HomeMy WebLinkAboutD_B_of_A_Redevelopment_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_B of A Redevelopment_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 7, 2025
Project File Number: PR25-000019
Project Name: Redevelopment of former Bank of America at Benson Center
Land Use File
Number:
LUA25-000052, CUP-A, W
Project Manager: Jill Ding, Senior Planner
Owner: Tony Halsey, KRG Renton North Benson, 30 S Meridian St, Indianapolis, IN
46204
Applicant/Contact: Bill Barton, PMDG, 19401 40th Ave W, Suite 420, Lynnwood, WA 98036
Project Location: 17803 108th Ave SE, Renton, WA 98055 (APN 3223059065)
Project Summary: The applicant is requesting an Administrative Conditional Use Permit (CUP) and
a Street Standards Waiver for a new restaurant with a drive-through window. The
project site totals 157,868 square feet (3.62 acres) in area and is zoned
Commercial Arterial (CA) and is located within Urban Design District D. The
project site is currently developed with an existing 3,193 square foot building that
was previously a Bank of America and 28 stall surface parking lot. The applicant
proposes to remodel the existing building for a restaurant use with an accessory
drive-through window. No expansions to the existing building footprint are
proposed. The proposal includes the removal of the existing sloped roof and the
replacement with a new flat roof with parapets. No change in access is
proposed. A Street Standards Waiver request was submitted to waive a portion
of the frontage improvements and to limit the installation of frontage
improvements to the frontage directly abutting the existing building and surface
parking lot. According to City of Renton (COR) Maps, the site is mapped with
sensitive slopes (slopes with a grade between 25% and 40%).
Site Area: 3.62 acres (157,868 square feet.)
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 2 of 41
D_B of A Redevelopment_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Report and Decision
Exhibit 2: Plan Set
Exhibit 3: Soos Creek Water and Sewer District Certificate of Sewer Availability
Exhibit 4: Soos Creek Water and Sewer District Certificate of Water Availability
Exhibit 5: Project Narrative
Exhibit 6: Conditional Use Permit Justification
Exhibit 7: Waiver of Street Improvements Request
Exhibit 8: Arborist Report, prepared by Tree Solutions, Inc., dated July 12, 2024
Exhibit 9: Limited Geotechnical Report, prepared by PanGeo, Inc., dated January 13, 2025
Exhibit 10: Technical Information Report, prepared by Kimley-Horn and Associates, Inc.,
dated January 21, 2025
Exhibit 11: Trip Generation Memo, prepared by Kimley-Horn and Associates, Inc., dated
November 21, 2024
Exhibit 12: Transportation Concurrency
Exhibit 13: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Tony Halsey
KRG Renton North Benson
30 S Meridian St
Indianapolis, IN 46204
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant former Bank of America Building
5. Critical Areas: The site is mapped with sensitive slopes (slopes
with grades between 25% and 40%).
6. Neighborhood Characteristics:
a. North: Vehicle Fueling Station, Commercial & Mixed Use (CMU) Comprehensive Plan
Land Use Designation and Commercial Arterial (CA) zone
b. East: Fire Stone Complete Auto Care, Commercial & Mixed Use (CMU) Comprehensive
Plan Land Use Designation and Commercial Arterial (CA) zone
c. South: Taco Bell, Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation and Commercial Arterial (CA) zone
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 3 of 41
D_B of A Redevelopment_FINAL
d. West: Fred Meyer, Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation and Commercial Arterial (CA) zone
7. Site Area: 3.62 acres (157,868 square feet.)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 12/09/2024
Zoning N/A 6154 12/09/2024
Annexation (Benson Hill) N/A 5327 03/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the Soos Creek Water and Sewer District.
b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is public storm system along 108th Ave SE and private storm
system on-site.
2. Streets: The proposed development fronts 108th Ave SE along the east property line. 108th Ave SE
is classified as a principal arterial with an existing right-of-way (ROW) of approximately eighty feet
(80’) to ninety feet (90’). The proposed development fronts SE 180th St, a residential access street,
along the South property line. The available ROW width on the frontage of SE 180th St varies from
sixty feet (60’) to sixty-five feet (65’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 4 of 41
D_B of A Redevelopment_FINAL
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
February 26, 2025 and determined the application complete on February 27, 2025. The Type II permit
complies with the 100-day review time period.
2. The project site is located at 17803 108th Ave SE, Renton, WA 98055 (APN 3223059065).
3. The project site is currently developed with an existing 3,193 square foot building that was previously
a Bank of America and 28 stall surface parking lot.
4. Access to the site would remain unchanged via existing curb cuts off 108th Ave SE and SE 180th St.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. There are thirty-nine significant trees located on the project site, no trees are proposed to be
removed as a result of the proposed development.
8. The site is mapped with sensitive slopes (slopes with grades between 25% and 40%).
9. Grading onsite would be limited to excavation and fill necessary for the installation of frontage
improvements along 108th Ave SE.
10. The applicant is proposing to begin construction in June of 2025 and end construction in October of
2025.
11. No public or agency comments were received during the 14-day public comment period.
12. 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 has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report (Exhibit 13).
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), the project is exempt from Environmental (SEPA) Review.
14. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the
City’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as
part of mixed-use development and supports new office and commercial development that is more
intensive than what exists to create a vibrant district and increase employment opportunities. The
intention of this designation is to transform strip commercial development into business districts
through the maximization of uses and with cohesive site planning, landscaping, signage, circulation,
parking, and the provision of public amenity features. The proposal is compliant with the following
Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 5 of 41
D_B of A Redevelopment_FINAL
✓
Goal LU-K: Cultivate an energetic business environment and commercial activity
to provide a range of service, office, commercial, and mixed-use residential uses
that enhance the City’s employment and tax base along arterial streets and in
Countywide and Regional Growth Centers.
✓
Goal LU-BB: Ensure new development supports a high quality of life with design
that is functional and attractive.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
15. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is
to evolve from “strip commercial” linear business districts to business areas characterized by
enhanced site planning and pedestrian orientation, incorporating efficient parking lot design,
coordinated access, amenities and boulevard treatment with greater densities. The CA Zone
provides for a wide variety of retail sales, services, and other commercial activities along high-
volume traffic corridors. Residential uses may be integrated into the zone through mixed-use
buildings. The proposal is compliant with the following development standards, as outlined in RMC
4-2-120A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: Eating and drinking establishments are a permitted use within the CA zone,
provided the use is:
a. Located on the same lot with another building/use; or
b. Structurally integrated into another building/use; or
c. Located on its own lot with some amount of indoor customer seating to qualify
the drive-through as “accessory” to the eating/drinking establishment;
d. When food- and beverage-related drive-in/drive-through services are
proposed, an Administrative Conditional Use Permit is required.
When drive-through service is proposed for new construction or proposed via
change of use of an existing building, businesses shall incorporate a walk-up
window in the project design and/or part of the tenant improvements. If there are
practical difficulties with including a walk-up window, the applicant may propose
an alternative that meets the intent and purposes of pedestrian-oriented
development. The proposal shall be reviewed for consideration and approval by
the Administrator.
Drive-in/drive-through retail uses are permitted as an accessory use within the CA
zone. Where drive-in/drive-through service is proposed for an eating and drinking
establishment, twenty-five percent (25%) of the total building area shall be
dedicated to indoor seating to qualify the drive-through as accessory.
Staff Comment: The proposal is a change of use from an existing bank to an eating
and drinking establishment with a drive-through window. The existing building
totals 3,193 square feet. and would include an 890 square feet. dining area, which
would occupy twenty-eight percent (28%) of the total building area. The proposed
dining area would exceed the minimum twenty-five percent (25%) requirement for
an eating and drinking establishment with an accessory drive-through. An
administrative conditional use permit application was submitted with the project
application materials, see further discussion below under FOF 18. A walk-up
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 6 of 41
D_B of A Redevelopment_FINAL
window is not included with the proposal, as restaurant patrons would be able to
enter the restaurant to order and pick-up food inside, which would serve the same
function as a walk-up window.
N/A
Density: The minimum density required in the CA zone is 20.0 dwelling units per
net acre. The maximum density permitted is 60 dwelling units per net acre in the
City Center and Highlands Community Planning Areas and 30 dwelling units per
net acre in the East Plateau and Kennydale Community Planning Areas. Net density
is calculated after the deduction of sensitive areas, areas intended for public right-
of-way, and private access easements.
