HomeMy WebLinkAbout01DOE_D_Boeing_Apron_R_Shelters_Shoreline_Permit_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
SHORELINE MANAGEMENT ACT OF 1971
PERMIT FOR SHORELINE MANAGEMENT
EVALUATION FORM & DECISION
DATE OF PERMIT ISSUANCE: June 27, 2025
LAND USE ACTION FILE NO.: LUA25-000124, ECF, SSDP
DATE RECEIVED April 15, 2025
DATE OF PUBLIC NOTICE: April 17, 2025
Pursuant to Chapter 90.58 RCW, staff recommends that the City of Renton grant a Shoreline Substantial
Development Permit. This action is proposed on the following application:
PROJECT NAME: Boeing Crew Shelters
PROJECT MANAGER: Alex Morganroth, Principal Planner
OWNER/APPLICANT: Boeing Corporation / 737 Logan Ave N, Renton, WA 98057 /
mark.d.clement@boeing.com
APPLICANT/CONTACT: Mark Clement / Boeing Corporation / 737 Logan Ave N, Renton, WA 98057 /
mark.d.clement@boeing.com
PROJECT LOCATION: 737 Logan Ave N (APN 0723059001)
LEGAL DESCRIPTION:
(Per King County
Assessors Records)
POR OF E 1/2 OF SEC 7-23-05 LY ELY OF CWW #2 & NLY OF N 6TH ST IN SE 1/4
OF SEC LESS NP R/W LESS ST TGW VAC LOGAN ST LY NWLY OF LN 30 FT NWLY
OF GOV MDR LN TGW 2ND CL SH LDS ADJ SUBJ TO TWO 20 FT R/W ESMTS &
POR OF SE 1/4 OF SE 1/4 OF SEC BEG NXN S MGN OF N 6TH ST WITH W MGN
LOGAN AVE TH SLY ALG SD ST 995.34 FT TH S 89-18-45 W TO ELY MGN CWW
#2 TH N ALG SD MGN TO S MGN N 6TH ST TH E TO BEG LESS BEG NW COR
THOF TH SELY ALG WLY LN 328.75 FT TH N 89-45-45 E 366.34 FT TH N 00-14-
15 W TO S MGN N 6TH ST TH W TO BEG LESS 137.70 FT THOF TGW PORS OF
NW 1/4 SEC 08-23-05 & SE 1/4 SEC 06-23-05 & SW 1/4 SEC 05-23-05 LY NWLY
OF NP R/W & SWLY OF LN BEG NXN WLY EXT OF N LN OF GL 1 WITH W MGN
SD R/W TH W 763.39 FT TH N 43-065-56 W 680.06 FT M/L TO INNER HARBOR
LN TH S 46-52-27 W ALG SD LN 607.89 FT TO TPOB TH S 43-06-56 E 713.87 FT
TH S 46-53-04 W 215 FT TH S 20-38-24 W TO NWLY MGN SD NP R/W SUBJ TO
SD 20 FT ESMTS LESS BN OPER STRIP ADJ POR OF SELY LN IN SD SEC 08-23-
05 LESS ST RD #7 TGW VAC LOGAN ST LY NLY OF SPUR TRACKS TGW BLK C LK
WASH SH LDS 3RD SUPPL LESS POR FOR RD PER DEED 20060817000676
LESS POR PER DEED 20061212000338
SEC-TWN-R: SEC 7 TWN 23N R 5E
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 2 of 17
PROJECT WITHIN THE
SHORELINE OF: Lake Washington, Reach I
APPLICABLE MASTER
PROGRAM: City of Renton
PROPOSAL DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and a Shoreline Substantial
Development Permit for the installation of thirteen (13) new crew shelters and tool cabana structures on Apron R
at the Boeing plant site. The subject property (APN 0723059001) is located to the east of the Cedar River along the
southern shore of Lake Washington and is approximately 153.3 acres in size. The site, developed with the Boeing
737 plant and associated support buildings, is located in the Urban Center - 2 (UC-2) zone and has a
Comprehensive Plan Land Use Designation of Commercial Mixed-Use (CMU). The project would involve the
installation of six (6) new crew shelters, two (2) of which will replace existing shelters, and seven (7) new tool
cabanas. The structure sizes range between 80 sq. ft. and 672 sq. ft. The crew shelters will be prefabricated wood
structures on elevated steel chassis and the tool cabanas will be repurposed shipping containers constructed of
cold-formed steel sitting directly on the concrete pavement. The crew shelters will be secured either to the existing
post installed with mechanical or epoxy anchors into the existing concrete paving. The proposed work would occur
ten feet (10’) from the Lake Washington Ordinary High-Water Mark (OHWM) at the closest point. The site is located
within the Lake Washington Reach I Shoreline and has a High Intensity Overlay designation. A High Seismic Hazard
is mapped on the project site. No change in access to the site is proposed and no new impervious surface would
be added. According to the applicant, no tree or vegetation removal would occur as part of the project. The
applicant submitted a Technical Information Report, Photometric Report, and Lake Study Report.
FINDINGS OF FACT:
1. The applicant is requesting Environmental (SEPA) Review and a Shoreline Substantial Development Permit
(SSDP) for the installation of thirteen (13) new crew shelters and tool cabana structures on Apron R at the
Boeing manufacturing property (APN 0723059001).
