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HomeMy WebLinkAboutD_Woods_Coffee_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Woods Coffee_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: September 2, 2025 Project File Number: PR25-000050 Project Name: Woods Coffee Land Use File Number: LUA25-000234, CUP-A Project Manager: Jill Ding, Senior Planner Owner: Aksha Sunset Renton Property, 607 SW Grady Way, Ste 210, Renton, WA 98057 Applicant/Contact: Edi Linardic, LDG Architects, 6525 15th Ave NW, Suite 220, Seattle, WA 98117 Project Location: 151 Sunset Blvd N, Renton, WA 98057 (APN 1723059074) Project Summary: The applicant is requesting an Administrative Conditional Use Permit (CUP) for the addition of a drive-through window in association with a tenant improvement for Woods Coffee. The project site totals 24,250 square feet (0.56 acres) in area and is zoned Commercial Arterial (CA). The project site is currently developed with an existing 2,370 square foot building that was previously a restaurant and surface parking. As part of the proposed tenant improvements, the surface parking lot would be restriped with approximately nineteen (19) parking spaces and the drive-through lane would include stacking spaces for approximately ten (10) vehicles. Access to the site would remain via the existing curb cuts off Sunset Blvd N and Bronson Way N. According to City of Renton (COR) Maps, the site is mapped within a high seismic hazard area and within the Downtown Wellhead Protection Area, Zone 1. Site Area: 0.56 acres (24,250 sq. ft.) Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 2 of 39 D_Woods Coffee_FINAL B. EXHIBITS: Exhibit 1: Administrative Report and Decision Exhibit 2: Plan Set Exhibit 3: Floor Plan Exhibit 4: Project Narrative Exhibit 5: Conditional Use Permit Justification Exhibit 6: Limited Scope Traffic Impact Analysis, prepared by PH Consulting, dated July 21, 2025 Exhibit 7: Restaurant Lease between JK Wang LLC and Skycity Holdings, Inc., dated January 12, 2018 Exhibit 8: Assignment and Assumption Agreement between JK Wang LLC and Aksha Sunset Property LLC, dated December 30, 2021 Exhibit 9: Addendum to CBA Leases between JK Wang LLC and Skycity Holdings, Inc., dated November 5, 2021 Exhibit 10: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Aksha Sunset Renton Property 607 SW Grady Way, Ste 210 Renton, WA 98057 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 Chinese Restaurant 5. Critical Areas: According to City of Renton (COR) Maps, the site is mapped within a high seismic hazard area and is within the Downtown Wellhead Protection Area, Zone 1. 6. Neighborhood Characteristics: a. North: Multi-tenant commercial development, Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation and Commercial Arterial (CA) zone b. East: Sunset Blvd N and I-405 right-of-way c. South: I-405 and BNSF railway, Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation and Commercial Arterial (CA) zone Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 3 of 39 D_Woods Coffee_FINAL d. West: Public alley and BNSF railway, Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation and Commercial Arterial (CA) zone 7. Site Area: 0.56 acres (24,250 sq. ft.) 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 (Windsor Hills) N/A 1212 04/20/1945 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by City of Renton. The project site is within the City of Renton’s water service area in the Valley 196 Pressure Zone. There is an existing six-inch (6”) City water main located in Sunset Blvd N that can deliver a maximum flow capacity of 1,000 gallons per minute (gpm). There is an existing 16-inch (16”) water main located in Bronson Way N that can deliver a maximum flow capacity of 5,500 GPM. The approximate static water pressure is 66 psi at ground elevation of 44 feet (44’). There is an existing one-inch (1”) water service to the existing building. The site is located within Zone 1 of the Wellhead Protection Area Zone. b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 15-inch (15”) concrete gravity wastewater main located in the undeveloped alley. The project site is currently served by an existing sewer stub connecting to the 15-inch (15”) sewer main. c. Surface/Storm Water: There is an existing 12-inch (12”) stormwater main in Sunset Blvd N. The existing property collects stormwater in catch basins on site and discharges them to the City’s storm main. 2. Streets: The project site has frontage along Sunset Blvd N and Bronson Way N, which are state route highways owned and operated by WSDOT. 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 Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 4 of 39 D_Woods Coffee_FINAL 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 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 July 28, 2025 and determined the application complete on July 29, 2025. The Type II permit complies with the 100-day review time period. 2. The project site is located at 151 Sunset Blvd N, Renton, WA 98057 (APN 1723059074). 3. The project site is currently developed with an existing 2,370 square foot building that was previously a restaurant and surface parking. 4. Access to the site would remain unchanged via existing curb cuts off Sunset Blvd N and Bronson Way N. 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. The site is vegetated with primarly ornamental vegetation and shrubs, and no significant trees are located on the project site. 8. According to City of Renton (COR) Maps, the site is mapped within a high seismic hazard area and within the Downtown Wellhead Protection Area, Zone 1. 