HomeMy WebLinkAboutPre-app Mtg Summary - 25-000322.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000322
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PRE-APPLICATION MEETING FOR
Boeing Utilidor Replacement
PRE25-000322
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 30, 2025
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, 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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000322
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 30, 2025
TO: Yong Qi, Development Engineering
FROM: Alex Morganroth, Planning
SUBJECT: Boeing Renton - Steam utilidor Extension
– 737 Logan Ave N (Parcel number 072305-
9001)
PRE25-000322
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) 072305-9001.
The following comments are based on the pre -application submittal made to the City of Renton by the
applicant.
WATER
1. The proposed steam line extension and replacement is located surrounding the existing buildings of
4-17m 4-90, and 4-89 on private property. There are existing 12-inch D.I. City owned water main in
Logan Ave N (Record Dwg: W-314906) to the east of the project site.
2. The steam line replacement and extension work need to be mindful of the existing system during
construction to ensure that the existing utilities are protected.
SEWER
1. The steam line replacement and extension work need to be mindful of the existing system during
construction to ensure that the existing utilities are protected.
SURFACE WATER
1. There are existing 15-inch and unknow sized private stormwater mains and associated catch basins
surrounding the existing buildings of 4-17, 4-90, and 4-89, which are discharged to Lake Washington
to the north through onsite closed conveyance system.
2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM)
to determine what type of drainage review is required for this site. A drainage study complying with
the 2022 RSWDM will be required. Based on the City’s flow control map, the project site falls within
the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The site falls within the Lower
Cedar River drainage basin.
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3. The flow-path from the project site discharge point is less than a half mile to the Lake Washington,
therefore, the project may qualify for the direct discharge exemption in accordance with Section
1.2.3.1 of the 2022 RSWDM if the project adheres to all requirements thereof.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide enhanced basic water quality treatment. Any proposed detention and/or
water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans
will be required to be submitted for review and approval under a separate building permit for the
detention and/or water quality vault. Special inspection from the building department is required.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new
runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated
as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the
application of on-site BMPs, shall be included with the land use application, as appliable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit.
6. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. The report
should also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope stability for
site development. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
7. Any new storm drain installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for
onsite tributary areas and existing conditions for any offsite tributary areas.
8. Critical areas that may affect surface water review, the project site is within seismic hazard areas.
9. Erosion control measures to meet the City requirements shall be provided.
10. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
TRANSPORTATION
1. Based on the submittal items and project description, there are not anticipated transportation
requirements associated with this scope of work.
GENERAL COMMENTS
1. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
2. Fees quoted in this document reflect the fees applicable in the year 2025 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 fee schedule.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 30, 2025
TO: Pre-Application File No. 25-000322
FROM: Alex Morganroth, Principal Planner
SUBJECT: Boeing Steam Utilidor Replacement
737 Logan Ave N
APN 0723059001
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, 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 subject property is located at 737 Logan Ave (APN 0723059001) within the Urban
Center – 2 (UC-2) zoning designation and Commercial Mixed Use (CMU) Comprehensive Plan Land Use
Designation. The site is currently developed with and actively used for Boeing’s 737 manufacturing
operations. The project involves the replacement of approximately 1,500 linear feet of existing underground
steam utilidor, the construction of five (5) vaults at junctions and drip legs, and approximately 3,000 cubic
yards of trench earthwork. The overall project footprint is estimated at 40,000 square feet (0.92 acres) and will
include the removal and replacement of adjacent pavement and landscaping. The Boeing Renton factory
utilizes a Central Utility Plant to provide steam to buildings across the site. Steam is distributed through
utilidors consisting of underground trenches constructed of concrete walls, floors, and lids that enclose the
steam and condensate lines. The proposed project would replace aging segments of this system that have
been identified as structurally unsound or beyond their service life. According to the applicant, replacement
utilidors will be constructed generally in the same location as the existing facilities but may deviate slightly in
alignment for constructability purposes. The replacement utilidors will also be designed to meet current
insulation and structural requirements, which differ from the original installation. The utilidors are typically
less than five feet (5’) deep, though deeper vaults or structures are required at drip legs, valving, and junctions.