2. Per Renton Municipal Code (RMC) 4-9-190B.3, a Shoreline Substantial Development Permit is required for
all proposed use and development of shorelines unless the proposal is specifically exempt pursuant to
RCW 90.58.140(1) or WAC 173-27. The installation of new crew shelters and tool cabanas does not qualify
for an exemption and therefore requires an approved Shoreline Substantial Development Permit. Apron R
is currently comprised of 100 percent (100%) impervious surfaces and the site is developed with both
industrial and transportation uses.
3. Apron R is currently developed with impervious concrete pavement and supports industrial uses
associated with Boeing's 737 manufacturing operations.
4. The proposed work would occur approximately ten feet (10’) from the Ordinary High Water Mark (OHWM)
of Lake Washington, within the 200-foot (200’) shoreline jurisdiction. Apron R is located on the south bank
of Lake Washington.
5. The project site is located along the southern shoreline of Lake Washington, within Reach I, and is
designated as Shoreline High Intensity area under the City’s Shoreline Master Program.
6. The project would not add any new impervious surface, as all proposed structures would be installed on
existing concrete pavement.
7. No trees or vegetation would be removed as part of the project.
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 3 of 17
8. The site is located in a mapped High Seismic Hazard Area. No other critical areas are present within the
immediate project area.
9. The applicant submitted a Technical Information Report (Exhibit 8), Photometric Report (Exhibit 10), and
Standard Lake Study (Exhibit 9) in support of the application.
10. The project did not qualify for SEPA exemption per WAC 197-11-800, and was therefore subject to SEPA
review. The City of Renton acted as lead agency for the State Environmental Policy Act (SEPA) Review for
the project. On May 12, 2025, the Environmental Review Committee issued a Determination of Non-
Significance – Mitigated (DNS-M) for the Boeing Crew Shelters project (Exhibit 14). A 14-day comment
period commenced on May 12, 2025 and ended on May 27, 2025. No appeals of the threshold
determination have been filed as of the date of this report. The following mitigation measures were
included in the DNS-M:
1) The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional
prior to the start of any construction. In addition, the applicant shall provide notification to Tribes’
cultural committee prior to the start of construction.
11. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments have been incorporated into the appropriate sections of this report.
12. A representative of the Duwamish Tribe submitted a comment letter (Exhibit 11) to city staff on April 22,
2025 indicating the project site is located in an area that the Tribe considers culturally significant with a
high probability of having unknown archeological deposits. In response to the comment, the Environmental
Review Committee included a mitigation measure requiring the applicant to submit an Inadvertent
Discovery Plan (IDP) prior to the start of the construction (Exhibit 14).
13. A Standard Lake Study, prepared by WSP USA, dated February 2025 (Exhibit 9) was submitted with the
application due to the location of the proposed improvements within 200 feet (200’) of the Lake Washington
ordinary high water mark (OHWM). The report concludes that the proposed improvements would not
create impacts that result in a loss of ecological function and help support the existing economic activities
located in the Shoreline Jurisdiction.
14. The following table contains project elements intended to comply with the Shoreline Master Program
standards and policies, as outlined in RMC 4-3-090:
SHORELINE MASTER PROGRAM CRITERIA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT:
The site is located in the Shoreline High-Intensity Overlay District. The objective of the High Intensity
Overlay is to provide opportunities for large-scale office and commercial employment centers as well as
multi-family residential use and public services. This district provides opportunities for water-dependent
and water-oriented uses while protecting existing ecological functions and restoring ecological functions
in areas that have been previously degraded. Development may also provide for public use and/or
community use, especially access to and along the water's edge. The proposal is compliant with the
following Shoreline policies:
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 4 of 17
Objective SH-A. Provide for use of the limited water resource consistent with the goals of
the Shoreline Management Act by providing a preference for water-oriented uses.
Objective SH-B. Provide that the policies, regulations, and administration of the Shoreline
Master Program ensure that new uses, development, and redevelopment within the
shoreline jurisdiction do not cause a net loss of shoreline ecological functions.
Policy SH-7. Existing and future activities on all Shorelines of the State regulated by the City
of Renton should be designed to ensure no net loss of ecological functions.
Policy SH-14. Shoreline use and development should be carried out in a manner that
prevents or mitigates adverse impacts so that the resulting ecological condition does not
become worse than the current condition. This means ensuring no net loss of ecological
functions and processes in all development and use. Permitted uses should be designed
and conducted to minimize, in so far as practical, any resultant damage to the ecology and
environment (RCW 90.58.020). Shoreline ecological functions that should be protected
include, but are not limited to, fish and wildlife habitat, food chain support, and water
temperature maintenance. Shoreline processes that shall be protected include, but are not
limited to, water flow; littoral drift; erosion and accretion; infiltration; ground water
recharge and discharge; sediment delivery, transport, and storage; large woody debris
recruitment; organic matter input; nutrient and pathogen removal; and stream channel
formation/maintenance.