Staff Comment: No new residential units are proposed as a part of the project.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 square
feet. There are no minimum lot width or depth requirements.
Staff Comment: The existing legal lot is approximately 157,868 square feet. and
conforms with the lot dimensional requirements of the CA zone.
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback
of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The
minimum setback may be modified through the site plan review process if it can
be demonstrated to the Administrator’s satisfaction that the criteria as set forth in
RMC 4-2-120C.16 can be met. The maximum secondary front yard setback is 20
feet. The maximum setback may be modified through the site plan review process
if the applicant can demonstrate that the proposed development meets criteria
set forth in RMC 4-2-120C.15. There are no minimum side or rear yard setbacks,
except 15 ft. if the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The project site is not abutting or adjacent to a residential zone;
therefore, no side or rear setbacks are applicable to the project site. The existing
commercial structure would be setback approximately fifty-one feet (51’) from the
front property line abutting 108th Ave SE, following right-of-way dedication, and
would be non-conforming with respect to the maximum 20-foot front yard setback
requirement in the CA zone. The existing building would maintain an approximately
eighty-five-foot (85’) side yard setback from the property line to the north, an
approximately thirty-three-foot (33’) side yard setback from the south property line,
and an approximately eighty-five-foot (85’) rear yard setback from the west
property line. The proposal does not include any changes to the existing building
footprint and would not increase the existing non-conforming front yard setback.
✓
Building Standards: The CA zone has a maximum building coverage 65% of total
lot area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building
is mixed use. Heights may exceed the Zone’s maximum height with a Conditional
Use Permit.
Staff Comment: According to the site plan (Exhibit 2) submitted with the
application, in addition to the existing building, the project site also includes a
vehicle fueling station, car wash, Starbucks, and auto glass repair shop. The total
building footprint of all existing buildings totals approximately 17,712 square feet.
and results in an eleven percent (11%) lot coverage on the 157,868 square feet.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 7 of 41
D_B of A Redevelopment_FINAL
project site. The existing building coverage is less than the 65% maximum
permitted by City Code.
As shown on the submitted building elevations (Exhibit 2), the roofline of the
existing building would be revised to accommodate the proposed restaurant
space. The maximum height of the proposed restaurant would be approximately
24 feet 10 inches tall (24’-10”), which is less than the 50-foot (50’) maximum height
permitted by City Code.
Compliant
if condition
of approval
is met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on
the width of the planting strip and the presence or lack of overhead power
lines; provided, the Administrator and City arborist shall each retain the
right to reject any proposed cultivar regardless of whether or not the
cultivar is on the City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. 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, street
lights, 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.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the
street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of
one tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 8 of 41
D_B of A Redevelopment_FINAL
c. Ground cover in sufficient quantities to provide at least ninety percent
(90%) coverage of the landscaped area within three (3) years of
installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of
landscaping per parking space, any interior parking lot landscaping area shall be
sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall
be dispersed throughout the parking area and shall include a mixture of trees,
shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area shall be planted. Up to fifty percent (50%) of shrubs may
be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least
ninety percent (90%) coverage of the landscaped area within three (3) years
of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
A permanent built-in irrigation system with an automatic controller shall be
installed, used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit 2)
with the project application materials. The subject property fronts 108th Ave SE to
the east. The proposal includes a combination of the retention of existing
landscaped areas as well as the addition of new landscaped areas.
A new five-foot (5’) wide street tree planter strip is proposed between the curb and
sidewalk along 108th Ave SE along the project site’s frontage. A waiver of frontage
improvements has been requested along the portions of the 108th Ave SE and SE
180th St frontages that do not directly abut the former Bank of America building
location, see further discussion below under FOF 19. The street tree planter strip
would be planted with silver linden street trees and kinnikinnick. Silver linden street
trees are on the City’s approved street tree list. See further condition and
discussion below regarding the width of the street tree planter strip under FOF 20.
There is an existing, approximately twenty-five-foot (25’) wide onsite landscape
strip along 108th Ave SE that is proposed to be replanted with a mix of trees, shrubs,
and ground cover. Proposed tree species include five (5) silver linden trees. Shrub
species would include: somerset Daphne, box leaf honeysuckle, creeping
mahonia, Mount Vernon English laurel, and magic carpet spirea. Ground cover
species would include kinnikinnick.
The proposal would also include the retention of existing parking lot landscaping
around the perimeter of the existing parking lot as well as the addition of some new
landscaped areas along the building façade, pedestrian walkway connecting the
sidewalk along the existing driveway to the project site, and the proposed trash
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 9 of 41
D_B of A Redevelopment_FINAL
enclosure. These areas would be landscaped with a mix of trees, shrubs, and
ground cover. Proposed tree species would include thornless honey locust trees.
Shrub species would include: somerset Daphne, box leaf honeysuckle, creeping
mahonia, Mount Vernon English laurel, and magic carpet spirea. Ground cover
species would include Japanese forest grass, and kinnikinnick.
Within the immediate project vicinity the project site would include the retention
and restriping of twenty-eight (28) existing parking spaces. A total of fifteen (15)
square feet of interior parking lot landscaping is required for parking lots with
between fifteen (15) and fifty (50) parking spaces. A total of 420 square feet of
interior parking lot landscaping would be required. The conceptual landscape plan
indicates that the project site would include 886 square feet of interior parking lot
landscaping, which would exceed this requirement.
Staff recommends, as a condition of approval, that a detailed landscape plan be
submitted with the civil construction permit submittal that provides final locations,
sizes, quantities, planting details, and other applicable items as set forth in the
RMC 4-8-120 submittal requirements. The detailed landscape plan shall be
submitted to the Current Planning Project Manager for review and approval.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
(4-4-130) require the retention of 30 percent of trees in a commercial
development. Tree credit requirements shall apply at a minimum rate of thirty (30)
credits per net acre based on values for existing or new trees as provided in RMC
4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
Staff Comment: An Arborist Report, prepared by Tree Solutions, Inc., dated July 12,
2024 (Exhibit 8) was submitted with the project application materials. According to
the submitted arborist report, a total of thirty-nine (39) significant trees are located
on the project site. No trees are proposed for removal, resulting in a retention of
100% of existing significant trees, which would exceed the thirty percent (30%)
retention requirement.
The City’s Tree Retention Regulations also require a minimum tree credit of 30
credits per net acre. Based on a total site area of 157,868 square feet. or 3.62 acres
the project site would be required to provide 109 tree credits. Tree Credit
requirements may be satisfied through the retention of existing trees or the planting
of new trees. The submitted arborist report identified a total of 223 tree credits that
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 10 of 41
D_B of A Redevelopment_FINAL
are currently provided onsite through the retention of existing trees, which would
comply with the tree credit requirements.
✓
Refuse and Recycling: In retail developments, a minimum of five (5) square feet
per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of ten (10) square feet per
one thousand (1,000) square feet of building gross floor area shall be provided for
refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas.
Staff Comment: Based on the proposal for a total of approximately 3,193 square
feet of gross floor area, sixteen (16) square feet of recyclable deposit areas would
be required, and thirty-two (32) square feet of refuse deposit areas would be
required, resulting in a total required combined area of one hundred (100) square
feet. As shown on the submitted site plan (Exhibit 2), approximately 216 square feet
of combined refuse and recyclable deposit areas are proposed, which would
comply with the minimum size requirement.
See additional discussion below in FOF 16, Design District Review: Service
Element Location and Design.
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access
ways, where topographically feasible, to allow a smooth flow of traffic across
abutting CA lots without the need to use a street. Access may comprise the aisle
between rows of parking stalls, but is not allowed between a building and a public
street.
Staff Comment: The proposal would maintain existing site-to-site vehicular access
points as shown on the submitted plan set (Exhibit 2).
✓
Parking: Parking regulations require that eating and drinking establishments,
combination sit down and drive-through restaurant are required to provide a
minimum and maximum of 1.0 space per 75 square feet of dining area. The drive-
through facility shall be so located that sufficient on-site vehicle stacking space is
provided for the handling of motor vehicles using such facility during peak
business hours. Typically 5.0 stacking spaces per window are required unless
otherwise determined by the Administrator. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or extend into the public
right-of-way.
Shopping centers (4 or more individual commercial establishments) are required
to provide a minimum of 2.5 spaces per 1,000 square feet of net floor area and a
maximum of 5.0 spaces per 1,000 square feet of net floor area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions
are 8 ½ feet by 16 feet.