9. No significant grading is proposed as the project proposal is largely limited to tenant improvements within the existing building and the construction of a drive-through window. 10. The applicant is proposing to begin construction in fall of 2025 and end construction in winter of 2026. 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 10). 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 Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 5 of 39 D_Woods Coffee_FINAL 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  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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 6 of 39 D_Woods Coffee_FINAL Staff Comment: The proposal includes the reuse of an existing building that was previously an eating and drinking establishment (Chinese restaurant) for a Woods Coffee shop with a drive-through window. As shown on the submitted floor plan (Exhibit 3), the existing building totals 2,370 square feet and would include a 1,296 square foot dining area, which would occupy forty-four percent (44%) 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 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 24,250 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 yard setbacks are applicable to the project site. The existing commercial structure has a setback of approximately 43 feet (43’) from the front property line abutting Sunset Blvd N, and would be non-conforming with respect to the maximum 20-foot (20’) front yard setback requirement in the CA zone. The existing building would maintain an approximately 78-foot (78’) secondary front yard setback from Bronson Way N along the south line and would be non-conforming with respect to the maximum 20-foot (20’) secondary front yard setback requirement. The existing building would maintain an approximately 72- foot (72’) side yard setback from the north property line, and an approximately 31- foot (31’) rear yard setback from the west property line. As stated in the project narrative (Exhibit 4), the proposal includes a small, approximately 60 square foot addition for a drive-through window along the east building facade. No other changes to the existing building footprint are proposed and the proposed tenant improvements would not increase the existing non-conforming front and Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 7 of 39 D_Woods Coffee_FINAL secondary front yard setbacks.  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, the existing building footprint totals approximately 2,370 square feet and results in a ten percent (10%) lot coverage on the 24,250 square foot 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 19 feet (19’) tall, 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: Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 8 of 39 D_Woods Coffee_FINAL 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 (1) per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. 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 (1) tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one (1) 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 on Sunset Blvd N to the east and Bronson Way N on the south. The proposal includes replanting within existing landscaped areas as well as the replacement of some paved areas with landscaping. There is a proposed, irregularly shaped landscape strip along Sunset Blvd N and Bronson Way N that would range in width from approximately ten feet (10’) wide to forty-eight feet (48’) wide. This on-site landscape strip is proposed to be landscaped with a mix of trees, shrubs, and ground cover. Proposed tree species include four (4) gracillis hinoki cypress and four (4) columnar sargent cherry trees. Shrub species would include rhododendron and moon bay nandina. Ground cover species would include kinnikinnick. The proposal would also include the replanting of existing parking lot landscaped areas. Proposed plantings would include four (4) columnar sargent cherry trees Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 9 of 39 D_Woods Coffee_FINAL and kinnikinnick ground cover. No shrub species were proposed within the interior parking lot landscaped areas. Within the immediate project vicinity, the project site would include the restriping of 19 parking spaces. A total of 15 square feet of interior parking lot landscaping is required for parking lots with between 15 and 50 parking spaces. A total of 285 square feet of interior parking lot landscaping would be required. The submitted site plan indicates that the project site would include 416 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 building permit application that provides final locations, sizes, quantities, planting details, and other applicable items as set forth in the RMC 4-8- 120 submittal requirements. The landscape plan shall be revised to extend the plantings proposed along Sunset Blvd N to the south and northwest along the full project frontage of Bronson Way N. In addition, the landscape plan shall be revised to add shrub species within interior parking lot landscaped areas. The final detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. Compliant if condition of approval is met 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: As shown on the submitted plan set (Exhibit 2), there are no significant trees mapped on the project site, therefore the tree retention requirements are not applicable. 