HomeMy WebLinkAboutD_Boeing_Apron_A_Shoreline_Permit_200901_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
SHORELINE MANAGEMENT ACT OF 1971
PERMIT FOR SHORELINE MANAGEMENT
EVALUATION FORM & DECISION
DATE OF PERMIT ISSUANCE: September 14, 2020
LAND USE ACTION FILE NO.: LUA20-000093, ECF, SM
DATE RECEIVED April 4, 2020
DATE OF PUBLIC NOTICE: April 4, 2020
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 Apron A Stormwater Upgrade
PROJECT MANAGER: Alex Morganroth, Senior Planner
OWNER/APPLICANT: City of Renton, 1055 S Grady Way, Renton, WA 98057
APPLICANT/CONTACT: Mark Clement, PO Box 3707, MC 66-102, Seattle, WA 98124
PROJECT LOCATION: 616 W Perimeter Rd (APN 0723059007)
LEGAL DESCRIPTION:
(Per King County Assessors Records)
POR SECS 7 & 18-23-5 & POR TOBINS D C INCL POR PLATTED &
VAC STS LY WLY OF COMM W W # 2 N OF N LN DIXIE AVE &
ELY OF STATE HWAY # 5 & ELY & SLY OF FOLG LN BEG ON ELY
MGN SD HWAY AT PT 5 FT S OF N LN OF LOT 8 BLK 18 BRYN
MAWR TH E 89.23 FT TH N 05-16-51 E 438.90 FT TH N 40-09-47
E 188.55 FT TH N 60 FT TH N 29-00-40 W 197.07 FT TH S 88-27-
28 E 90.83 FT TH N 01-32-32 W 40 FT TH S 88-27-28 E 234.53
FT TH S 35-00-00 E 142.41 FT TH E 403.70 FT LESS LOTS 19 TO
22 INCL BLK 4 RENTON REAL ESTATE COS 1ST ADD LESS
PORTION FOR LANE HANGAR CONDOMINIUM
SEC-TWN-R: SEC 7 TWN 23N R 5E
PROJECT WITHIN THE SHORELINE OF: Cedar River, Reach A
APPLICABLE MASTER PROGRAM: City of Renton
PROPOSAL DESCRIPTION: The applicant is requesting a Shoreline Substantial Development Permit and Environmental
(SEPA) Review for a utilities upgrade project at 616 W Perimeter Rd, the Renton Municipal Airport (APN 0723059007).
The site is zoned IM - Medium Industrial and is located in the Employment Area (EA) Comprehensive Plan Land Use
designation. Apron A is located on the eastern side of the airport property along the west bank of the Cedar River. The
site is located within the Shoreline Jurisdiction of the Cedar River, Reach A, designated as Shoreline High Intensity. The
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 2 of 14
applicant has proposed various storm water conveyance system upgrades for the W-1 parking lot on Apron A as well as
the aircraft stall areas (stalls A1-A7) including the installation of 625 linear feet of new conveyance pipe, six modular
wetlands, and seven storm drainage catch basins. The project would also include the installation of new spill containment
valves, an oil/water separator, and spill diversion system near the A7 aircraft stall area. No above-ground structures are
proposed as part of the project. Utility replacement work would occur approximately 40 feet from the Cedar River
OHWM at the closest point. No new impervious surface would be added to the area and no trees and/or existing
vegetation would be removed as a result of the proposed project. The applicant provided a Stream Study, Drainage
Report, and Geotechnical Report with the application.
An Environmental (SEPA) Review Determination of Non-Significance - Mitigated (DNS-M) was issued for this project on
June 22, 2020 and included three mitigation measures.
FINDINGS OF FACT:
1. The applicant is requesting a Shoreline Substantial Development Permits for a stormwater upgrade project
within Apron A on the Renton Municipal Airport property (APN 0723059007).
2. The project is vested to the Shoreline Management Program regulations in effect at the time of the permit
applicaton date, April 4, 2020.
3. Apron A is currently comprised of 100 percent impervious surfaces and the site is developed with both industrial
and transportation uses.