Staff Comment: The site currently has 28 parking stalls. As shown on the proposed
site plan (Exhibit 2), the applicant proposes to reconfigure and restripe the existing
parking lot to provide twenty-eight (28) parking spaces, while also accommodating
a pedestrian connection, outdoor seating, and trash enclosure. Based on a dining
area of 890 square feet., a minimum and maximum of 12 parking spaces is
required. The proposed drive-through window would provide the required five (5)
stacking spaces. The project site would also qualify as a shopping center as there
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 11 of 41
D_B of A Redevelopment_FINAL
is also a vehicle fueling station, car wash, Starbucks, and auto glass repair shop on
the parcel. All uses would have a total square footage of approximately 17,712
square feet and would require a minimum of 44 spaces up to a maximum of 89
spaces. The existing shopping center use has a total of approximately 121 existing
parking spaces, which exceeds the maximum number of parking spaces permitted
for a shopping center use. The proposal to retain the existing twenty-eight (28)
parking spaces would not increase the existing non-conforming condition for the
proposed restaurant or for the shopping center as a whole.
✓
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten
percent (10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Per RMC 4-4-080F.11. bicycle parking spaces are required at 10
percent (10%) of the number of required off-street parking spaces. As previously
discussed above under Parking, the proposed eating and drinking establishment,
combination sit down drive-through restaurant would be required to provide a total
of 12 parking spaces. Based on the requirement for 12 parking spaces one (1)
bicycle parking space would be required. The submitted plans and architectural
elevations include a bike rack that would provide a total of four (4) bicycle parking
spaces, which exceeds the minimum requirement.
Compliant
if condition
of approval
is met
Fences and Retaining Walls: The maximum height of any fence, hedge or
retaining wall is eight feet (8'), provided the fence, hedge, or retaining wall does not
exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or
secondary front yard property line. Fences, hedges, or retaining walls shall not
exceed forty-eight inches (48") in height within fifteen feet (15') of a rear yard
property line that abuts a public street. In no case shall a fence, hedge, or retaining
wall exceed forty-two inches (42") in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown
Zone) shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a
public street on a site that is nonconforming with regard to street frontage
landscaping requirements, the site shall be brought into compliance with street
frontage landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: The proposal includes a new approximately three-foot (3’) tall
retaining wall along the eastern portion of the project site (Exhibit 2). There were no
details provided for the retaining wall.
Therefore, staff recommends as a condition of approval that the applicant submit
a retaining wall detail with the civil plan set submitted at the time of Construction
Permit review. The retaining wall detail shall be provided to the Current Planning
Project Manager for review and approval.
16. Design District Review: The project site is located within Design District ‘D’. The following table
contains project elements intended to comply with the standards of the Design District ‘D’
Standards and guidelines, as outlined in RMC 4-3-100E:
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 12 of 41
D_B of A Redevelopment_FINAL
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available
to other structures and open space. To ensure an appropriate transition between buildings,
parking areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be
provided for.
N/A
Standard: The availability of natural light (both direct and reflected) and direct
sun exposure to nearby buildings and open space (except parking areas) shall
be considered when siting structures.
Staff Comment: Not applicable as no new buildings are proposed.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The existing building is oriented to face the parking lot, in
addition, the existing site topography would preclude the reorientation of the
building to the sidewalk along 108th Ave NE. In lieu of orienting the primary entry
to the public right-of-way, an entrance has been included on the north façade of
the building, fronting on the main driveway entry to the shopping center and a
pedestrian connection would be provided from the entrance to the sidewalk
along the driveway.
✓
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: See previous discussion above.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Administrator may allow facades that do not feature a
pedestrian orientation; if so, substantial landscaping between the sidewalk and
building shall be provided. Such landscaping shall be at least thirty feet (30') in
width as measured from the sidewalk.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 13 of 41
D_B of A Redevelopment_FINAL
Staff Comment: Not applicable. No standalone office buildings are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character of
the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent
entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall
be provided and shall enhance the overall quality of the pedestrian experience on the site.
Complies
with the
intent of this
standard
Standard: A primary entrance of each building shall be located on the facade
facing a street, shall be prominent, visible from the street, connected by a
walkway to the public sidewalk, and include human-scale elements.
Staff Comment: As previously discussed above, the primary entrance of the
existing building is oriented to the west, facing the parking lot. The existing site
topography would preclude the reorientation of the building to the sidewalk
along 108th Ave NE. In lieu of orienting the primary entry to the public right-of-
way, an entrance has been included on the north façade of the building, fronting
on the main driveway entry to the shopping center, and a pedestrian connection
would be provided from the entrance to the sidewalk along the driveway. The
proposal to add a new entrance on the north facade with a pedestrian
connection to the sidewalk along the north driveway access into the shopping
center, which would connect to the public sidewalk along 108th Ave NE would
comply with the intent of this standard.
✓
Standard: A primary entrance of each building shall be made visibly prominent
by incorporating architectural features such as a facade overhang, trellis, large
entry doors, and/or ornamental lighting.
Staff Comment: As shown on the submitted building elevations and landscape
plan (Exhibit 2), the existing entrance on the west façade and proposed entrance
on the north facade would be made visibly prominent through the addition of
glazing, weather protection, and landscaping.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below).
Buildings that are taller than thirty feet (30') in height shall also ensure that the
weather protection is proportional to the distance above ground level.
Staff Comment: As previously discussed above, the site topography precludes a
building entrance facing 108th Ave NE to the east. As shown on the submitted
building elevations and roof plan (Exhibit 2), weather protection (metal awning)
is proposed along the north and west façade, as well as along the east façade
over the proposed drive-through window.
✓
Standard: Building entries from a parking lot shall be subordinate to those
related to the street.
Staff Comment: See previous discussion above regarding building entries.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 14 of 41
D_B of A Redevelopment_FINAL
✓
Standard: Features such as entries, lobbies, and display windows shall be
oriented to a street or pedestrian-oriented space; otherwise, screening or
decorative features should be incorporated.
Staff Comment: See discussion above.
N/A
Standard: Multiple buildings on the same site shall direct views to building
entries by providing a continuous network of pedestrian paths and open spaces
that incorporate landscaping.
Staff Comment: Not applicable no new buildings are proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the
street shall include entries from front yards to provide transition space from the
street or entries from an open space such as a courtyard or garden that is
accessible from the street.
Staff Comment: Not applicable. No residential uses are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and
scale.
✓
Standard: At least one of the following design elements shall be used to promote
a transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent
bulk and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or
rear of a building in order to reduce the bulk and scale of larger buildings and/or
so that sunlight reaches adjacent and/or abutting yards.
Staff Comment: The existing building’s bulk and scale is similar with that of the
existing buildings within the North Benson Center shopping center. The project
improvements include the remodel of the existing structure and change of use
from a bank to an eating and drinking establishment combination sit down, drive-
through. A new building entrance is proposed on the north building façade and
articulation and material changes are proposed along all building facades. In
addition, the existing hipped roof would be removed and replaced with a flat roof.
The new roof would include parapets and a variation on the roof line to add visual
interest to the structure.
d. Service Element Location and Design:
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 15 of 41
D_B of A Redevelopment_FINAL
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles,
loading docks) by locating service and loading areas away from high-volume pedestrian areas, and
screening them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians
and other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not
adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements
shall be concentrated and located where they are accessible to service vehicles
and convenient for tenant use.
Staff Comment: The proposed service area would be located on the northeast
corner of the project site. The service area would be located within the parking
lot and would be easily accessible to service vehicles and would be conveniently
located for employee access.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Service area screening details (Exhibit 2) were included with the
project application materials. The applicant proposes to construct the
refuse/recycling enclosure using CMU walls, a metal gate, wire mesh, and a
metal shed roof. The proposed refuse/recycling enclosure would be enclosed on
all four sides; however, the submittal materials do not indicate if the proposed
enclosure would include self-closing doors. Therefore, staff recommends as a
condition of approval the applicant submit a revised refuse and recycling plan
with the building permit application that provides a detail sheet indicating the
self-closing door mechanism. The revised plan shall be reviewed and approved
by the Current Planning Project Manager, prior to building permit issuance.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or
wood, or some combination of the three (3).
Staff Comment: The proposed enclosure is comprised of CMU masonry walls,
as well as a metal shed roof and gate.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum 3 feet wide, shall be
located on 3 sides of such facility.