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 24,250 square feet or 0.56 acres, the project site would be required to provide 17 tree credits. Tree Credit requirements may be satisfied through the retention of existing trees or the planting of new trees. The submitted conceptual landscape plan (Exhibit 2) included the planting of four (4) gracillis hinoki cypress trees and eight (8) columnar sargent cherry trees, which are classified as a small species of tree and would provide a total of three (3) tree credits on the project site, which is less than the seventeen (17) tree credits required. Staff recommends, as a condition of approval, that a Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 10 of 39 D_Woods Coffee_FINAL Final Tree Replacement Plan be provided at the time of Building Permit application for review and approval by the Current Planning Project Manager. The Final Tree Replacement Plan shall include plantings that would provide a minimum of seventeen (17) tree credits on the project site.  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 proposed total of approximately 2,370 square feet of gross floor area, 12 square feet of recyclable deposit area would be required, and 24 square feet of refuse deposit area would be required. Therefore, a total required combined area of 100 square feet of refuse and recyclables deposit areas would be required. As shown on the submitted site plan (Exhibit 2), approximately 250 square feet of combined refuse and recyclable deposit areas are proposed on the northwest corner of the project site, 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. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: As shown on the submitted survey (Exhibit 2), the site currently has 24 parking stalls. As shown on the proposed site plan (Exhibit 2), the applicant proposes to reconfigure and restripe the existing parking lot to provide 19 parking spaces. Based on a proposed dining area of 1,296 square feet, a minimum and maximum of 17 parking spaces would be required. The proposed drive-through window would provide the required five (5) stacking spaces. The proposal to reduce the number of on-site parking spaces from 24 to 19 would bring the project site closer to compliance with the maximum number of permitted parking spaces Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 11 of 39 D_Woods Coffee_FINAL and would not increase the existing non-conforming condition for the proposed eating and drinking establishment. N/A 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 for all new commercial development in excess of 4,000 square feet in size. As the proposed project would occupy an existing building that totals 2,370 square feet in area, bicycle parking would not be applicable to the proposal. 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 screening wall along the outer edge of the proposed drive-through along the Sunset Blvd N frontage (Exhibit 2). There were no details provided for the retaining wall. See further wall discussion below under FOF 18: Conditional Use Permit Analysis. Therefore, staff recommends as a condition of approval, that the applicant submit a retaining wall detail with the building permit plan set submitted at the time of Building 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: 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: Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 12 of 39 D_Woods Coffee_FINAL 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: As shown on the submitted plan set (Exhibit 2), the elevations include a building entrance along the south building facade, facing Bronson Way N. The building entrance is proposed to open to an outdoor patio with seating. A new concrete walkway is proposed to connect the entry to the sidewalk along Bronson Way N via the proposed parking lot.  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 as 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. 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 Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 13 of 39 D_Woods Coffee_FINAL 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.  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 proposal includes an entrance along the south building facade, facing Bronson Way N with a new concrete walkway through the parking to the public sidewalk. The proposed entrance would be prominent with signage above the door and opens onto a patio, which would include outdoor seating.  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 (Exhibit 2), the proposed entrance along the south building facade would be made visibly prominent through the addition of glazing, prominent roof form including an overhang, lighting, and a patio with outdoor seating. Compliant with the intent of this standard if condition of approval is met 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: The proposal includes revisions to the roof (Exhibit 2), which would include a building overhang. The overhang is proposed along all proposed building facades and would have a width of approximately three feet (3’). While the proposed roof overhang would have a width less than the minimum requirement of four and one-half feet (4 1/2'), the proposal would provide dimension and modulation to the building facades and would comply with the intent of this standard. Additionally, as shown on the rendering, additional overhead weather protection is proposed over the drive-through window proposed on the east facade along Sunset Blvd N. This canopy is not shown on the submitted building elevations. Staff recommends, as a condition of approval, that revised architectural elevations be submitted at the time of Building Permit review including the overhead weather protection over the proposed drive-through window as shown on the submitted rendering on page 1 of the submitted plan set (Exhibit 2). The revised architectural elevations shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval.  Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: An additional building entry is proposed on the west side of the building, facing the parking lot and alley. This entry would be secondary to the entry proposed along the south facade facing Bronson Way N. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 14 of 39 D_Woods Coffee_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 as 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 project vicinity. The project improvements include the remodel of the existing structure for a Woods Coffee shop with an accessory drive-through window. Building entrances are proposed along the south and west facades of the building and articulation and material changes are proposed along all building facades. In addition, the existing roof would be removed and replaced with a flat roof. The new roof would add dimension and visual interest to the structure. d. Service Element Location and Design: 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 15 of 39 D_Woods Coffee_FINAL 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 northwest 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 were not included with the project application materials. Therefore, staff recommends, as a condition of approval, that the applicant submit a refuse and recycling screening detail with the building permit application. The screening detail shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. Compliance not yet demonstrated Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: Compliance not yet demonstrated. See previous condition of approval above.  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: As shown on the submitted site plan (Exhibit 2), the proposed service area is located within the parking lot and would not be adjacent to a street, pathway, or pedestrian-oriented space. 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 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 16 of 39 D_Woods Coffee_FINAL 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.  Standard: Parking shall be located so that no surface parking is located between: a. A building and the front property line; and/or b. A building and the side property line (when on a corner lot). Staff Comment: The proposal would include the reuse of an existing building. The existing building currently has surface parking located between the building and the street and would be considered non-conforming. The proposed project would include removing some of the existing parking and the replacement with landscaping and a drive-through lane. The proposal to remove some of the existing surface parking and replace it with landscaping would not result in an increase in an existing non-conformity. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 17 of 39 D_Woods Coffee_FINAL  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 the replacement of some surface parking with landscaping. The landscaping would provide a buffer between the right-of-way and proposed drive-through lane. 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. 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 Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 18 of 39 D_Woods Coffee_FINAL 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 Sunset Blvd N and Bronson Way N. Existing access to the project would remain via the existing driveway access on the east and south side of the project site.  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 Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 19 of 39 D_Woods Coffee_FINAL 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 Sunset Blvd N and Bronson Way N. A new concrete pedestrian walkway is proposed to connect the south building entrance to the sidewalk along Bronson Way N.  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: As shown on the submitted site plan, a new concrete pedestrian walkway is proposed on the south side of the project site, which would be a different material from the abutting asphalt parking lot.  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: As previously discussed above, a concrete pedestrian walkway is proposed along the south side of the project site, connecting the south building entrance to the sidewalk along Bronson Way N. The proposed walkway would be five feet (5’) in width and 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 20 of 39 D_Woods Coffee_FINAL 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. Compliant if condition of approval is met 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), landscaping is proposed along the Sunset Blvd N and N Bronson Way frontages. Staff had previously recommended a condition of approval that would result in additional shrub and tree plantings within this landscaped area, see previous discussion above under FOF 15. Compliant if condition of approval is met Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 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 outdoor seating within a proposed patio at the south end 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: As previously discussed above, the proposal includes revisions to the roof (Exhibit 2), which would include a building overhang. The overhang is proposed along the full length of all proposed building facades and would have a width of approximately three feet (3’). While the proposed roof overhang would have a width less than the minimum requirement of four and one-half feet (4 Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 21 of 39 D_Woods Coffee_FINAL 1/2'), the proposal would provide dimension and modulation to the building facades and 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. 