4. The utility project would occur within 100 ft. from the Cedar River OHWM and is within the 200 ft. Shoreline
Jurisdiction.
5. Apron A is located on the west bank of the Cedar River within Reach A and is designated Shoreline High
Intensity.
6. The project would result in approximately 2,000 sq. ft. of replaced impervious surface.
7. No trees or vegetation would be removed as part of the project.
8. The site is located in a seismic hazard area - no other critical areas are present on the site.
9. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June
22, 2020 the Environmental Review Committee (ERC) issued a Determination of Non-Significance - Mitigated
(DNS-M) for the Boeing Apron A Stormwater Upgrade project.
10. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee issued the
following mitigation measures with the DNS-M:
The applicant shall comply with the recommendations of the geotechnical report prepared by S&EE, dated
March 20, 2020, or an updated report submitted at a later date.
If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all
construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the
owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’
cultural committees, and the Washington State Department of Archeology and Historic Preservation.
The applicant shall submit an Archaeological Monitoring and Inadvertent Discovery Plan MIDP to DAHP
and any interested Tribes for review prior to the start of any ground disturbing activities. Documentation
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 3 of 14
of the submittal shall be provided to the City of Renton prior to the issuance of building or construction
permits.
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 Stream Study prepared by Wood Environmental and Infrastructure Solutions was submitted with the project
application (Exhibit 3). 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.
13. 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:
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,
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 4 of 14
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 airport property and no
trees or riparian vegetation would be removed. No new lighting is proposed as part of
the stormwater upgrade project and no work associated with the project would occur
below the OHWM of the Cedar River. The nearest excavation from the Cedar River
would occur approximately 40 feet from OHWM.
The applicant submitted a Standard Stream Study Narrative prepared by Wood
Infrastructure and Environmental Solutions and dated March 31, 2020 (Exhibit 3). The
submitted report identified existing riparian and aquatic conditions in the area directly
east of the proposed utility work on Apron A. Due to the channeling of the river and
highly-developed nature of both river banks, the report states that the extremely limited
riparian areas near the project site likely provide little ecological function. The report
concludes that regardless of how the areas function, work on the proposed project
would occur outside of these narrow riparian areas and would not impact the Cedar
River’s aquatic or riparian habitats. Therefore the utility upgrade project would result
in no net loss of ecological functions and has values consistent with the City of Renton’s
Shoreline Master Program.
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.
3. Critical Areas Within Shoreline Jurisdiction
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 5 of 14
Compliant if
SEPA
Mitigation
Measure
Implemented
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 project site is located in a High Seismic Hazard Area. The applicant
submitted a geotechnical report prepared by S&EE, dated March 2020. The report
includes analysis and a series of recommendations based on the potential for
liquefaction to occur on the site during a seismic event. As part of a required SEPA
mitigation measure, the applicant will be required to comply with the recommendations
of the geotechnical report.
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 Cedar River Trail Park is located across the river along the east bank
and is the only area near the project site that is open to the public. The park provides
users views of both Lake Washington and the lower Cedar River. The proposed
improvements opposite the park are not structural in nature and are primarily located
underground. Although minor, temporary impacts to views may occur during the
construction phase, the proposed project would not permanently impact any views of
the shoreline from public ROWs or trails.
N/A
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: Not applicable, no buildings are proposed as a part of the project.
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.
N/A
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: Not applicable, no lighting is proposed as part of the project.
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.
N/A Integration and Screening of Mechanical Equipment: Building mechanical equipment
shall be incorporated into building architectural features, such as pitched roofs, to the
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 6 of 14
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: Not applicable, no building-mounted mechanical equipment is proposed
as part of the project.
N/A
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: Not applicable, no freestanding structures are proposed as part of the
project.
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.
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 project is not anticipated to generate noise, odors, lighting issues,
or other water and land traffic disturbances beyond those that are already associated
with the aviation-related activities that occur at the Renton Municipal Airport and at
the adjacent Boeing facility.
6. 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.
Cedar River A: Public physical access from a trail parallel to the water should be
provided if the Renton Municipal Airport redevelops in the future, balanced with goals
of ecological restoration.