B. DEVELOPMENT STANDARDS:
The subject site is classified as Shoreline High Intensity on the City of Renton Shoreline Overlay Map. The
following development standards are applicable to the proposal:
1. No Net Loss of Ecological Functions Required
Shoreline use and development shall be carried out in a manner that prevents or mitigates
adverse impacts to ensure no net loss of ecological functions and processes in all
development and use. Permitted uses are designed and conducted to minimize, in so far
as practical, any resultant damage to the ecology and environment (RCW 90.58.020).
Shoreline ecological functions that shall be protected include, but are not limited to, fish
and wildlife habitat, food chain support, and water temperature maintenance. Shoreline
processes that shall be protected include, but are not limited to, water flow; erosion and
accretion; infiltration; groundwater recharge and discharge; sediment delivery, transport,
and storage; large woody debris recruitment; organic matter input; nutrient and pathogen
removal; and stream channel formation/maintenance.
Staff comment: The proposed project would be confined to the existing paved Apron R area
of the Boeing plant site and would not result in the removal of any trees or riparian
vegetation. No new impervious surface is proposed, and no work would occur below the
Ordinary High Water Mark (OHWM) of Lake Washington. The closest proposed structure
would be located approximately ten feet (10’) from the OHWM, within the 200-foot
Shoreline Jurisdiction.
In support of the application, the applicant submitted a Standard Lake Study, prepared by
WSP USA, dated February 2025 (Exhibit 9). WSP biologists conducted a site visit on January
3, 2025, to assess current shoreline conditions along the 2,600-foot Apron R shoreline and
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 5 of 17
to update previous survey data from 2016 and 2017. The shoreline consists primarily of a
bulkhead replaced in 2019 and a Washington Department of Natural Resources (DNR)
restoration area completed between 2013 and 2015. The restoration area includes
regraded shoreline, artificial log jams, and native vegetation plantings that have improved
since additional mitigation plantings were installed in 2023. These plantings have resulted
in a noticeable reduction in invasive species and a healthier vegetative composition overall.
No plant species of concern were identified at the site.
Although the shoreline ecological functions are limited due to the presence of bulkheads,
low habitat complexity, and absence of large trees, the restoration area provides some
value in the form of shade, organic input, and light buffering. The report confirms that the
proposed work would not result in vegetation clearing or removal, nor would it affect
existing habitat features. Wildlife observations during the site visit were minimal, but some
bird species were noted foraging in the adjacent vegetated areas. Lake Washington
supports multiple anadromous fish species, including ESA-listed Chinook salmon,
steelhead trout, and bull trout. While bull trout are unlikely to occur near the project site,
the lake functions as a migration and rearing corridor for other salmonids.
Because the proposed structures would be installed entirely on existing concrete surfaces
and outside the riparian zone, the Lake Study concludes the project would not result in
direct or indirect adverse impacts to shoreline habitat or processes. Therefore, the
proposed development would not contribute to further habitat degradation and would
result in no net loss of ecological function, consistent with RCW 90.58.020 and RMC 4-3-
090D.2.
2. Burden on Applicant
Applicants for permits have the burden of proving that the proposed development is
consistent with the criteria set forth in the Shoreline Master Program and the Shoreline
Management Act, including demonstrating all reasonable efforts have been taken to
provide sufficient mitigation such that the activity does not result in net loss of ecological
functions.
Staff Comment: Activities associated with the proposed crew shelter and tool cabana
installations would support a long-established industrial use in the shoreline. The applicant
submitted a Standard Lake Study, prepared by WSP USA, dated February 2025 (Exhibit 9),
which evaluates the current shoreline conditions and potential for ecological impact. The
report concludes that the project would not result in vegetation removal, would not
encroach on riparian habitat or natural shoreline features, and would occur entirely on
existing impervious surfaces.
The study further documents that previous shoreline restoration efforts, including native
plantings, shoreline grading, and artificial log jam installation, have improved shoreline
ecological conditions along the Apron R frontage. The report confirms that the proposed
development would not compromise these improvements or degrade ecological functions.
Therefore, the applicant has adequately demonstrated that the proposed work is
consistent with the Shoreline Master Program and the Shoreline Management Act and that
all reasonable efforts have been taken to avoid and minimize impacts such that the project
would not result in a net loss of ecological function.
3. Critical Areas Within Shoreline Jurisdiction
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 6 of 17
Unless otherwise stated, no development shall be constructed, located, extended,
modified, converted, or altered, or land divided without full compliance with the provision
adopted by reference and the Shoreline Master Program.
Staff Comment: The entire project site is mapped within a High Seismic Hazard Area and is
therefore susceptible to structural impacts related to ground shaking or liquefaction during
a seismic event. The proposed project includes the installation of prefabricated crew
shelters and tool cabanas on an existing concrete surface and does not involve grading,
vegetation removal, or work below the Ordinary High Water Mark.
Due to the limited scope and type of construction proposed, a geotechnical report was not
required at the time of land use application. However, depending on the type of foundation
or anchoring method proposed for each structure, a geotechnical report may be required
at the time of building permit review if determined necessary by the Building Official. The
proposal complies with applicable provisions of the Shoreline Master Program and
referenced critical areas regulations.
4. View Obstruction and Visual Quality
View Corridors Required: Where commercial, industrial, multiple use, multi-family and/or
multi-lot developments are proposed, primary structures shall provide for view corridors
between buildings where views of the shoreline are available from public right-of-way or
trails.