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 Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 22 of 39 D_Woods Coffee_FINAL 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. 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 23 of 39 D_Woods Coffee_FINAL Staff Comment: Not applicable as the proposed development is less than 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. 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 24 of 39 D_Woods Coffee_FINAL 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. 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 31 feet (31’) by 77 feet (77’). A small six-foot (6’) by ten-foot (10’) addition is proposed on the west side of the building for the proposed drive-through window. The proposed drive- through window would add additional modulation to the west building facade along Sunset Blvd N, which would comply with this requirement. In addition, the proposed reconfiguration of the roof would include an overhang along the full length of all facades, which would add additional modulation to the existing building. In addition, material variation has been added to all building facades to help create visual interest.  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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 25 of 39 D_Woods Coffee_FINAL Staff Comment: Not applicable. The existing building is less than 160 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.  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, lighting, an outdoor seating area, and a variation in building materials along the proposed facades to provide human-scaled elements.  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 east facade faces Sunset Blvd N and the south facade faces Bronson Way N. As provided in the architectural elevations (Exhibit 2), glazing is proposed along the east and south facades where the dining area and drive- through window are proposed. The glazing along the south facade would exceed the fifty percent (50%) minimum requirement. Glazing along the east facade appears to be just under the fifty percent (50%) window coverage requirement, however it would be more than what is currently existing along this facade, 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. 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 26 of 39 D_Woods Coffee_FINAL  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. Compliant if condition of approval is met 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 architectural elevations include some blank walls along the north end of the east facade, along the north facade and along the north end of the west facade. The submitted rendering on sheet 1 of the submitted plan set (Exhibit 2) appears to include signage and lighting along the north portion of the east facade, which would screen the blank wall at this location. Staff recommends, as a condition of approval, that the blank walls proposed along the north end of the building be treated to reduce their visual impact. Revised building elevations including treatment of the blank walls proposed on the north end of the building shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval.  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: See previous discussion above. 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 27 of 39 D_Woods Coffee_FINAL  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 be comprised of a contrasting material and color 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. 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 plan set included a building rendering and elevations that included a list of materials and colors coded to the building elevations. The proposed materials include glass windows, brick, and Hardie Artisan shiplapped plank. The colors proposed include white, brown, and dark brown/black.  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, 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 28 of 39 D_Woods Coffee_FINAL  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 proposed materials are durable, high-quality, and 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: Concrete block walls are not proposed.  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 (4) 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. 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. The 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 29 of 39 D_Woods Coffee_FINAL 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. 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 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 30 of 39 D_Woods Coffee_FINAL approval is met 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 entrances. 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  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. Staff Comment: The project site is located within a high seismic hazard area. A Geotechnical Report was not included with the land use application materials as no new buildings are proposed. The proposed project is limited to primarily interior tenant improvements with a small 60 square foot addition for a drive-through window. It is anticipated that the city’s adopted building code and construction standards would adequately mitigate any impacts of the proposed tenant improvements on the project site.  Wellhead Protection Areas: Staff Comment: The project site is mapped within a Wellhead Protection Area, Zone 1. If any grading is proposed, a Fill Source Statement would be required for any fill brought onto the project site. In addition, no hazardous material use or storage is anticipated with the proposed change of use. 18. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow a drive- through window as an accessory use to the proposed 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. Compliance Conditional Use Criteria and Analysis Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 31 of 39 D_Woods Coffee_FINAL  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: As stated in the submitted Conditional Use Permit justification (Exhibit 5), the applicant contends that the proposed project site is a suitable location for a combination sit down/drive-through eating and drinking establishment (Exhibit 5). The project site fronts two (2) principal arterials (Sunset Blvd N and Bronson Way N) that would provide easy access for patrons looking to pick up food or a beverage. 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. The project site is located at a busy intersection and is surrounded by a mix of commercial uses. The proposed eating and drinking establishment, a 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 effect of the proposed drive- through window to the adjacent properties would be minimal since three (3) sides of the property are bordered by public streets (Sunset Blvd N and Bronson Way N) and an alley. This project should have no effect on the adjacent property to the north as access is proposed to remain in its current configuration, and the proposal includes the reuse of an existing building. In addition, the applicant indicates that the proposal would accommodate sufficient queuing spaces for the drive-through window. Staff has reviewed the request and concurs that the proposed drive-through window would not have substantial adverse impacts on adjacent properties. The project site fronts on two (2) principal arterial streets and is surrounded by a mix of commercial uses. As shown on the submitted site plan (Exhibit 2), adequate stacking spaces would be provided on-site for the drive-through window, reducing the potential for vehicular conflicts. Compliant if condition of approval is met 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 commercial uses. In addition, the existing building is a single-story building (see Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 32 of 39 D_Woods Coffee_FINAL previous height discussion above under FOF 15) and is within the scale of the neighborhood, which included predominantly single-story commercial buildings. The proposal also includes the installation of a screening wall to screen the proposed drive-through lane. 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 the scale and character of the surrounding commercial and retail uses. A drive-through lane would not typically be permitted between the building and street, however in order to accommodate the necessary stacking spaces on- site needed for the Woods Coffee business, it was determined that the preferred location for the drive-through window would be on the east side of the building. This would allow traffic heading south on Sunset Blvd N to turn right into the parking lot and enter the drive-through lane, reducing the potential for overflow onto the public right-of-way. In order to adequately screen the drive-through lane from public view, enhanced landscaping between the drive-through lane and a screening wall is proposed between the drive-through land and public right-of-way. The proposed screening wall does not extend along the full length of the drive-through lane to the south along Bronson Way N. Staff recommends, as a condition of approval, that the screening wall extend along the full length of the drive-through lane along the Sunset Blvd N and Bronson Way N frontages. Revised plans showing the screening wall location and details shall be submitted to the Current Planning Project Manager for review and approval at the time of Building Permit review.  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 on-site. In addition, the five (5) required stacking spaces would also be provided for the proposed drive-through window. Compliant if conditions of approval are met 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 would not result in an increase in traffic as most of the traffic visiting the site would be considered bypass traffic. A Limited Scope Traffic Impact Analysis, prepared by PH Consulting, dated July 21, 2025 (Exhibit 6) was submitted with the project application materials. According to the submitted traffic analysis, the project is anticipated to generate no new PM peak hour, non-pass-by trips, however nine (9) new AM peak hour trips are anticipated. 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 on the north side of the project site. In addition, access to the site from Sunset Blvd N is proposed to be right-in/right-out with no left turn access. Staff has reviewed the request and concurs that the proposed right-in/right-out access, reconfigured parking lot layout, as well as the addition of a pedestrian Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 33 of 39 D_Woods Coffee_FINAL 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. Staff recommends, as a condition of approval, that the applicant provide a right turn only sign detail and pavement marker detail, for access off Sunset Blvd N, at the time of Building Permit review. The sign detail and pavement marker detail shall be submitted to the Development Engineering Plan Reviewer for review and approval and the signage and pavement markings shall be installed prior to Certificate of Occupancy. Staff further recommends, as a condition of approval, that type C curbing shall be provided along Sunset Blvd N to restrict left turns. Updated plans, including the type C curbing detail, shall be provided to the Development Engineering Plan Reviewer at the time of Building Permit review for review and approval and the curbing shall be installed prior to the issuance of a Certificate of Occupancy.  