Staff Comment: The enclosure is not located adjacent to a street, pathway, or
pedestrian oriented space, however the landscape plan identifies significant
street frontage landscaping and an interior parking lot landscape island that
would soften the visual impact of the refuse and recycling enclosure.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design
features and architectural elements at gateways should be provided. While gateways should be
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 16 of 41
D_B of A Redevelopment_FINAL
distinctive within the context of the district, they should also be compatible with the district in form
and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians
and other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with
visually prominent features.
Staff Comment: Not applicable. The subject property is not located at a district
gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
Staff Comment: Not applicable. See above.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: Not applicable. See above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes
and other impacts from vehicles; ensure sufficient parking is provided, while encouraging
creativity in reducing the impacts of parking areas; allow an active pedestrian environment by
maintaining contiguous street frontages, without parking lot siting along sidewalks and building
facades; minimize the visual impact of parking lots; and use access streets and parking to
maintain an urban edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of
the parking area and associated vehicles. Large areas of surface parking shall also be designed
to accommodate future infill development.
Complies
with the
Standard: Parking shall be located so that no surface parking is located
between:
a. A building and the front property line; and/or
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 17 of 41
D_B of A Redevelopment_FINAL
intent of this
standard
b. A building and the side property line (when on a corner lot).
Staff Comment: The proposal would include striping of an existing paved surface
for parking between the building and 108th Ave SE. However, as previously
discussed, the project site sits lower than the existing 108th Ave SE right-of-way.
In addition, there is existing mature landscaping proposed to remain and new
landscaping that would be planted between the parking spaces and 108th Ave
SE as well as a new retaining wall that would be constructed to stabilize the slope
and proposed frontage improvements. As a result of the topographical change
and landscaped buffer, the striped parking spaces would not likely be visible
from the public right-of-way. In addition, the newly striped spaces would not be
considered new parking spaces, but would simply be existing parking spaces
that have been relocated to accommodate the parking spaces removed for the
pedestrian walkway to the north of the site, the proposed service area, and the
proposed patio to be constructed for outdoor seating. The existing site has
twenty-eight (28) parking spaces and the reconfigured parking lot would maintain
the existing twenty-eight (28) spaces. The proposal would comply with the intent
of this standard.
✓
Standard: Parking shall be located so that it is screened from surrounding
streets by buildings, landscaping, and/or gateway features as dictated by
location.
Staff Comment: As previously discussed above, the project proposal includes an
on-site landscape strip along 108th Ave NE. It is anticipated that the proposed
street frontage landscaping would provide adequate screening for the surface
parking.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary
building(s) should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of seventy five percent (75%) of the
building frontage width.
Staff Comment: Not applicable. The applicant has not proposed a structured
parking garage.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development
may approve parking structures that do not feature a pedestrian orientation in
limited circumstances. If allowed, the structure shall be set back at least six feet
(6') from the sidewalk and feature substantial landscaping. This landscaping
shall include a combination of evergreen and deciduous trees, shrubs, and
ground cover. This setback shall be increased to ten feet (10') when abutting a
primary arterial and/or minor arterial.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 18 of 41
D_B of A Redevelopment_FINAL
Staff Comment: Not applicable. See comment above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from
view with treatment such as walls, decorative grilles, trellis with landscaping, or
a combination of treatments.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines. Possible
treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: Not applicable. See comment above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when
available. If not available, access shall occur at side streets.
Staff Comment: The subject property has street frontage along 108th Ave S and
SE 180th St. There are existing internal driveways throughout the existing North
Benson Shopping Center that provide access to the individual businesses.
Existing access to the project would remain via the existing driveway access on
the west side of the project site.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 19 of 41
D_B of A Redevelopment_FINAL
✓
Standard: The number of driveways and curb cuts shall be minimized for
vehicular access purposes, so that pedestrian circulation along the sidewalk is
minimally impeded.
Staff Comment: See previous discussion above, no new driveway curb cuts are
proposed.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and
pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to
reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings
from parking areas. Providing pedestrian connections to abutting properties is an important
aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways
shall be easily identifiable to pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly
delineated and connect buildings, open space, and parking areas with the
sidewalk system and abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or appropriate permeable walking
surface material, unless the applicant can demonstrate that the
proposed surface is appropriate for the anticipated number of users and
complementary to the design of the development.
Staff Comment: There are existing concrete sidewalks along 108th Ave SE, as
well as along the private driveway entering the shopping center along the north
end of the project site. The proposal includes the construction of frontage
improvements along 108th Ave SE, fronting the project site, which would include
the addition of a street tree planter strip between the curb and sidewalk. A new
concrete pedestrian walkway is proposed within the surface parking lot
connecting the north building entrance to the existing sidewalk along the existing
driveway entering the North Benson Center shopping center.
✓
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from
abutting paving materials. Permeable materials are encouraged. The pathways
shall be perpendicular to the applicable building facade and no greater than one
hundred fifty feet (150') apart.
Staff Comment: See previous discussion above.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 20 of 41
D_B of A Redevelopment_FINAL
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail
buildings 100 or more feet in width (measured along the facade) shall
provide sidewalks at least 12 feet in width. The walkway shall include an
8 foot minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to
be no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of
sufficient width to accommodate the anticipated number of users.
Staff Comment: A pedestrian walkway is proposed along the north and west
building facades, in addition a small patio is proposed at the northwest corner of
the building to provide outdoor seating. The pedestrian walkway along the west
façade would range in width from approximately five feet (5’) to nine feet (9’) and
the walkway along the north façade would be approximately nine feet (9’) in
width. The proposed outdoor seating area would be approximately seventeen
feet (17’) by eighteen feet (18’). The proposed walkways would be of sufficient
width to accommodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used
where feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant will be given the opportunity to incorporate
permeable pavement in final design as they account for BMP requirements.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety
of year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall
be included.
✓
Standard: Architectural elements that incorporate plants, particularly at
building entrances, in publicly accessible spaces and at facades along streets,
shall be provided.
Staff Comment: As shown on the submitted landscape plan (Exhibit 2), the north
façade includes a landscape planter to the east of the building entrance and the
west façade includes two (2) planters to be planted with seasonal color, which
would add visual interest at the building entries.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 21 of 41
D_B of A Redevelopment_FINAL
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access
to public spaces or building entrances.
Staff Comment: As indicated above, the proposed site plan (Exhibit 2) includes
an outdoor seating at the northwest corner of the building. The proposed location
for the outdoor seating area does not impede or block pedestrian access;
however, the submittal does not include details regarding the outdoor furniture
materials. In order to ensure that the proposed site amenities are aesthetically
pleasing and made of durable materials, staff recommends as a condition of
approval that the applicant provide details regarding the design, color, and brand
for the proposed outdoor seating and furniture, for review and approval by the
Current Planning Project Manager, prior to Building Permit issuance.
Complies
with the
intent of this
standard
Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements
shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy
five percent (75%) of the length of the building facade facing the street, a
maximum height of fifteen feet (15') above the ground elevation, and no lower
than eight feet (8') above ground level.
Staff Comment: The existing building is topographically below 108th Ave SE, any
weather protection along the façade facing 108th Ave SE would not be visible. In
lieu of placing weather protection along the façade facing 108th Ave SE, weather
protection is proposed along the north and west facades over the building
entrances. The weather protection proposed along the west façade is proposed
along approximately fifty percent (50%) of the façade (approx. 31’/61.5’ = 50%)
and is proposed along thirty-three percent (33%) of the north façade (approx.
17’/51.5’ = 33%). The weather protection is proposed over the glazed areas.
Weather protection along the remainder of the facades would be precluded by
building articulations. The proposal would comply with the intent of this
standard.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations. To create usable and inviting open space that is accessible to the public;
and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented
space at the street corner to emphasize pedestrian activity (illustration below). Recreation and
common open space areas are integral aspects of quality development that encourage
pedestrians and users. These areas shall be provided in an amount that is adequate to be
functional and usable; they shall also be landscaped and located so that they are appealing to
users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten
(10) or more dwelling units shall provide common opens space and/or recreation
areas.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 22 of 41
D_B of A Redevelopment_FINAL
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation
area shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated
low impact development facilities may be used in required or provided
open space where feasible and designed consistent with the Surface
Water Design Manual. Such facilities shall be counted towards no more
than fifty percent (50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred
(100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such
spaces above the street level must feature views or amenities that
are unique to the site and are provided as an asset to the
development;
iii. Pedestrian corridors dedicated to passive recreation and separate
from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports
courts, swimming pools, exercise areas, game rooms, or other
similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use
areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all
residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without
common access links, such as pedestrian trails.