Staff comment: The project site is located along the shoreline of Lake Washington within an
existing industrial area that is not publicly accessible. The nearest public viewpoint is the
Cedar River Trail, located to the south of the project area, which provides views of Lake
Washington and the lower Cedar River.
The proposed project involves the installation of prefabricated crew shelters and
repurposed tool cabanas on the existing paved surface of Apron R. These structures are
modest in height and scale (ranging from 80 to 672 square feet) and are intended to support
ongoing industrial operations at the Boeing facility. The proposed development would not
obstruct existing public views of the shoreline because it is not located adjacent to a public
right-of-way, park, or trail with direct sightlines through the site.
While temporary equipment or staging activities during construction may cause minor
short-term visual impacts, the project would not result in permanent obstruction of
shoreline views from any public access point. Therefore, the proposal complies with the
Shoreline Master Program requirements for view corridors and visual quality.
Maximum Building Height: Buildings shall be limited to a height of no more than 35 feet
above average finished grade level except at specific locations.
Staff comment: The crew shelters would not exceed eight feet (8’) tall and therefore comply
with the maximum building height standard in the shoreline.
N/A
Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses: All
new or expanded commercial development adjacent to residential use and public parks
shall provide fifteen feet setbacks from adjacent properties to attenuate proximity impacts
such as noise, light and glare, and may address scale and aesthetic impacts. Fencing or
landscape areas may be required to provide a visual screen.
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 7 of 17
Staff comment: Not applicable, no commercial development is proposed.
Compliant
if
condition
of
approval
is met
Lighting Requirements: Display and other exterior lighting shall be designed and operated
so as to prevent glare, to avoid illuminating nearby properties used for noncommercial
purposes, and to prevent hazards for public traffic. Methods of controlling spillover light
include, but are not limited to, limits on the height of light structure, limits on light levels of
fixtures, light shields, and screening.
Staff comment: The applicant submitted a Photometric Report, prepared by Säzän Group
Inc., dated January 31, 2025 (Exhibit 10), which evaluates the proposed exterior lighting for
the crew shelters and tool cabanas. The lighting design incorporates LED luminaires
mounted at a maximum height of eight feet (8’) above finished grade, with fixtures specified
at a 4000K color temperature. All fixtures include full cutoff shielding to prevent light
emission above the horizontal plane, thereby minimizing glare and spillover.
According to the report, several crew shelters (R2, R3, R10, and R11) are situated such that
their lighting has no direct line of sight to the adjacent Lake Washington waterfront,
eliminating the potential for illumination of the water surface. Crew shelters R12 and R13,
which face the waterfront, are projected to produce minimal light spill, approximately 0.1
footcandles extending up to 30 feet from the source. These levels are considered low and
unlikely to cause significant disturbance to the shoreline environment or nearby properties.
However, the Duwamish Tribe submitted a comment letter (Exhibit 11) expressing concern
with the potential for light to impact fish in Lake Washington. The comment also requested
the use of Dark Sky Compliant light fixtures. Therefore, staff recommends as a condition of
approval, that the applicant shall provide documentation demonstrating that the proposed
project will not result in an increase in light levels on the surface of Lake Washington. This
documentation shall be submitted as part of the crew shelter building permit application
and is subject to review and approval by the Current Planning Project Manager.
The lighting plan is designed to prevent glare, avoid illumination of noncommercial
properties, and reduce hazards to public traffic consistent with Shoreline Master Program
requirements. Staff finds that the proposed lighting design sufficiently controls spillover
light through fixture selection, shielding, and placement, thereby minimizing adverse
impacts on the shoreline environment, if all condition of approval are met.
N/A
Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall employ
materials that limit reflected light.
Staff comment: Not applicable, no buildings are proposed as part of the project.
Compliant
if
condition
of
approval
is met
Integration and Screening of Mechanical Equipment: Building mechanical equipment shall
be incorporated into building architectural features, such as pitched roofs, to the maximum
extent feasible. Where mechanical equipment cannot be incorporated into architectural
features, a visual screen shall be provided consistent with building exterior materials that
obstructs views of such equipment.
Staff comment: The applicant did not provide specific information regarding the color or
type of paint to be applied to the proposed tool cabanas and crew shelters adjacent to the
shoreline. Use of materials and colors that minimize reflected light is important to reduce
glare and potential disturbance to the aquatic environment and adjacent properties.
Therefore, staff recommends as a condition of approval, the applicant shall submit detailed
information on the color and type of paint or surface finish to be applied to all crew shelters
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 8 of 17
and tool cabanas with the building permit application. The information shall be reviewed
and approved by the Current Planning Project Manager prior to the issuance of the building
permits to ensure that materials selected will minimize reflected light consistent with the
Shoreline Master Program requirements.
Visual Prominence of Freestanding Structures to Be Minimized: Facilities not incorporated
into buildings including fences, piers, poles, wires, lights, and other freestanding structures
shall be designed to minimize visual prominence.
Staff comment: The proposed project includes installation of prefabricated crew shelters
and repurposed tool cabanas on the existing paved surface of Apron R. These freestanding
structures are utilitarian in nature and modest in scale, ranging from 80 to 672 square feet
in size, and are designed to support existing industrial operations on site.