Staff Comment: Public access to the shoreline would not be changed as a result of the
utility upgrade projects.
7. 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
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 7 of 14
habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and
preserve aesthetic values
Location of Development: Development and use shall be designed in a manner that
directs land alteration to the least sensitive portions of the site.
Staff comment: All land disturbance would occur within fully impervious, developed
areas of the site and all development is proposed above the OHWM. As such, the
locations where the work would occur are less sensitive than non-developed areas on
the site including the small riparian area along the river. Due to the channeling of the
river and the existing highly-developed nature of the area where the work would occur,
the development would not be occurring on a sensitive portion of the site. The proposed
work would occur fully outside of the riparian area adjacent to the Cedar River. In
addition, the fully impervious, 20 foot wide East Perimeter Road is located between the
river and the project site.
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 utility improvements on Apron A would occur within a
fully impervious area currently used for automobile parking and aircraft storage. In
addition, the proposed improvements will not alter existing natural features as the work
area is located in a fully developed portion of the apron. The total area of impervious
surface located on the site will not change as a result of the proposed improvements. In
addition, the project would not require any shoreline stabilization.
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: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 8 of 14
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.
8. Archaeological, Historical, and Cultural Resources:
Compliant if
SEPA
Mitigation
Measure is
Implemented
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 project proposal and notice of application were provided to
reviewing agencies including the State Department of Archaeology & Historic
Preservation (DAHP) as part of the SEPA review process. No agency comments were
provided, however two mitigation measures related to archaeological, historical, and
cultural resources were included as part of the SEPA threshold determination. The two
mitigation measures include a requirement to submit an Archaeological Monitoring
and Inadvertent Discovery Plan MIDP to DAHP and any interested Tribes for review
prior to the start of any ground disturbing activities, as well as a a requirement to stop
all construction activities if any Native American resources are found when excavating.
Compliant if
SEPA
Mitigation
Measure is
Implemented
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 is
Implemented
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.
Compliant if
SEPA
Mitigation
Measure is
Implemented
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
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 9 of 14
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 is
Implemented
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.
9. Standards for Density, Setbacks, and Height
The following development activities are not subject to buffers and setbacks; provided, that they are
constructed and maintained in a manner that minimizes adverse impacts on shoreline ecological
functions; and provided further, that they comply with all the applicable regulations in RMC Title IV.
N/A
Setbacks and buffers from the OHWM:
High Intensity Overlay District - For non-water oriented uses a 100 foot setback is
required from the OHWM.
The following development activities are not subject to buffers and setbacks; provided,
that they are constructed and maintained in a manner that minimizes adverse impacts
on shoreline ecological functions; and provided further, that they comply with all the
applicable regulations in RMC Title IV:
Underground utilities, including stormwater outfalls and conveyance pipes.
Staff Comment: The proposed work includes the replacement of underground utilities
and storm water conveyance infrastructure. The activities would be constructed under
a developed portion of the site with 100% impervious surface and would not impact the
ecological functions of the shoreline according the Stream Study Narrative (Exhibit 3)
submitted by the applicant. Therefore the proposed activities are exempt from the
buffer and setback requirements per RMC 4-3-090.D.7.
N/A
Vegetation Conservation Buffer: 100 feet.
Cedar River Reach A Standard: Enhancement of native riparian vegetation shall be
implemented as part of park management, balanced with needs of flood control levees
and opportunities to provide public visual and physical access to the shoreline.
Staff Comment: The proposed activities are exempt from the buffer and setback
requirements per RMC 4-3-090.D.7. See above under “Setbacks and buffers from the
OHWM” for additional analysis.
N/A
Building Height – Maximum:
In water – 35 ft.
Within 100 feet of OHWM – 35 ft.
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 10 of 14
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: No above-ground structures are proposed as part of the project.
N/A
Impervious area within the Buffer/Setback: 5%
Staff Comment: No new impervious surface area is proposed as part of the project.
10. Use Regulations:
a. Utilities: Local Service Utilities are permitted in the High Intensity Overlay.