The site is generally flat and located south of Lake Washington and east of the Cedar River. Subsoils at the
plant include fill overlying loose and soft alluvial deposits, consisting primar ily of silt, silty sand, and sand. A
shallow groundwater table is present. No off -site improvements are proposed as part of this project. The
project also includes the removal of approximately 24 trees adjacent to Segment 1, located east of the 4 -89
and 4-90 buildings, and approximately nine (9) trees adjacent to Segment 5 to facilitate utilidor replacement.
The estimated construction cost is $17.2 million. City of Renton (COR) maps indicates the presence of a high
seismic hazard on the area of the site where the work is proposed to occur.
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Current Use: The project site is currently developed the Boeing 737 manufacturing plant, which includes
numerous buildings, parking areas, and other infrastructure related to the manufacture of planes.
1. Zoning/Land Use: The subject property is located within the UC-2 zoning classification and Urban Design
District C overlay. The property is designated Commercial Mixed Use in the Comprehensive Plan.
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 “UC-2” standards” herein). Due to the
nature of the subject project, which does not include the construction or alteration of any above grade
structures and primarily consists of underground work, certain standards as density, setbacks, and lot size
are not applicable. As such, the following report addresses only those development standards that appear to
be applicable at this time.
3. 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 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.
4. Significant Tree Retention: According to the applicant, approximately 33 trees are proposed for removal.
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
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TREE SIZE
TREE
CREDITS
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
Preserved tree 37 caliper inches and greater 13
Compliance with requirements would be verified at the time of land use application review.
5. Fences/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 4-4-070F.1, the site shall be
brought into conformance.
It is unclear what the proposed height and design of the fences are. Compliance with requirements
would be verified at the time of land use application review.
6. Critical Areas: According to COR Maps, the site is located in a high seismic hazard area. A geotechnical
report by a licensed professional will be required addressing seismic issues as the work is occurring
within the high seismic hazard area. 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.
7. Grading, Excavation and Mining Regulations: All grading activities shall be subject to the standards and
regulations contained in RMC 4-4-060 Grading, Excavation and Mining Regulations. For any major activity for
mining, excavation or grading in excess of five hundred (500) cubic yards, the Hearing Examiner shall review,
approve, disapprove, or approve with conditions the location of the site and its effect on the surrounding area
(RMC 4-9-080F.1.a). To grant a special permit, the Hearing Examiner shall make a determination that:
Compatibility of Proposed Use: The proposed activity would not be unreasonably detrimental to the
surrounding area. The Hearing Examiner shall consider, but is not limited to, the following:
i. Size and location of the activity.
ii. Traffic volume and patterns.
iii. Screening, landscaping, fencing and setbacks.
iv. Unsightliness, noise and dust.
v. Surface drainage.
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vi. The length of time the application of an existing operation has to comply with nonsafety provisions
of Title IV Development Regulations.
Cut Standards from RMC 4-4-060M:
1. General: Unless otherwise recommended in the approved soil engineering and/or engineering geology
report, cuts shall conform to the provisions of this Section.
2. Maximum Slope: The slope of cut surfaces shall be no steeper than is safe for the intended use. Except in
conjunction with a modification granted per RMC 4-9-250D1 for one of the circumstances listed in RMC 4-3-
050N2a(ii) (Geologic Hazards – Modifications), cut operations associated with a plat, short plat, subdivision
or dedication, or other permitted land development activity which would result in the creation of permanent
slopes forty percent (40%) or greater which are fifteen feet (15') in height, i.e., protected slopes, shall not be
approved.
3. Drainage and Terracing: Drainage and terracing shall be provided as required by subsection N (Fills).
Fill Regulations from RMC 4-4-060N:
1. Applicability and Exemptions: Unless otherwise recommended in the approved soil engineering report, fills
shall conform to the provisions of this Section. In the absence of an approved soil engineering report, these
provisions may be waived for minor fills not intended to support structures. For minor fills or waste areas,
humps, hollows or water pockets shall be graded smooth with acceptable slopes.