The proposed structures would not be located adjacent to any public right-of-way or trail
and are not visible from publicly accessible shoreline viewpoints. Lighting associated with
the shelters has been designed with full cutoff shielding and minimal spillover, further
reducing visual prominence. The proposed locations of the shelters, interspersed
throughout a large industrial apron, and the lack of vertical massing or architectural lighting
contribute to a low-profile design.
Given the industrial setting, the absence of public views through the site, and the scale and
placement of the proposed shelters and cabanas, staff finds that the proposal
appropriately minimizes the visual prominence of freestanding structures consistent with
Shoreline Master Program policies.
N/A
Maximum Stair and Walkway Width: Stairs and walkways located within shoreline
vegetated buffers shall not exceed four feet in width; provided, that where ADA
requirements apply, such facilities may be increased to six feet in width. Stairways shall
conform to the existing topography to the extent feasible.
Staff comment: Not applicable, no stairs or paved walkways are proposed as part of the
project.
N/A
Other Design Standards: Any other design standards included in community plans or
regulations adopted by the City shall be incorporated.
Staff comment: Not applicable, other design standards apply to airplane manufacturing
uses or accessory uses.
5. Community Disturbances:
Noise, odors, night lighting, water and land traffic, and other structures and activities shall
be considered in the design plans and their impacts avoided or mitigated.
Staff comment: The proposed project is not anticipated to generate noise, odors, lighting
impacts, or additional water or land traffic beyond those already associated with ongoing
industrial and aviation-related operations at the Boeing facility. The site is located within a
heavily developed industrial area adjacent to the Renton Municipal Airport, and the
proposed crew shelters and tool cabanas are accessory to existing uses.
Lighting associated with the project has been designed to minimize off-site impacts through
the use of low-mounted, fully shielded LED fixtures with minimal spillover. No new sources
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 9 of 17
of odor or traffic are proposed. Therefore, the project is not expected to introduce new
adverse impacts or intensify existing conditions in a way that would conflict with the
Shoreline Master Program.
6. Design Requirements:
Architectural styles, exterior designs, landscaping patterns, and other aspects of the
overall design of a site shall be in conformance with urban design and other standards
contained in RMC 4-3-100, Urban Design Regulations, and other applicable provisions of
RMC Title IV, Development Regulations, as well as specific policies and standards of the
Shoreline Master Program.
Staff Comment: The proposed crew shelters and tool cabanas are utilitarian structures that
support ongoing industrial operations on the Boeing site. The structures will be
prefabricated or repurposed and are designed for functional efficiency and compatibility
within an established industrial setting.
Because the project area is fully developed and not accessible to the public, and no
changes to site landscaping or pedestrian circulation are proposed, the overall site design
remains consistent with the intent of RMC 4-3-100 (Urban Design Regulations) and other
applicable provisions of RMC Title IV. The proposal also aligns with the Shoreline Master
Program by maintaining compatibility with the industrial character of the site and
surrounding area.
7. Screening Required:
N/A
The standards in RMC 4-4-095 concerning screening of mechanical equipment and
outdoor service and storage areas shall apply within shorelines with the additional criteria
that the provisions for bringing structures or sites into conformance shall occur for minor
alteration or renovation as provided in RMC 4-9-190.
Staff Comment: No mechanical equipment or outdoor storage is proposed.
8. Public Access:
Physical or visual access to shorelines shall be incorporated in all new development when the
development would either generate a demand for one or more forms of such access, would impair
existing legal access opportunities or rights, or is required to meet the specific policies and regulations
of the Shoreline Master Program.
N/A
Lake Washington Reach I: Public access is currently not feasible on the three acres of
upland State-owned aquatic lands managed by DNR. In the future, if the Boeing site is
redeveloped, public access should be provided parallel to the shoreline along the entire
property, consistent with standards of this Section, together with goals for ecological
restoration and water-dependent and water-oriented use.
Staff Comment: At this time, public access is not feasible on the approximately three acres
of upland State-owned aquatic lands managed by the Washington Department of Natural
Resources (DNR) within the project area. However, consistent with the Shoreline Master
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 10 of 17
Program, if the Boeing site is redeveloped in the future, public access should be provided
parallel to the shoreline along the full length of the property wherever practicable.
9. Building and Development Location – Shoreline Orientation
Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment portions
of their developments along the shoreline. Development and use shall be designed in a manner that
directs land alteration to the least sensitive portions of the site to maximize vegetation conservation;
minimize impervious surfaces and runoff; protect riparian, nearshore and wetland habitats; protect
wildlife and habitats; protect archaeological, historic and cultural resources; and preserve aesthetic
values.
Minimization of Site Alteration: Development shall minimize site alteration in sites with
substantial unaltered natural features by applying the following criteria:
(a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, grading,
and alteration of topography and natural features.
(b) Impervious surfacing for parking lot/space areas shall be limited through the use of
under-building parking or permeable surfaces where feasible.
(c) Utilities shall share roadway and driveway corridors and rights-of-way wherever
feasible.
(d) Development shall be located and designed to avoid the need for structural shoreline
stabilization over the life of the development. Exceptions may be made for the limited
instances where stabilization is necessary to protect allowed uses, particularly water-
dependent uses, where no alternative locations are available and no net loss of ecological
functions will result.
