent (30%) of the assessed or
Tenant Improvement for Fairyland Learning
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March 21, 2024
appraised value, but do not exceed one hundred percent (100%), proportional compliance
shall be required, as provided below. Remodels or other alterations within any three (3) year
period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be
required to comply with the nonconforming site development requirements. Mandatory
improvements for fire, life safety or accessibility, as well as replacement of mechanical
equipment, do not count towards the cited monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate
the nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical
equipment and mandatory improvements for life, safety, or accessibility, by the assessed
or appraised value of the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities.
Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the
proposed site improvements.
3. Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site
refuse and recyclable deposit areas and collection points for collection in compliance with
RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within
required setbacks or landscaped areas and shall not be located in a manner that hauling trucks
obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of
these areas shall be dependent on the size and number of the proposed uses.
A refuse and recyclable collection area is not shown. Full compliance will be determined at
the time of permit review.
4. Landscaping: With the exception of 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. The minimum on-site landscape
width required along street frontages is 10 feet and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc.
Minimum planting strip widths between the curb and sidewalk are established according to
the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a
minimum, groundcover are to be located in this area when present. Street trees shall be
planted in the center of the planting strip between the curb and the sidewalk at the following
intervals; provided, that, where right-of-way is constrained, irregular intervals and slight
increases or decreases may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire
Tenant Improvement for Fairyland Learning
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March 21, 2024
hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree
List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30')
on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized
maturing trees: fifty feet (50') on center.
All changes in the use of a property or remodel of a structure that requires improvements
equal to or greater than 50 percent (50%) of the assessed property value trigger landscaping
requirements. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping.
Compliance with requirements would be verified at the time of permit review.
5. Significant Tree Retention: A review of COR Maps shows that there are no mature trees on
the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along
with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree
Retention and Land Clearing Regulations for further general and specific tree retention and
land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Tenant Improvement for Fairyland Learning
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March 21, 2024
TREE SIZE
TREE
CREDITS
Preserved tree 37 caliper inches and greater 13
Interior remodels, not involving a building addition, are not required to meet minimum tree
credit requirements. No trees are proposed for removal. Compliance with requirements
would be verified at the time of permit review.
6. Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge,
or retaining wall within the front yard and secondary front yard shall not exceed 48 inches
(48”) in height within 15 feet (15’) of the front yard property line or within any part of the
clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded
vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required
landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street
on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-
070F1, the site shall be brought into conformance.
7. Parking: The applicant proposes to use the existing surface parking and driveways. Within the
CA zone a connection shall be provided for site-to-site vehicle access ways to allow a smooth
flow of traffic across abutting CA lots without a need to use a street. Access may compromise
the aisle between rows of parking stalls but is not allowed between a building and a public
street.
Bicycle Parking – When there are two (2) or more separate uses on a site, the required bicycle
parking for the site shall be the sum of the required parking for the individual uses. The
number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required
off-street vehicle parking spaces for all uses except attached dwellings.
Upon a change of use, if the number of stalls needed for the new use exceeds the actual
number of legally existing stalls on site by a percentage equal or greater than shown in the
chart below, all of the stalls required of the new use shall be provided.
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
61+ 110%
It is unclear if the proposal would meet parking requirements. The number of stalls needed
for day care centers is a minimum and maximum of 1.0 for each employee and 2.0 drop
off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program.
The number of employees and clients was not provided although provided materials
indicate there will be 50 or fewer clients. Veterinary offices do not have a prescribed number
Tenant Improvement for Fairyland Learning
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March 21, 2024
of stalls. The applicant will be required at the time of application to provide a parking
analysis of the subject site (analysis should include parking requirements for all uses on the
site) with calculations based on required parking ratios based on use. The analysis would
include dimensions of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for
parking stall and aisle width standards. Compliance with parking requirements would be
verified at the time of permit review.
8. Access/Driveways: Driveway width shall not exceed an aggregate of 40 percent (40%) of the
street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns
where there is more than one (1) driveway on property under single ownership or control and
used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall
be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one
property. For each 165 feet (165’) of additional street frontage another driveway may be
permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator
may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent
(15%) slope, upon proper application in writing and for good cause shown, which shall include,
but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent
(15%), a variance from the Administrator is required.
9. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is
required. The land use application shall provide a written narrative to identify how the project
meets each applicable urban design regulation. Please refer the standards in their entirety at
RMC 4-3-100.
The project is located within Urban Design District D. Interior remodels of existing buildings
or structures are exempt from these requirements provided the alterations do not modify
the building façade.
10. Critical Areas: Per COR Maps, critical areas or their associated buffers are not located on the
site.
It is the applicant’s responsibility to ascertain whether any critical areas or environmental
concerns are present on the subject property prior to development and/or construction.
11. Environmental Review: The proposal would require environmental review pursuant to the
State Environmental Policy Act (SEPA). The project is a change of use that is greater than 4,000
square feet in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-
800(3) does not apply. An Environmental Checklist must be submitted with the proposal and
the City’s Environmental Review Committee is required to issue a Threshold Determination
prior to any issuance for permits on the site.
12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site
plan review ensures quality development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure
compatibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3.
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Site plan review is required for development in the CA zone, however interior tenant
improvements are exempt from site plan review. Please review RMC 4-9-200, Master Plan
and Site Plan Review for full site plan review requirements.
13. Permit Requirements: The proposal requires an Environmental Review. The 2024 fees would
total $5,071.50 ($1,800.00 Environmental Review + $90.00 Technology Fee (5%) = $1,890.00).
Each modification request is $290.00. A 5% technology fee added to the total cost of the
reviews would also be assessed at the time of land use application. All fees are subject to
change. Other informational applications and handouts can be found on the City’s Digital
Records Library. The City requires electronic plan submittal for all applications. Please refer
to the City’s Electronic File Standards.
14. Public Information Sign: Public Information Signs are required for all Type II and Type III 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. The applicant
is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
15. Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. The fee in effect at the time of building permit issuance will apply. When an
existing structure or building or portion thereof has been vacant for less than three (3) years,
the impact fee shall be the applicable impact fee for the land use category of the new use,
less any impact fee previously paid for the land use category of the prior use. If no impact fee
was paid for the prior use, the impact fee for the new use shall be reduced by an amount
equal to the current impact fee rate for the prior use. When an existing structure or building
or portion thereof has been vacant for a period of three (3) years or more, the impact fee
shall be the applicable impact fee for the land use of the new category; there shall not be a
deduction of the impact fee that was or was not previously paid for the land use category
of the prior use. For informational purposes, the 2024 impact fees are as follows:
• A transportation impact fee of $19.81 per square foot of daycare.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Andrew Van Gordon, Associate Planner at 425-430-7286 or avangordon@rentonwa.gov to
submit prescreen materials and subsequent land use application.
Expiration: It is the applicant’s responsibility to monitor the expiration dates.
1Andrew Van Gordon
From:Robert ShueySent:Wednesday, March 6, 2024 9:10 AMTo:Andrew Van GordonSubject:PRE24-000080 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1Andrew, Here is my comment on this project: This project requires a change of occupancy classifi