Staff Comment: Not applicable, no residential uses are proposed.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 23 of 41
D_B of A Redevelopment_FINAL
N/A
Standard: All buildings and developments with over thirty thousand (30,000)
square feet of nonresidential uses (excludes parking garage floorplate areas)
shall provide pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the
following formula: 1% of the site area + 1% of the gross building area, at
minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the
abutting structures from the public right-of-way or a nonvehicular
courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving;
and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are
widened or enhanced beyond minimum requirements, the area may
count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank
walls, and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, proposed development is less than thirty
thousand (30,000) square feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the
Commercial Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 24 of 41
D_B of A Redevelopment_FINAL
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square
feet with a minimum dimension of twenty feet (20') on one side abutting the
sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled
lighting, and seating. Vegetated low impact development facilities may be used
in the plaza where feasible and designed consistent with the Surface Water
Design Manual. Such facilities shall count towards no more than fifty percent
(50%) of the plaza requirement.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and
ensure that all sides of a building, that can be seen by the public, are visually interesting.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 25 of 41
D_B of A Redevelopment_FINAL
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size
of buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
✓
Standard: All building facades shall include modulation or articulation at
intervals of no more than forty feet (40').
Staff Comment: The proposal includes the retention and remodel of an existing
building. The existing building has dimensions of approximately sixty-one and
one-half feet (61.5’) by fifty-one and one-half feet (51.5’). No new building
additions to the existing building are proposed. The existing building has
modulation on the west façade and on the east façade (drive-through window),
there is not much modulation on the south and north facades; however, weather
protection is added to the north façade that would add dimension to the façade.
In addition, material variation has been added to all facades to help further break
up the facades.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet
(16') in height, and eight feet (8') in width.
Staff Comment: See discussion above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk
and scale of the facade (illustration in District B, below); or provide an additional
special feature such as a clock tower, courtyard, fountain, or public gathering
area.
Staff Comment: Not applicable, the existing building is less than one hundred
sixty feet (160’) in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or
distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal
wood siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things
such as decorative entry paving, street furniture (benches, etc.), and/or public art.
Compliant if
conditions of
approval are
met, See
Subsection
Lighting
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: As shown on the submitted exterior elevations and landscape
plan (Exhibit 2), the proposal would include glazing, landscaping, and a variation
in building materials along the facades ground floor to provide human-scaled
elements. See further discussion and condition of approval below under
subsection, Lighting. With verification of the additional lighting features
recommended as a condition of approval, the building’s ground level elements
would be enhanced.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 26 of 41
D_B of A Redevelopment_FINAL
✓
Standard: On any facade visible to the public, transparent windows and/or
doors are required to comprise at least 50 percent of the portion of the ground
floor facade that is between 4 feet and 8 feet above ground (as measured on the
true elevation).
Staff Comment: The west (front) facade and north facade of the existing building
are visible from the parking lot and interior drive aisles of the shopping center. As
provided in the Architectural Elevations (Exhibit 2), glazing is proposed along the
north and west facades. Glazing along the west façade would provide
approximately fifty percent (50%) window coverage. The glazing along the north
façade would be less than the fifty percent (50%) minimum requirement,
however it would be more than what is currently existing along this façade,
therefore bringing the existing building closer to compliance with this standard.
N/A
Standard: Upper portions of building facades shall have clear windows with
visibility into and out of the building. However, screening may be applied to
provide shade and energy efficiency. The minimum amount of light
transmittance for windows shall be 50 percent.
Staff Comment: Not applicable. The proposed building is a single-story structure
with a mix of sloped roof and a parapet roof line.
N/A Standard: Display windows shall be designed for frequent change of
merchandise, rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain
clear glazing.
Staff Comment: The submitted architectural elevations (Exhibit 2) provide the
appearance of transparent glazing for all proposed windows.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The submitted elevation plans and color renderings do not
appear to propose tinted, dark, or high reflective glass.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or
interior pedestrian pathways are prohibited. A wall (including building facades
and retaining walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include
a window, door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet
or greater and does not include a window, door, building modulation or
other architectural detailing.
Staff Comment: The submitted architectural elevations (Exhibit 2) include
architectural detailing, modulation, and/or articulations are provided on all
facades visible from the public street and parking areas. The submitted elevation
plans do not contain untreated blank walls in excess of 400 square feet or more
on facades visible to public spaces. See further discussion below regarding
blank wall treatment.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 27 of 41
D_B of A Redevelopment_FINAL
✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: There are some existing blank walls that the applicant is
proposing to treat with landscaping, as well as through the installation of
perforated metal panels. The landscaped area would be planted with Japanese
forest grass and evergreen somerset Daphne, which would provide year-round
visual interest.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
✓
Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched
roofs with a minimum slope of one to four (1:4) and shall have dormers
or interesting roof forms that break up the massiveness of an
uninterrupted sloping roof.
Staff Comment: The proposal includes the removal of the existing sloped roof
from the existing building and the replacement with a new flat roof with extended
parapets. The proposed roofline would include a variety of materials as well as
some variation in height to provide an interesting roofline.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the
use of materials that reduce the visual bulk of large buildings; and encourage the use of materials
that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual
appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 28 of 41
D_B of A Redevelopment_FINAL
High quality materials shall be used. If materials like concrete or block walls are used they shall
be enhanced to create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or
open space shall be finished on all sides with the same building materials,
detailing, and color scheme, or if different, with materials of the same quality.
Staff Comment: The submitted elevations included a list of materials and colors
coded to the building elevations. The proposed materials include glass windows,
stucco, EFIS system with a stucco like finish, and perforated metal panels. The
colors proposed include shades of gray with a pop of red.
✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns or textural changes.
Staff Comment: The proposed building remodel incorporates material variations
in both color and texture, including use of perforated metal panels, and a color
palette that would include a contrast of colors on the facades.
✓
Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Staff Comment: See discussion above in this subsection.
✓
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete
masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: The materials are of durable, high-quality materials consistent
with low maintenance commercial development. Materials are discussed in the
above sections.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture.
✓
Standard: If concrete block walls are used, they shall be enhanced with integral
color, textured blocks and colored mortar, decorative bond pattern and/or shall
incorporate other masonry materials.
Staff Comment: The use of concrete block walls would be limited to the service
area, which would be largely screened through landscaping.
✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns, or textural changes.
Staff Comment: See discussion above in this subsection. The building design
treatments and architectural elements provide material and color variations on
all four sides.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban
Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-
100G, urban design sign area regulations. Modifications to the standard requirements found in
RMC 4-4-100G are possible for those proposals that can comply with the Design District criteria
found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the
modification criteria, a variance is required.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 29 of 41
D_B of A Redevelopment_FINAL
Compliant if
condition of
approval is
met
Standard: Signage shall be an integral part of the design approach to the
building.
Staff Comment: A sign package was not included with the application submittal.
The applicant would be required to submit a sign permit in compliance with the
signage standards outlined in Design District ‘D’. A sign permit would need to be
reviewed and approved for any signs proposed. Staff recommends, as a
condition of approval, that a sign package in compliance with the Urban Design
District D standards be submitted with the sign permit application, proposed
signage should be coordinated with the overall building design. The sign package
shall be submitted to the Current Planning Project Manager for review and
approval.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated
with the overall building design.
Staff Comment: Not applicable. The building is single use.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their
location.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should
not be garish in color nor overly lit, although creative design, strong accent
colors, and interesting surface materials and lighting techniques are
encouraged.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they
are mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten
(10) square feet are permitted as area signs with only the individual
letters back-lit (see illustration, subsection G8 of this Section).
Staff Comment: See discussion above.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 30 of 41
D_B of A Redevelopment_FINAL
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade,
including support structure.
Staff Comment: See discussions above.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground
cover and/or shrubs) to provide seasonal interest in the area surrounding the
sign. Alternately, signage may incorporate stone, brick, or other decorative
materials as approved by the Director.
Staff Comment: See discussions above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and
increase the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings
with down-lighting and decorative street lighting.
Staff Comment: A lighting plan was not included with the submitted application
materials. Therefore, staff recommends as a condition of approval that the
applicant submit a detailed lighting plan at the time of Civil Construction Permit
application that adequately provides for public safety without casting excessive
glare on adjacent properties. This plan should include details regarding
pedestrian-scale lighting around the primary building entrance. The lighting plan
shall be submitted for review and approval by the Current Planning Project
Manager at the time of Building Permit review.