Staff comment: The proposed development on Apron R would occur entirely within a
previously developed, fully impervious area currently used for aircraft operations and
support functions. The site lacks substantial unaltered natural features, and no clearing,
grading, or alteration of topography is proposed.
The installation of the crew shelters and tool cabanas would not increase impervious
surface area or impact natural site features, as all structures will be placed on existing
pavement. No new roads, circulation systems, or utility corridors are proposed, and the
development will not require shoreline stabilization during construction or over the life of
the project.
As such, the proposal minimizes site alteration and is consistent with Shoreline Master
Program policies that encourage development to be located and designed in a manner that
protects natural features and avoids unnecessary disturbance.
N/A
Location for Accessory Development: Accessory development or use that does not require
a shoreline location shall be located outside of shoreline jurisdiction unless such
development is required to serve approved water-oriented uses and/or developments or
unless otherwise allowed in a High Intensity designation. When sited within shoreline
jurisdiction, uses and/or developments such as parking, service buildings or areas, access
roads, utilities, signs and storage of materials shall be located inland away from the
land/water interface and landward of water-oriented developments and/or other approved
uses unless a location closer to the water is reasonably necessary.
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 11 of 17
Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other uses of
reasonable access to navigable waters. Existing water-related recreation shall be
preserved.
Staff comment: The proposed work would occur landward of the OHWM and would not
impede access to navigable waters. No public access is currently available from the area
near the project.
10. Archaeological, Historical, and Cultural Resources:
Compliant
if SEPA
Mitigation
Measure
complied
with
Detailed Cultural Assessments May Be Required: The City will work with tribal, State,
Federal, and other local governments as appropriate to identify significant local historical,
cultural, and archaeological sites in observance of applicable State and Federal laws
protecting such information from general public disclosure. Detailed cultural assessments
may be required in areas with undocumented resources based on the probability of the
presence of cultural resources.
Staff comment: The northern portion of the Boeing site was once under the surface of Lake
Washington. In addition the Black River used to run out of the lake, flow south through the
airport site adjacent to the site, and then continue west. Based on the probability of the
subject site being along the banks of an old river channel and lake shore there is a higher
likelihood of cultural resources discovery, through ground disturbing activity. As such, the
project proposal and notice of application were provided to reviewing agencies including
the State Department of Archaeology & Historic Preservation (DAHP) as part of the notice
of application.
A representative of the Duwamish Tribe submitted a comment letter (Exhibit 11) to city staff
on April 22, 2025 indicating the project site is located in an area that the Tribe considers
culturally significant with a high probability of having unknown archeological deposits. In
addition, the Washington Department of Archaeology and Historic Preservation WISAARD
mapping tool indicates a high potential for encountering cultural resources. In response to
the comment, the Environmental Review Committee included a mitigation measure
requiring the applicant to submit an Inadvertent Discovery Plan (IDP) prior to the start of the
construction (Exhibit 14).
Compliant
if SEPA
Mitigation
Measure
complied
with
Coordination Encouraged: Owners of property containing identified or probable historical,
cultural, or archaeological sites are encouraged to coordinate well in advance of
application for development to assure that appropriate agencies such as the Washington
State Department of Archaeology and Historic Preservation, affected tribes, and historic
preservation groups have ample time to assess the site and identify the potential for
cultural resources.
Staff comment: See comment above.
Compliant
if SEPA
Mitigation
Measure
complied
with
Detailed Cultural Assessments Required: Upon receipt of application for a development in
an area of known or probable cultural resources, the City shall require a site assessment
by a qualified professional archaeologist or historic preservation professional and ensure
review by qualified parties including the Washington State Department of Archaeology and
Historic Preservation, affected tribes, and historic preservation groups.
Staff comment: See comment above.
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 12 of 17
Compliant
if SEPA
Mitigation
Measure
complied
with
Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts are
discovered in the process of development, work on that portion of the site shall be stopped
immediately, the site secured, and the find reported as soon as possible to the
Administrator of the Department of Community and Economic Development or designee.
Upon notification of such find, the property owner shall notify the Washington State
Department of Archaeology and Historic Preservation and affected tribes. The
Administrator of the Department of Community and Economic Development or designee
shall provide for a site investigation by a qualified professional and may provide for
avoidance, or conservation of the resources, in coordination with appropriate agencies.
Staff comment: See comment above.
Compliant
if SEPA
Mitigation
Measure
complied
with
Access for Educational Purposes Encouraged: Land owners are encouraged to provide
access to qualified professionals and the general public if appropriate for the purpose of
public education related to a cultural resource identified on a property.
Staff comment: See comment above.
11. Standards for Density, Setbacks, and Height
Setbacks and buffers from the OHWM:
High Intensity Overlay District – For non-water oriented uses a 100 foot setback (i.e. the
vegetated buffer) is required from the OHWM.
Underground utilities, including electrical, are exempt from the buffers and setback
requirements per RMC 4-3-090.D7.(d)(ii).
Staff Comment: The existing Apron R structure where the crew shelters and cabanas would
be located is classified as a legal non-conforming structure and is presently located within
100 feet of the OHWM. All proposed work would occur within the footprint of the existing
apron. The proposed crew shelters and tool cabanas on Apron R are to be installed entirely
on existing paved surfaces, with the nearest structure located approximately 10 feet from
the OHWM. Therefore the installation of the crew shelters does not increase the non-
conformity and is compliant with the setback requirements for the High Intensity Overlay
District.