Local utility services needed to serve water-dependent and other permitted uses in the
shoreline are subject to standards for ecological protection and visual compatibility.
Staff Comment: The applicant has proposed the replacement and upgrading of existing
stormwater infrastructure within the apron and subsequent shoreline jurisdiction. The
proposed work would primarily take place within the W-1 parking lot on Apron A as well
as the seven aircraft stall areas (stalls A1-A7) located on the apron. Proposed upgrades
includes the installation of 625 linear feet of new conveyance pipe, six modular
wetlands, and seven storm drainage catch basins. The project would also include the
installation of new spill containment valves, an oil/water separator, and spill diversion
system near the A7 aircraft stall area. The system updates would ensure effective spill-
containment infrastructure is in place to prevent oil from entering the lake during an
emergency spill event, and increase the water quality of storm-water discharge entering
the lake.
According to the Stream Study Narrative submitted by the applicant, there will be no
net loss of ecological functions. In addition, the project would not impact the visual
compatibility of the site due to all development occurring underground.
N/A
Major utility systems shall be located outside of shoreline jurisdiction, to the extent
feasible, except for elements that are water-dependent and crossings of water bodies
and other elements of shorelands by linear facilities.
Staff Comment: No major utility systems are proposed.
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 11 of 14
New public or private utilities shall be located inland from the land/water interface,
preferably out of shoreline jurisdiction, unless: (a) Perpendicular water crossings are
unavoidable; or b) Utilities are necessary for authorized shoreline uses consistent with
the Shoreline Master Program.
Staff Comment: No new public utilities are proposed as part of the project. New private
utilities would be installed under existing impervious surface and are necessary for
airplane manufacturing (industrial use) and the Renton Municipal Airport – both
authorized uses under the Shoreline Master Program. The new utilities would be located
within the shoreline jurisdiction within approximately 40 feet of the OHWM, but would
not require any water crossings.
Linear facilities consisting of pipelines, cables and other facilities on land running
roughly parallel to the shoreline shall be located as far from the water’s edge as feasible
and preferably outside of shoreline jurisdiction.
Staff Comment: See comment above.
Linear facilities consisting of pipelines, sewers, cables and other facilities on aquatic
lands running roughly parallel to the shoreline that may require periodic maintenance
that would disrupt shoreline ecological functions shall be discouraged except where no
other feasible alternative exists. When permitted, provisions shall assure that the
facilities do not result in a net loss of shoreline ecological functions or significant
impacts to other shoreline resources and values.
Staff Comment: The stormwater outfalls currently discharge to the aquatic area. No
feasible alternative exists since the treated stormwater must be discharged into the
lake. The relocated stormwater outfalls would be placed in a manner so as to prevent
erosion and the loss of ecological function, and would also convey treated water into
the lake as opposed to sheet-flowing off of the apron.
Utilities shall be located in existing rights-of-way and corridors, whenever reasonably
feasible.
Staff Comment: There are no rights-of-way in the project vicinity. However, the
proposed utilities would be located within an existing utility corridor under Apron A.
N/A
Utility crossings of water bodies shall be located on bridges or located in other existing
facilities, if reasonably feasible. If new installations are required to cross water bodies
or wetlands they should avoid disturbing banks and streambeds and shall be designed
to avoid the need for shoreline stabilization. Crossings shall be tunneled or bored where
reasonably feasible. Installations shall be deep enough to avoid failures or need for
protection due to exposure due to streambed mobilization, aggregation or lateral
migration. Underwater utilities shall be placed in a sleeve if reasonably feasible to avoid
the need for excavation in the event of the need for maintenance or replacement.
Staff Comment: Not applicable – the project does not include any utility crossings of
water bodies.
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 12 of 14
In areas where utility installations would be anticipated to significantly alter natural
groundwater flows, a barrier or conduit to impede changes to natural flow
characteristics shall be provided.
Staff Comment: The utility installations are not anticipated to alter natural
groundwater flows due to their location under existing impervious surface.
Excavated materials from construction of utilities shall be disposed of outside of the
vegetation conservation buffer except if utilized for ecological restoration and shall be
specified in the submittal materials.