✓
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
✓
Standard: Downlighting shall be used in all cases to assure safe pedestrian
and vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions
located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental
flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical
Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if
all conditions of approval are complied with:
Compliance Critical Areas Analysis
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 31 of 41
D_B of A Redevelopment_FINAL
Compliant
if condition
of approval
is met
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is
required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: The City COR mapping system indicates sensitive slopes are
mapped on the project site. The applicant submitted a Limited Geotechnical
Report, prepared by PanGeo, Inc., dated January 13, 2025 (Exhibit 9), with the
project application materials. The project site is currently developed with a single-
story structure that was formerly a Bank of America branch. The structure is
surrounded with asphalt parking areas and driveways. The majority of the site is
relatively flat, with the exception of the eastern margin of the site that slopes up
from the parking lot to the sidewalk of 108th Ave SE, with a vertical relief of about
12 feet (12’).
Subsurface exploration included advancing four (4) hand borings (PG-1 to PG-4),
to explore near-surface soil conditions on the existing slope. The hand borings
were advanced utilizing a post-hole digger and a 4-inch diameter hand auger to
depths of up to 4½-feet below the existing ground surface. Based on the conditions
encountered in the test borings, the soils on the existing slope are generally
underlain by a relatively thin layer of undocumented fill over medium dense to
dense silty and with some gravel, which were interpreted to be glacial till. At the
toe of the slope, the test borings encountered groundwater seepage at one-foot
(1’) below the ground surface. It is anticipated that groundwater levels fluctuate
onsite depending on rainfall, surface water runoff, and other factors.
The report concludes that proposed frontage improvements along 108th Ave SE
could be supported by a retaining wall at the base of the slope, due to the depth of
competent bearing soils onsite. The report provided recommendations for the
construction of the retaining wall.
Based on the geotechnical recommendations provided in the Limited
Geotechnical Report (Exhibit 9), and as a condition of approval, staff recommends
the following: 1. Project construction be required to comply with the
recommendations found in the Limited Geotechnical Report, prepared by PanGeo,
Inc., January 13, 2025, and any future addenda; 2. The applicant’s geotechnical
engineer shall review the project’s construction and building permit plans to verify
compliance with the geotechnical report(s). The geotechnical engineer shall
submit a sealed letter or memo stating that he/she has reviewed the construction
and building permit plans and in their opinion the plans and specifications meet
the intent of the report(s); and 3. The applicant’s geotechnical engineer shall
provide notes on the construction and building permit plans identifying when on-
site geotechnical engineer supervision of construction events is recommended.
18. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow a drive-
through window as an accessory use to the propose eating and drinking establishment in the CA
zone. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-
030D. Therefore, staff recommends approval of the requested Conditional Use Permit.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 32 of 41
D_B of A Redevelopment_FINAL
Compliance Conditional Use Criteria and Analysis
✓
a. Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives, policies and standards of the
Comprehensive Plan, the zoning regulations and any other plans, programs,
maps or ordinances of the City of Renton.
Staff Comment: See FOF 14 for Comprehensive Plan and FOF 15 for zoning
regulation compliance.
✓
b. Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of a particular use within the City or within the
immediate area of the proposed use. The proposed location shall be suited for
the proposed use.
Staff Comment: The applicant contends that the proposed project site is a suitable
location for a combination sit down/drive-through eating and drinking
establishment (Exhibit 6). The project site predominantly fronts on a principal
arterial (108th Ave SE) and is located within a shopping center that includes a mix
of commercial and retail uses.
Staff has reviewed the request and concurs that the proposed location is suitable
for an accessory drive-through use. The project site is located within the CA zoning
designation, which encourages a mix of commercial uses. A vehicle fueling station
is located to the north of the site; a mix of retail uses are located to the west; a mix
of retail, medical office, and minor automotive repair uses are located to the east;
and an eating and drinking establishment, combination sit down/drive-through is
located to the south. The proposed eating and drinking establishment,
combination sit down/drive-through restaurant would not result in an
overconcentration of accessory drive-through uses in this area of the City.
✓
c. Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant contends that the proposed accessory drive-
through window would not have any adverse impacts on adjacent properties. The
adjacent properties are similarly zoned CA and include a mix of commercial uses.
Staff has reviewed the request and concurs that the proposed drive-through
window would not have substantial adverse impacts on adjacent properties. The
previous bank use had a drive-through window, that the proposed eating and
drinking establishment is proposing to reuse. The drive-through window is located
along the east building façade and would not be visually prominent to other
adjacent or abutting properties. As shown on the submitted site plan (Exhibit 2),
adequate stacking spaces would be provided onsite for the drive-through window,
reducing the potential for vehicular conflicts.
✓
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
Staff Comment: The applicant contends that the proposed eating and drinking
establishment with an accessory drive-through window would be compatible with
the scale and character of the neighborhood. The surrounding uses include a mix
of retail, restaurant, medial office, and automotive repair uses. In addition, the
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 33 of 41
D_B of A Redevelopment_FINAL
existing building is a single-story building (see previous height discussion above
under FOF 15) and is within the scale of the neighborhood, which included
predominantly single-story commercial buildings.
Staff has reviewed the request and concurs that the proposed accessory drive-
through window associated with an eating and drinking establishment would be
compatible with scale and character of the surrounding commercial and retail
uses.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See previous parking discussion above under FOF 15, Zoning
Development Standard: Parking. As previously discussed above, adequate parking
would be provided onsite. In addition, the five (5) required stacking spaces would
also be provided for the proposed drive-through window.
✓
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends that the proposed eating and drinking
establishment with accessory drive-through replaces an existing bank with drive-
through service within a large, shopping center. Pedestrian and vehicular safety is
being improved per the proposed design, which includes reconfiguration of the
existing parking lot layout, the provision of the required five (5) stacking spaces for
the drive-through window, as well as the addition of a pedestrian connection to the
existing sidewalk along the main driveway entrance into the shopping center to the
on the north side of the project site.
Staff has reviewed the request and concurs that the proposed reconfigured parking
lot layout as well as the addition of a pedestrian connection on the north end of the
project site would allow for the safe movement of vehicles and pedestrians on and
around the project site.
✓
g. Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
Staff Comment: The applicant contends that the existing site topography would
preclude noise, light, and glare impacts from the accessory drive-through window
from adversely impacting adjacent properties. The applicant further contends that
the surrounding uses are a mix of commercial uses that would not be negatively
impacted by the drive-through window.
Staff has reviewed the request and concurs with the applicant’s assertions that the
proposal to utilize the existing drive through-window for the proposed restaurant
use is not expected to generate significant noise, light, or glare impacts and no
mitigation is necessary.
✓
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed
use.
Staff Comment: The applicant contends that the proposal includes the retention of
existing landscaping and the addition of new landscaped areas, which would buffer
adjacent uses from the proposed drive-through window.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 34 of 41
D_B of A Redevelopment_FINAL
Staff has reviewed the request and concurs that sufficient landscaping is proposed
to buffer the drive-through window from surrounding uses, see previous
landscaping discussion above under FOF 15, Zoning Development Standard:
Landscaping.
N/A
i. Specific Requirements for Kennels and Pet Daycares: In addition to the
criteria above, the following criteria shall also be considered for kennel and pet
daycare applications:
a. History: Past history of animal control complaints relating to the
applicant’s dogs and cats at the address for which the kennel and/or pet
daycare is located or to be located. Conditional Use Permits shall not be
issued for kennels or pet daycares to applicants who have previously had
such permits revoked or renewal refused, for a period of one (1) year after
the date of revocation or refusal to renew.
b. Standards for Keeping Animals: The applicant or facility owner shall
comply with the requirements of RMC 4-4-010, Animal Keeping and
Beekeeping Standards.
Staff Comment: The proposed project is for a new restaurant with a drive-through
window and does not involve the establishment of a kennel or pet daycare facility.
Therefore, the specific requirements outlined in RMC 4-9-030D for kennels and pet
daycares are not applicable to this application.