The installation of underground utilities (including electrical) infrastructure on both the DNR
and Boeing plant site is exempt from the buffers and setbacks.
Vegetation Conservation Buffer: 100 feet.
Lake Washington Reach I Standard: The area of vegetation on public aquatic lands should
be enhanced in the short term. Upon redevelopment, vegetation buffers shall be extended
into the site adjacent to vegetated areas along the shoreline. Vegetation restoration shall
be balanced with public access and water-oriented use on the balance of the site. Public
access shall not impact any restored lands on this site.
Staff Comment: The Apron R shoreline area is classified as a legal non-conforming site and
includes existing structures located within the 100-foot Vegetation Conservation Buffer
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 13 of 17
measured from the OHWM of Lake Washington. Currently, no vegetated buffer exists
between the shoreline and the developed surface of Apron R.
The proposed crew shelters and tool cabanas would be installed entirely on existing
impervious surfaces, with the closest structure located approximately 10 feet from the
OHWM. As no new encroachment into vegetated areas is proposed and no additional
impervious surface would be created, the project does not increase the degree of non-
conformity.
Accordingly, the proposed development is consistent with the Vegetation Conservation
Buffer standards for the High Intensity Overlay District, as it avoids further impact to
shoreline vegetation and maintains existing conditions without degradation.
Building Height – Maximum:
In water – 35 ft.
Within 100 feet of OHWM – 35 ft.
More than 100 feet from the OHWM – 35 ft.
Height up to that established in chapter 4-2 RMC, Zoning Districts – Uses and Standards,
may be allowed for non-water-dependent uses in the following reaches: Lake Washington
Reaches C, H, I, and J; Cedar River Reaches A, B, and C; Black River Reach A; May Creek
Reach B; and Springbrook Creek Reaches B, C, and D:
For buildings landward of one hundred feet (100') from OHWM, the maximum building
height shall be defined by a maximum allowable building height envelope that shall:
i. Begin along a line laying parallel to and one hundred feet (100') from OHWM at a height of
either thirty five feet (35') or one half (1/2) the maximum height allowed in the underlying
zone, whichever is greater; and
ii. Have an upward, landward transition at a slope of one vertical to one horizontal from the
beginning height either (a) until the line at which the maximum height allowed in the
underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall
extend landward at the maximum height allowed in the underlying zoning), or (b) to the end
of shoreline jurisdiction, whichever comes first.
Staff Comment: The crew shelters height would not exceed eight feet (8’) and therefore
comply with the maximum building height standard in the shoreline.
Impervious area within the Buffer/Setback: 5%
Staff Comment: The Apron R shoreline area is a legal non-conforming site where impervious
surfaces currently extend up to and within the 100-foot Vegetation Conservation Buffer. The
proposed crew shelters and tool cabanas would be installed entirely on existing concrete
pavement and would not result in the addition of any new impervious surface.
Because the proposal does not increase the existing impervious area within the buffer and
does not expand the non-conforming condition, it is consistent with the intent of the
Shoreline Master Program. Therefore, the project complies with the five percent (5%)
impervious area limit within the buffer under the provisions applicable to legal non-
conforming shoreline development.
12. Use Regulations:
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 14 of 17
a. Industrial Use: Industrial developments shall be permitted subject to the following:
Existing Non-Water-Dependent Uses: Existing non-water-dependent uses may be
retained and expanded, subject to provisions for nonconforming uses activities and sites;
provided, that expansion of structures within the required setback between the building
and the water shall be prohibited unless it is demonstrated that the impacts of the
expansion can be mitigated through on-site measures, such as buffer enhancement or low
impact stormwater development. Changes in use are limited to existing structures.
Staff Comment: The existing Boeing Manufacturing Plant is a non-water dependent use and
has been legally established. In addition, aircraft manufacturing is a permitted use in the
underlying UC-2 zoning designation.
Clustering of Non-Water-Oriented Uses: Any new use of facility or expansion of existing
facilities shall minimize and cluster those water-dependent and water-related portions of
the development along the shoreline and place inland all facilities which are not water-
dependent.
Staff Comment: The proposed crew shelters and tool cabanas are accessory to an existing
non-water oriented use and are not water-dependent themselves. The structures are
located on existing impervious surfaces and clustered inland of the shoreline to the extent
feasible within the operational area of Apron R. As such, the proposal complies with the
Shoreline Master Program requirement to minimize and cluster non-water-oriented uses
away from the shoreline.
N/A
Over-Water Structures: Over-water structures are allowed only for those portions of
water-dependent industrial uses that require over-water facilities. Any over-water structure
is water-dependent, is limited to the smallest reasonable dimensions, and is subject to
shoreline conditional use approval.
Materials Storage: New industrial development may not introduce exterior storage of
materials outside of buildings within shoreline jurisdiction, except by approval of a
Shoreline Conditional Use Permit subject to the additional criteria that exterior storage is
essential to the use
Staff Comment: No exterior storage is proposed. Materials would be housed inside of all
shelter structures.