2. Fill Location: Fill slopes shall not be constructed:
a. On natural slopes steeper than two-and-one-half horizontal to one vertical (2.5:1) that are fifteen
feet (15') or greater in height (except in conjunction with a modification granted per RMC 4 -9-250D1
for filling against the toe of a natural rock wall – see RMC 4-3-050N2a(ii)(b)); or
b. Where the fill slope toes out within twelve feet (12') horizontally of the top of existing or planned cut
slopes that are fifteen feet (15') or greater in height and steeper than two -and-one-half horizontal to
one vertical (2.5:1).
3. Preparation of Ground: The ground surface shall be prepared to receive fill by removing vegetation,
noncomplying fill, topsoil and other unsuitable materials as determined by the soil engineer, and where the
slopes are five to one (5:1) or steeper, by benching into sound bedrock or other competent material, provided
native vegetation and significant trees are protected pursuant to RMC 4-4-130.
4. Fill Material: Fill material shall be subject to the following standards and requirements:
a. General: Fill materials shall have no more than minor amounts of organic decomposable
substances and shall have no rock or similar irreducible material with a dimension greater than eight
inches (8"). Material used in fills shall be appropriate for the site and the intended use of that portion
of the site.
b. Construction, Demolition, and Land Clearing Waste Prohibited: Fill material shall be free of
construction, demolition, and land clearing waste except that this requirement does not preclude the
use of recycled concrete rubble from a Washington State Dep artment of Transportation approved
source.
c. Cleanliness of Fill Material: Fill material shall not contain concentrations of contaminants that
exceed cleanup standards for soil specified in WAC 173 -340-740, Model Toxics Control Act. No solid
waste, hazardous waste, hazardous material, or materials categorized as dangerous waste under
WAC Title 173 shall be used as fill.
d. The Administrator may specify other characteristics of the fill material used, the degree of
compaction, the moisture content, and the method of placement based on the intended use of the
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portion of the site where the fill will be placed and the requirements for water retention, drainage
control, and erosion control.
e. Fill Material Source Statement for Projects Located in Zone 1 of the Aquifer Protection Area Involving
the Placement of More than Fifty (50) Cubic Yards of Imported Fill: A fill material source statement is
required for projects located in Zone 1 of the Aquifer Protection Area if more than fifty (50) cubic yards
of imported fill will be used; the documentation shall be certified by a professional engineer or
geologist licensed in the State of Washington. The fill material source statement shall be provid ed to
the Department and shall be reviewed and accepted by the Department prior to stockpiling or grading
imported fill at the project site. The fill material source statement, as defined in RMC 4 -8-120D19,
shall be required for each source location from which imported fill will be obtained.
f. Fill Material Source Statement for Projects Located in Zone 2 of the Aquifer Protection Area Involving
Placement of More than One Hundred (100) Cubic Yards of Imported Fill: A fill material source
statement is required for projects located in Zone 2 of the Aquifer Protection Area if more than one
hundred (100) cubic yards of imported fill will be used; the documentation shall be certified by a
professional engineer or geologist licensed in the State of Washington. The fill material source
statement shall be reviewed and accepted by the Department prior to stockpiling or grading imported
fill at the project site. The fill material source statement, as defined in RMC 4-8-120D19, shall be
required for each source location from which imported fill will be obt ained.
g. Abbreviated Source Statement for Aquifer Protection Area: The Department may accept a fill
material source statement, as defined in RMC 4-8-120D19, that does not include results of sampling
and analysis of imported fill if a professional geologist or engineer licensed in the State of Washington
certifies that the source location from which fill will be obtained has never been filled, developed, or
subjected to use that could have introduced chemical contamination to the site.
h. Department Authority to Request Additional Information or Reject Certified Source Statement: The
Department has the authority to request additional information regarding imported fill material and
the source thereof and to reject a fill material source statement or an abbreviated version if they do
not demonstrate that the fill material to be imported to a project site meets fill material standards of
this Section and/or the Department has reason to suspect that the fill material could be
contaminated. Such requests or rejections shall be made in writing to the applicant.
i. Source Statement Not Required for Imported Fill Obtained from Washington State Department of
Transportation Approved Source: The source statement defined in RMC 4-8-120D19 is not required for
those projects located in the aquifer protection area if documentation is provided that imported fill
will be obtained from a Washington State Department of Transportation approved source.