N/A
j. Specific Requirements for Secure Community Transition Facilities (SCTF),
Crisis Diversion Facilities (CDF) and Crisis Diversion Interim Service
Facilities (CDIS): In addition to the criteria in RMC 4-9-030D.1 through 4-9-
030D.8, the following criteria shall be considered for secure community
transition facilities, crisis diversion facilities, and interim service facilities:
a. Whether alternative locations were reviewed and consideration was given
to sites that are farthest removed from any risk potential activity;
b. Whether adequate buffering is provided from abutting and adjacent uses;
c. Whether adequate security is demonstrated by the applicant;
d. Whether public input was provided during the site selection process; and
e. For SCTF there is no resulting concentration of residential facility beds
operated by the Department of Corrections or the Mental Health Division of
the Department of Social and Health Services, the number of registered sex
offenders classified as Level II or Level III, and the number of sex offenders
registered as homeless in a particular neighborhood, community,
jurisdiction or region.
Staff Comment: The proposed project is for a new restaurant with a drive-through
window and does not involve the establishment of a Secure Community Transition
Facility (SCTF), Crisis Diversion Facility (CDF), or Crisis Diversion Interim Service
Facility (CDIS). Therefore, the specific criteria outlined in RMC 4-9-030D for these
facility types are not applicable to this application.
N/A
k. Specific Requirements for Live-Work Units: In addition to the criteria in RMC
4-9-030D.1 through 4-9-030D.8 and the development standards of the zone
where the unit(s) is proposed, the following criteria shall be considered;
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 35 of 41
D_B of A Redevelopment_FINAL
a. Each unit shall:
i. Not exceed a maximum of one thousand (1,000) square feet of
nonresidential space for commercial activity;
ii. Include all nonresidential space, to the maximum allowed,
constructed to commercial building standards;
iii. Provide an internal connection between the residential and
nonresidential space within each unit; and
iv. Provide a street presence and pedestrian-oriented façade for the
nonresidential space.
b. Only following uses are allowed within the nonresidential space of a unit:
i. Eating and drinking establishments;
ii. On-site services; and
iii. Retail sales.
c. Within the Residential-14 (R-14) Zone, live-work units shall only be allowed
along primary, minor, and collector arterials.
d. Within the Commercial Arterial (CA) Zone, live-work units shall only be
allowed at a distance of one hundred fifty feet (150’) or greater from and
arterial.
Staff Comment: The proposed project is for a new restaurant with a drive-through
window and does not involve the establishment of a live-work unit. Therefore, the
specific requirements outlined in RMC 4-9-030D for live-work units are not
applicable to this application.
19. Street Standards Waiver Analysis: The applicant is requesting a waiver (Exhibit 7) from the adopted
street standards, RMC 4-6-060 to waive a portion of the frontage improvements along 108th Ave SE
and all required improvements along SE 180th St, and to limit the construction of frontage
improvements to the 108th Ave SE frontage directly abutting the existing building and surface parking
lot. In accordance with RMC 4-9-250C, reasonable justification shall be based on criteria “a” and
“b” below, and additional justification that may include, but is not limited to, criteria “c” through “e”
below. Staff is recommending approval of the requested waiver, as noted below:
Compliance Waiver of Street Improvements Criteria and Analysis
✓
a. Required street improvements would have a negative impact on other
properties.
Staff Comment: The project proposal includes the remodel of an existing building
at the north end of an irregularly shaped parcel that is part of the North Benson
Center shopping center. The parcel includes frontage along 108th Ave SE and SE
180th St. The frontage that abuts the area of work would be limited to a portion of
108th Ave SE to the north of the existing Taco Bell at 17809 108th Ave SE (APN
3223059330). The applicant contends that the requirement to construct frontage
improvement along the full frontage of 108th Ave SE and SE 180th St would
negatively impact a significant number of existing trees and shrubs that the
development is trying to preserve (Exhibit 7). This loss of vegetation would reduce
the aesthetic appeal of the surrounding businesses and properties. On 108th Ave
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 36 of 41
D_B of A Redevelopment_FINAL
SE in front of the shell station, the required right-of-way (ROW) dedication would
render existing parking stalls and onsite parking lot lighting non-conforming,
requiring their removal. This would negatively affect existing businesses, as they
depend on this parking and lighting for operation. Street trenching to underground
the existing power line would disrupt all five lanes of traffic along 108th Ave SE and
SE 108th St. The construction would require extensive traffic control and cause
significant delays.
Staff has reviewed the request and concurs that the requirement for street frontage
improvements for the portion of 108th Ave SE to the south of the Taco Bell at 17809
108th Ave SE (APN 3223059330) and along SE 180th St would have a negative
impact on surrounding businesses that are not part of this subject development
proposal and that the proposed street frontage improvements (the easternmost
frontage) are proportional to the redevelopment of the existing Bank of America
building. Including the removal and replacement of the existing sidewalk,
landscaping, and respective utilities. Including undergrounding of an overhead
powerline.
Complaint
if condition
of approval
is met
b. In no case shall a waiver be granted unless it is shown that there will be a de
minimis effect on the public health, safety or welfare if the improvements are
not installed, and that the improvements are not needed for current or
anticipated development.
Staff Comment: The applicant contends that the existing right-of-way and frontage
improvements along the 108th Ave SE frontage south of the Taco Bell and along the
S 180th St frontage are not needed to support the current, proposed, development.
Staff has reviewed the request, the proposed project site fronts 108th Ave SE, a
principal arterial, along the east property line and also fronts SE 180th St, a
residential access street, along the South property line.
To meet the City’s complete street standards for Principal Arterial streets (108th
Ave SE) with five (5) lanes, a minimum ROW width of 103 feet is required. Per RMC
4-6-060 half of street improvements, as taken from the ROW centerline, shall be
required and include a minimum sixty-six-foot (66’) paved road (33 feet from
centerline), a half-foot (0.5’) curb, an eight-foot (8’) street tree planter strip, an
eight-foot (8’) sidewalk, a two-foot (2’) clear space at back of walk, street trees, and
storm drainage improvements. Dedication of approximately one-foot (1’) to eleven
feet (11’) would be required pending final survey. The submitted conceptual civil
plan set (Exhibit 2) submitted by the applicant showed a five-foot (5’) wide street
tree planter strip and a five-foot (5’) wide sidewalk, which is less than the eight-foot
(8’) sidewalk and eight-foot (8’) street tree planter strip required. Staff
recommends, as a condition of approval, that, unless otherwise approved by the
Current Planning Project Manager through the Modification application process,
the civil plans shall be revised to include an eight-foot (8’) wide sidewalk and an
eight-foot (8’) wide street tree planter strip. The revised civil plans shall be
submitted at the time of Construction Permit review for the review and approval by
the Development Engineering Plan Reviewer. Staff concurs that the existing
improvements along the southern portion of 108th Ave SE would be sufficient to
support the current proposed redevelopment of the existing Bank of America
building.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 37 of 41
D_B of A Redevelopment_FINAL
To meet the City’s complete street standards for Residential Access streets (SE
18th St) the minimum ROW width is fifty-three feet (53’). Per RMC 4-6-060 half street
improvements would include a pavement width of twenty-six feet (26’) (13 feet
from centerline) a half foot (0.5’) curb, eight-foot (8’) street tree planter strip, five-
foot (5’) sidewalk, street trees and storm drainage improvements. Dedication is not
anticipated. Staff has reviewed the request and concurs that the existing
improvements along SE 180th St would be sufficient to support the current
proposed redevelopment of the existing Bank of America building.
N/A
c. Required street improvements will alter an existing wetlands or stream, or have
a negative impact on a shoreline’s area.
Staff Comment: Not applicable, there are no wetlands, streams or shorelines on or
around the project site.
N/A
d. Required improvements will be installed as part of a City project, as identified
in the City’s Transportation Improvement Program or similar documentation as
determined by the Administrator.
Staff Comment: Not applicable, there is no City project currently planned at this
location.
N/A
e. Existing steep topography would make required street improvements
infeasible
Staff Comment: Not applicable, there are no topographical constraints that would
make the installation of frontage improvements infeasible.
20. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources
exist to furnish services to the proposed development; subject to the condition
that the applicant provides Code required improvements and fees. Current Fire
impact fees are $1.44 per square foot of restaurant area. Credit for the previous
bank would be granted at the rate of $0.14 per square foot of office use. The fee in
effect at the time of building permit issuance would be applicable.
Compliant
if
conditions
of approval
are met,
see FOF 19
Streets: The proposed development fronts 108th Ave SE along the east property
line. 108th Ave SE is classified as a principal arterial with an existing ROW of
approximately 80 to 90 feet. The proposed development also fronts SE 180th St, a
residential access street, along the South property line. The existing 180th St ROW
width varies from 60 to 65 feet.