No Discharge Allowed: Each industrial use shall demonstrate that no spill or discharge to
surface waters will result from the use or shall demonstrate in the permit application a
specific program to contain and clean up spills or discharges of pollutants associated with
the industrial use and activity.
Staff Comment: The Boeing Manufacturing Facility operates under a Department of Ecology
(DOE) Industrial Stormwater Permit, which requires a Stormwater Pollution Prevention Plan
(SWPPP). No new stormwater discharge is proposed as part of the project and no increase
in impervious surfaces is proposed.
N/A Offshore Log Storage: Offshore log storage shall only be allowed only to serve a processing
use and shall be located where water depth is sufficient without dredging, where water
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 15 of 17
circulation is adequate to disperse polluting wastes and where they will not provide habitat
for salmonid predators.
Staff Comment: No offshore log store is associated with the project.
Scenic and Aesthetic Qualities: New or expanded industrial developments shall take into
consideration the scenic and aesthetic qualities of the shoreline and compatibility with
adjacent uses as provided in subsection D3 of this Section, Use Compatibility and
Aesthetic Effects, and subsection D5 of this Section, Building and Development Location –
Shoreline Orientation.
Staff Comment: The proposed crew shelters and tool cabanas are modest in scale,
utilitarian in design, and intended to support an existing industrial use on Apron R. The
structures are proposed to be installed entirely on existing paved surfaces and are located
away from public shoreline access points and view corridors.
While the site is not publicly accessible, the applicant has incorporated design elements
that reduce visual impact, including low-profile structures and shielded lighting. The project
does not introduce prominent new vertical features or intensify existing visual impacts
along the shoreline.
As such, the proposed development takes into account the scenic and aesthetic qualities
of the shoreline and is compatible with the surrounding industrial context, consistent with
RMC 4-3-090D.3 (Use Compatibility and Aesthetic Effects) and RMC 4-3-090D.5 (Building
and Development Location – Shoreline Orientation).
Development of this project shall be undertaken pursuant to the following terms and conditions:
1. The applicant shall provide documentation demonstrating that the proposed project will not result in an
increase in light levels on the surface of Lake Washington. This documentation shall be submitted as part of
the crew shelter building permit application and is subject to review and approval by the Current Planning
Project Manager.
2. The applicant shall submit detailed information on the color and type of paint or surface finish to be applied
to all crew shelters and tool cabanas with the building permit application. The information shall be reviewed
and approved by the Current Planning Project Manager prior to the issuance of the building permits to ensure
that materials selected will minimize reflected light consistent with the Shoreline Master Program
requirements.
This Permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following:
1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from
compliance with federal, state, and other permit requirements.
2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of 1971 in the
event the permittee fails to comply with any condition(s) hereof.
3. Construction permits shall not be issued until twenty-one (21) days after approval by the Washington State
Department of Ecology or until any review proceedings initiated within this twenty-one (21) day review period
have been completed.
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 16 of 17
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
________________
Matthew Herrera, Planning Director
Department of Community & Economic Development
Date
APPEALS: Appeals of Shoreline Substantial Development Permit issuance must be made directly to the Shorelines
Hearings Board. Appeals are made by filing a request in writing within the twenty-one (21) days of receipt of the final
order and concurrently filing copies of such request with the Washington State Department of Ecology and the
Attorney General’s office as provided in section 18(1) of the Shorelines Management Act of 1971. All copies of appeal
notices shall also be filed with the City of Renton Planning Division and the City Clerk’s office.
EXPIRATION: Unless a different time period is specified in the shoreline permit as authorized by RCW 90.58.143
and subsection J1 of RMC 4-9-190, construction activities, or a use or activity, for which a permit has been granted
pursuant to this Master Program must be commenced within two (2) years of the effective date of a shoreline permit,
or the shoreline permit shall terminate, and a new permit shall be necessary. However, the Planning Division may
authorize a single extension for a period not to exceed one year based on reasonable factors, if a request for
extension has been filed with the Planning Division before the expiration date, and notice of the proposed extension
is given to parties of record and the Washington State Department of Ecology. DEFINITION OF COMMENCEMENT
OF CONSTRUCTION ACTIVITIES: the construction applications must be submitted, permits must be issued, and
foundation inspections must be completed before the end of the two (2) year period.
cc: Office of Attorney General
Boeing Corporation / Owner
Mark Clement / Applicant/Contact
City of Renton Official File
Duwamish Tribe
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED
6/27/2025 | 3:15 PM PDT
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Crew Shelters LUA25-000124, ECF, SSDP
DATE OF PERMIT: June 27, 2025 Page 17 of 17
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Boeing Crew Shelters
Project Number:
PR25-000030 / LUA25-000124
Date of Report
June 27, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Mark Clement, The Boeing Company
737 Logan Ave N, Renton, WA 98057
mark.d.clement@boeing.com
Project Location
737 Logan Ave N
(APN 0723059001)
The following exhibits are included with the Administrative Decision Report:
Exhibits 1–13: As shown in the Environmental Review Committee (ERC) Report, dated May 12, 2025
Exhibit 14: Determination of Non-Significance, Mitigated (DNS-M), issued May 12, 2025
Docusign Envelope ID: 5E559EFC-0D8A-4F59-93A5-7AB680716BED