Staff Comment: The majority of excavated material would be replaced after the new
infrastructure is installed. All excess material from utility installation would be disposed
of offsite in approved locations.
Utilities shall be located and designed to avoid natural, historic, archaeological or
cultural resources to the maximum extent feasible and mitigate adverse impacts where
unavoidable.
Staff Comment: The proposed project involves upgrading various stormwater utilities
within a highly developed, fully impervious site and is not expected to impact any
natural, historic, archaeological or cultural resources. However, two mitigation
measures included as part of the SEPA threshold decision were added to ensure that
construction ceases and the proper stakeholders are notified if any Native American
graves or artifacts are discovered.
Utilities shall be located, designed, constructed, and operated to result in no net loss of
shoreline ecological functions with appropriate on- and off-site mitigation including
compensatory mitigation.
Staff Comment: According to the Stream Study Narrative (Exhibit 3) submitted by the
applicant, the project would not result in a net loss of ecological functions.
All utility development shall be consistent with and coordinated with all local
government and State planning, including comprehensive plans and single purpose
plans to meet the needs of future populations in areas planned to accommodate
growth.
Staff Comment: Proposed utility replacements and installation would be entirely
contained on the Renton Municipal Airport site. The applicant has coordinated with the
City of Renton on the stormwater project throughout the planning process and the City
supports the proposed upgrades.
N/A
Site planning and rights-of-way for utility development should provide for compatible
multiple uses such as shore access, trails, and recreation or other appropriate use
whenever possible. Utility right-of-way acquisition should be coordinated with
transportation and recreation planning.
Vegetation Conservation: (a) Native vegetation shall be maintained whenever
reasonably feasible, (b) When utility projects are completed in the water or shoreland,
the disturbed area shall be restored as nearly as possible to the original condition, (c) All
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 13 of 14
vegetation and screening shall be hardy enough to withstand the travel of service trucks
and similar traffic in areas where such activity occurs.
Staff Comment: No native vegetation would be disturbed as a result of the proposed
project.
Local Service Utilities, Specifications - Stormwater Management:
(a) The City will work with private property owners and other jurisdictions to
maintain, enhance and restore natural drainage systems to protect water quality,
reduce flooding, reduce public costs and prevent associated environmental
degradation to contribute to the goal of no net loss of shoreline ecological functions.
(b) All new development shall meet current stormwater management requirements
for detention and treatment.
(c) Individual single family residences may be subject to water quality management
requirements to ensure the quality of adjacent water bodies.
(d) Stormwater ponds, basins and vaults shall be located as far from the water’s edge
as feasible and may not be located within vegetation conservation buffers.
(e) The location design and construction of stormwater outfalls shall limit impacts on
receiving waters and comply with all appropriate local, State, and Federal
requirements. Infiltration of stormwater shall be preferred, where reasonably
feasible.
(f) Stormwater management may include a low impact development stormwater
conveyance system in the vegetation buffer, if the system is designed to mimic the
function and appearance of a natural shoreline system and complies with all other
requirements and standards of subsection F1 of this Section, Vegetation
Conservation.
Staff Comment: The proposed stormwater conveyance system upgrade project would
not result in a net loss of ecogonical function for the lower Cedar River. The project
would be subject to local stormwater requirements in the 2017 Renton Surface Water
Design Manual. The proposed improvements would also improve the quality of the
water entering local water bodies through the use of an upgraded oil/water separator,
modular wetlands, and new stormwater catch basins. No ponds, vaults, or basins would
be located within the vegetation conservation buffer and no new stormwater outfalls
are proposed as a part of the project.
This Permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following:
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
City of Renton Department of Community & Economic Development Shoreline Management Permit
Boeing Apron A Stormwater Upgrade Project LUA20-000093, ECF, SM
DATE OF PERMIT: September 2, 2020 Page 14 of 14
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.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, 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
DocuSign Envelope ID: E5BC5D88-4502-4914-AF55-E663AFDD0B70
9/14/2020 | 2:17 PM PDT