j. Sampling and Analysis Procedures: The licensed professional engineer or geologist or person under
their supervision who samples earth materials to be used as imported fill, oversees analysis, and
prepares a fill material source statement required by this Section shall follow procedures specified in
WAC 173-340-820 and 173-340-830 of the Model Toxics Control Act – Cleanup regulations.
k. Required Actions after Illegal Placement of Imported Fill: A person who stockpiles or grades
imported fill at the site without Department review and acceptance of a fill material source statement
required by this Section or who stockpiles or grades fill at the site that does not meet the fill quality
standards of this Section is subject to measures specified by the Department to reduce risk of
contamination of the site due to illegal placement of fill. Such measures may include, but are not
limited to, any or all of the following and shall be implemented at the person’s expense:
i. Provide the Department with a fill material source statement defined in RMC 4 -8-120D19
within a time period specified by the Department;
ii. Immediately cover fill with a waterproof cover;
iii. Immediately remove fill;
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iv. Installation of monitoring wells and monitoring of ground water quality;
v. Remediation of contamination of the site caused by the illegal placement of fill according to
a schedule specified by the Department and in accordance with cleanup standards for soil
and groundwater described in the Model Toxics Control Act – Cleanup regulations, chapter
173-340 WAC.
l. Department Authority to Conduct Independent Sampling and Analysis: The Department shall have
the authority to enter onto private property to conduct independent sampling and analysis of fill. If the
Department determines that fill does not meet fill quality standards of this Section, then it may require
the person to accomplish any or all of the measures listed in this Section at his or her own expense.
m. Department Authority to Implement Removal and Remediation Measures: The Department or its
authorized agents shall have the authority to implement measures listed in this Section if the person
fails to accomplish such measures in a timely manner. The permittee shall be responsible for any
costs incurred by the Department or its authorized agents in the conduct of such activities.
5. Minimum Compaction: All fills shall be compacted to a minimum of ninety five percent (95%) of maximum
density as determined by American Public Works Association (APWA) specifications. Field density shall be
determined in accordance with APWA standards. Exceptions to the compaction requirement include soils
below areas set aside for low impact development best management practices designed consistent with RMC
4-6-030.
6. Maximum Slope: The slope of fill surfaces shall be no steeper than is safe for the intended use. Except in
conjunction with a modification granted per RMC 4-9-250D1 for one of the circumstances listed in RMC 4-3-
050N2a(ii) (Geologic Hazards – Modifications), fill operations associated with a plat, short plat, subdivision or
dedication, or other permitted land development activity which would result in the creation of permanent
slopes forty percent (40%) or greater which are fifteen feet (15') in height, i.e., protected slopes, shall not be
approved.
7. Drainage and Terracing: Drainage and terracing shall be provided and the area above fill slopes and the
surfaces of terraces shall be as required by subsection N (Fill).
8. Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). 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.
9. Permit Requirements: The proposal requires Environmental (SEPA) Review and a Hearing Examiner
Special Grade and Fill Permit. The 2025 fees would total $8,530.20 ($6,268.00 Grading Permit + $1,856.00
Environmental Review + $406.20 Technology Fee (5%) = $3,897.60). Each modification request is $299.00. 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.
10. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal
requirements and may be modified in cases where additional information is required to complete the review
of an application. In addition, non-applicable submittal requirements may be waived. The applicant should
contact the assigned Project Manager if there are any questions regarding submittal requirements.
11. Public Notice Requirement: Public Information Signs are required for all Type II and Type III Land Use
Permits as classified by RMC 4-8-080, Permit Classification. 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.
12. Fees: Applicable building and construction fees would be assessed.
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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=CityofRenton.
13. Next Steps: When the formal application materials are complete, the applicant shall have the materials
pre-screened virtually prior to submitting the complete application package. Please contact Alex Morganroth,
Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen
appointment.
14. Expiration: The special permit shall be null and void if the applicant has not begun activity within six (6)
months after the granting of the permit, unless the Hearing Examiner grants an extension of time. Special
permits are valid until the approved plans have been satisfactorily completed. It is the responsibility of the
applicant to monitor the expiration