Staff Comment: To meet the City’s complete street standards for Principal Arterial
streets (108th Ave SE) with five (5) lanes, a minimum ROW width of 103 feet is
required. Per RMC 4-6-060 half of street improvements, as taken from the ROW
centerline, shall be required and include a minimum sixty-six-foot (66’) paved road
(33 feet from centerline), a half-foot (0.5’) curb, an eight-foot (8’) street tree planter
strip, an eight-foot (8’) sidewalk, a two-foot (2’) clear space at back of walk, street
trees, and storm drainage improvements. Dedication of approximately one-foot
(1’) to eleven feet (11’) would be required pending final survey. A waiver request
(Exhibit 7) was submitted for the frontage improvements along 108th Ave SE to the
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 38 of 41
D_B of A Redevelopment_FINAL
south of 17809 108th Ave SE, see previous discussion and recommended condition
above, under FOF 19.
To meet the City’s complete street standards for Residential Access streets (SE
18th St) the minimum ROW width is fifty-three feet (53’). Per RMC 4-6-060 half street
improvements would include a pavement width of twenty-six feet (26’) (13 feet
from centerline) a half foot (0.5’) curb, eight-foot (8’) street tree planter strip, five-
foot (5’) sidewalk, street trees and storm drainage improvements. Dedication is not
anticipated.
The submitted waiver request (Exhibit 7) also requested a waiver for the required
frontage improvements along the frontage of SE 180th St. See previous discussion
above, under FOF 19.
✓
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
Staff Comment: A Preliminary Technical Information Report (TIR), prepared by
Kimley-Horn and Associates, Inc., dated January 21, 2025 (Exhibit 10), was
submitted with the application materials. Based on the City of Renton’s flow
control map, the site falls within the Flow Control Duration Standard - Matching
Forested Site Condition and is within the Black River Drainage Basin. The report is
based on a Full drainage review and Core Requirements 1 thru 9 and the six Special
Requirements have been discussed in the Technical Information Report.
The proposed project would be subject to the 2022 City of Renton Surface Water
Design Manual (RSWDM).
All projects that add more than 5,000 square feet of pollution generating
impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of
pollution generating pervious surface that is not fully dispersed require water
quality treatment. The preliminary TIR (Exhibit 10) concludes that the proposal
would be exempt from flow control as the new/replaced impervious areas would
total less than 5,000 square feet.
There is a 2024 system Development Charge of $0.94 per square foot of new
impervious surface applicable to the proposed project. SDC fees are payable at
construction permit issuance (Exhibit 13).
✓
Water: Water service is provided by Soos Creek Water and Sewer District. A water
availability certificate (Exhibit 4) was included with the project application, the
certificate is valid until 2/12/26. The water availability certificate shall be submitted
with the civil construction permit submittal.
Plans approved by Soos Creek Water and Sewer District shall be submitted to the
City prior to civil construction permit issuance.
✓
Sanitary Sewer: Sewer service is provided by Soos Creek Water and Sewer
District. A sewer availability certificate (Exhibit 3) was included with the project
application, the certificate is valid until 2/12/26. The sewer availability certificate
shall be submitted with the civil construction permit submittal.
Plans approved by Soos Creek Water and Sewer District shall be submitted to the
City prior to civil construction permit issuance.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 39 of 41
D_B of A Redevelopment_FINAL
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 15.
3. The proposed Conditional Use Permit complies with the Urban Design Regulations District ‘D’
provided the applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 17.
5. The proposed Conditional Use Permit complies with the Conditional Use Permit decisional criteria
as established by City Code provided all advisory notes and conditions are complied with, see FOF
18.
6. The proposed Street Standards Waiver complies with the Street Waiver approval criteria provided
the applicant complies with City Code and conditions of approval, see FOF 19.
7. The proposed site plan complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 20.
8. There are adequate public services and facilities to accommodate the proposed site plan, see FOF
20.
9. Key features which are integral to this project include: an outdoor seating area, proposed
landscaping, architectural detailing, glazing, weather protection, roof profile variation, and material
variation.
J. DECISION:
The Redevelopment of former Bank of America at Benson Center Conditional Use Permit and Street
Standards Waiver, File No. LUA25-000052, CUP-A, W, as depicted in Exhibit 2, is approved and is subject
to the following conditions:
1. A detailed landscape plan shall be submitted with the civil construction permit submittal that
provides final locations, sizes, quantities, planting details, and other applicable items as set forth in
the RMC 4-8-120 submittal requirements. The detailed landscape plan shall be submitted to the
Current Planning Project Manager for review and approval.
2. The applicant shall submit a retaining wall detail with the civil plan set submitted at the time of
Construction Permit review. The retaining wall detail shall be provided to the Current Planning
Project Manager for review and approval.
3. The applicant shall submit a revised refuse and recycling plan with the building permit application
that provides a detail sheet indicating the self-closing door mechanism. The revised plan shall be
reviewed and approved by the Current Planning Project Manager, prior to building permit issuance.
4. The applicant shall provide details regarding the design, color, and brand for the proposed outdoor
seating and furniture, for review and approval by the Current Planning Project Manager, prior to
Building Permit issuance.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 40 of 41
D_B of A Redevelopment_FINAL
5. A sign package in compliance with the Urban Design District D standards shall be submitted with the
sign permit application, proposed signage should be coordinated with the overall building design.
The sign package shall be submitted to the Current Planning Project Manager for review and
approval.
6. The applicant shall submit a detailed lighting plan at the time of Civil Construction Permit application
that adequately provides for public safety without casting excessive glare on adjacent properties.
This plan should include details regarding pedestrian-scale lighting around the primary building
entrance. The lighting plan shall be submitted for review and approval by the Current Planning
Project Manager at the time of Building Permit review.
7. Project construction be required to comply with the recommendations found in the Limited
Geotechnical Report, prepared by PanGeo, Inc., January 13, 2025, and any future addenda.
8. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a
sealed letter or memo stating that he/she has reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the report(s).
9. The applicant’s geotechnical engineer shall provide notes on the construction and building permit
plans identifying when on-site geotechnical engineer supervision of construction events is
recommended.
10. Unless otherwise approved by the Current Planning Project Manager through the Modification
application process, the civil plans shall be revised to include an eight-foot (8’) wide sidewalk and
an eight-foot (8’) wide street tree planter strip. The revised civil plans shall be submitted at the time
of Construction Permit review for the review and approval by the Development Engineering Plan
Reviewer.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on April 7, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Tony Halsey
KRG Renton North Benson
30 S Meridian St
Indianapolis, IN 46204
Bill Barton
PMDG
19401 40th Ave W, Suite 420
Lynnwood, WA 98036
TRANSMITTED on April 7, 2025 to the Parties of Record:
No Parties of Record.
TRANSMITTED on April 7, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
4/7/2025 | 12:52 PM PDT
City of Renton Department of Community & Economic Development
Redevelopment of former Bank of America at Benson Center
Administrative Report & Decision
LUA25-000052, CUP-A, W
Report of April 7, 2025 Page 41 of 41
D_B of A Redevelopment_FINAL
Amanda Free, Economic Development Acting Director
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 21, 2025. An appeal of the decision must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Redevelopment of former Bank of America
at Benson Center
Land Use File Number:
LUA25-000052, CUP-A, W
Date of Report
April 7, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Bill Barton, PMDG
19401 40th Ave W, Suite 420,
Lynnwood, WA 98036
Project Location
17803 108th Ave SE,
Renton, WA 98055 (APN
3223059065)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Report and Decision
Exhibit 2: Plan Set
Exhibit 3: Soos Creek Water and Sewer District Certificate of Sewer Availability
Exhibit 4: Soos Creek Water and Sewer District Certificate of Water Availability
Exhibit 5: Project Narrative
Exhibit 6: Conditional Use Permit Justification
Exhibit 7: Waiver of Street Improvements Request
Exhibit 8: Arborist Report, prepared by Tree Solutions, Inc., dated July 12, 2024
Exhibit 9: Limited Geotechnical Report, prepared by PanGeo, Inc., dated January 13, 2025
Exhibit 10: Technical Information Report, prepared by Kimley-Horn and Associates, Inc.,
dated January 21, 2025
Exhibit 11: Trip Generation Memo, prepared by Kimley-Horn and Associates, Inc., dated
November 21, 2024
Exhibit 12: Transportation Concurrency
Exhibit 13: Advisory Notes
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0