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 proposal would not result in increased noise impacts as the drive-through lane would be screened by the building on the west side and screen wall to the east. The applicant further contends that exterior lighting fixtures would be shielded and would not project glare to the adjacent properties. Staff has reviewed the request and concurs with the applicant’s assertions that the proposal 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 would include additional landscaping within the existing interior parking lot landscaped areas and would include the removal of existing pavement and parking located between the ROW and the building. Converting it into landscaping that would also provide additional screening of the drive-through lane. 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. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 34 of 39 D_Woods Coffee_FINAL 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; 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; Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 35 of 39 D_Woods Coffee_FINAL 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. 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. Fire impact fees are not applicable as no change of use is proposed.  Streets: The proposed development fronts Sunset Blvd N and Bronson Way N along the east and south property lines. Sunset Blvd N and Bronson Way N are state route highways owned and operated by the Washington State Department of Transportation (WSDOT) and are classified as a principal arterials. Staff Comment: Interior remodels and new construction or addition with valuation less than one hundred seventy-five thousand dollars ($175,000.00) are exempt from the requirement to provide frontage improvements. The proposed project is largely an interior remodel with the exception of a small 60 square foot addition for the proposed drive-through window. As the proposal would not include new construction or additions valued at over $175,000, no street frontage improvements or right of way dedications are required. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The proposed project would be subject to the 2022 City of Renton Surface Water Design Manual (RSWDM). Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area (Matching Existing Site Conditions). The site falls within the East Lake Washington drainage basin. As currently proposed, the proposed new/replaced impervious surface would not exceed 2,000 square feet and would be exempt from drainage review. If pavement subgrade is exposed during a grind and overlay, the extents shall be counted towards the impervious surface threshold (See the 2022 RSWDM Chapter 1 Key Terms and Definitions “Replaced impervious surface”). Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 36 of 39 D_Woods Coffee_FINAL If the new plus replaced pollution generating impervious surface exceeds 5,000 square feet, the applicant would be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. As currently proposed, the proposal would not include 5,000 square feet or more of new or replaced pollution generating impervious surface. There is a 2024 system Development Charge of $0.94 per square foot of new impervious surface, but no less than $2,350, applicable to the proposed project.  Water: Water service is provided by City of Renton. The project site is within the City of Renton’s water service area in the Valley 196 Pressure Zone. There is an existing six-inch (6”) City water main located in Sunset Blvd N that can deliver a maximum flow capacity of 1,000 gallons per minute (gpm). There is an existing 16- inch (16”) water main located in Bronson Way N that can deliver a maximum flow capacity of 5,500 GPM. There is an existing one-inch (1”) water service to the existing building. The site is located within Zone 1 of the Wellhead Protection Area Zone. The existing one inch (1”) water meter and service may be re-used if sized appropriately per the Uniform Plumbing Code (UPC). If not adequately sized, a new water meter and service is required. The applicant shall confirm if the existing building is equipped with an in-premise reduced-pressure backflow prevention assembly (RPBA). If not equipped with one, a RPBA is required for water meter serving commercial/industrial use. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use if upgrading is required or needed.  Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an existing 15-inch (15”) concrete gravity wastewater main located in the alley, abutting the project site to the west. The existing building is served by the existing public sewer main. The project site is currently served by an existing sewer stub connecting to the 15-inch (15”) sewer main, and no record drawing is available. Prior to building demolition, the existing side sewer shall be cut and capped after a detailed survey and dye test. The existing sewer stub and site sewer need to be CCTV’d and can be re-used if found acceptable to the sewer department. Otherwise, a new sewer stub and side sewer shall be installed to serve the proposed use. A grease interceptor is required for the proposed commercial kitchen. If there is an existing one, the applicant needs to provide a calculation/analysis to show that the existing interceptor meets the current Uniform Plumbing Code (UPC). Otherwise, the applicant needs to upgrade the interceptor to meet current UPC and provide detailed information of the new interceptor installed. Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 37 of 39 D_Woods Coffee_FINAL The development will be subject to a wastewater system development charge (SDC) fee if upgrading or additional domestic water meters are proposed. SDC fee for sewer is based on the size of the new domestic water to serve the project. 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 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 19. 7. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 19. 8. Key features which are integral to this project include: an outdoor seating area, drive-through screening wall, proposed landscaping, architectural detailing, glazing, and material variation. J. DECISION: The Woods Coffee Conditional Use Permit, File No. LUA25-000234, CUP-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A detailed landscape plan shall be submitted with the building permit application that provides final locations, sizes, quantities, planting details, and other applicable items as set forth in the RMC 4-8- 120 submittal requirements. The landscape plan shall be revised to extend the plantings proposed along Sunset Blvd N to the south and northwest along the full project frontage of Bronson Way N. In addition, the landscape plan shall be revised to add shrub species within interior parking lot landscaped areas. The final detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. 2. A Final Tree Replacement Plan shall be provided at the time of Building Permit application for review and approval by the Current Planning Project Manager. The Final Tree Replacement Plan shall include plantings that would provide a minimum of 17 tree credits on the project site. 3. The applicant shall submit a retaining wall detail with the building permit plan set submitted at the time of Building Permit review. The retaining wall detail shall be provided to the Current Planning Project Manager for review and approval. 4. Revised architectural elevation shall be submitted at the time of Building Permit review including the overhead weather protection over the proposed drive-through window as shown on the submitted Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 38 of 39 D_Woods Coffee_FINAL rendering on page 1 of the submitted plan set (Exhibit 2). The revised architectural elevations shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval. 5. The applicant shall submit a refuse and recycling screening detail with the building permit application. The screening detail shall be reviewed and approved by the Current Planning Project Manager, prior to building permit issuance. 6. 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. 7. The blank walls proposed along the north end of the building shall be treated to reduce their visual impact. Revised building elevations including treatment of the blank walls proposed on the north end of the building shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval. 8. A sign package, in compliance with the Urban Design District D standards, shall be submitted with the sign permit application. The 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. 9. 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 entrances. The lighting plan shall be submitted for review and approval by the Current Planning Project Manager at the time of Building Permit review. 10. The screening wall along the drive-through lane shall extend along the full length of the drive-through lane along both the Sunset Blvd N and Bronson Way N frontages. Revised plans showing the screening wall location and details shall be submitted to the Current Planning Project Manager for review and approval at the time of Building Permit review. 11. The applicant shall provide a right turn only sign detail and pavement marker detail, for access off Sunset Blvd N, at the time of Building Permit review. The sign detail and pavement marker detail shall be submitted to the Development Engineering Plan Reviewer for review and approval and the signage and pavement markings shall be installed prior to Certificate of Occupancy. 12. Type C curbing shall be provided along Sunset Blvd N to restrict left turns. Updated plans including the type C curbing detail shall be provided to the Development Engineering Plan Reviewer at the time of Building Permit review for review and approval and the curbing shall be installed prior to the issuance of a Certificate of Occupancy. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on September 2, 2025 to the Owner/Applicant/Contact: Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6 9/2/2025 | 3:19 PM PDT City of Renton Department of Community & Economic Development Woods Coffee Administrative Report & Decision LUA25-000234, CUP-A Report of September 2, 2025 Page 39 of 39 D_Woods Coffee_FINAL Owner: Applicant/Contact: Aksha Sunset Renton Property 607 SW Grady Way, Ste 210 Renton, WA 98057 Edi Linardic LDG Architects 6525 15th Ave NW, Suite 220 Seattle, WA 98117 TRANSMITTED on September 2, 2025 to the Parties of Record: No Parties of Record. TRANSMITTED on September 2, 2025 to the following: Gina Estep, CED Administrator Brianne Bannwarth, Development Engineering Director Amanda Free, Economic Development 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 September 16, 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: FF9A082B-1377-492D-91C7-22259A6CD6A6 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Woods Coffee Land Use File Number: LUA25-000234, CUP-A Date of Report September 2, 2025 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Edi Linardic, LDG Architects 6525 15th Ave NE, Suite 220, Seattle, WA 98117 Project Location 151 Sunset Blvd N, Renton, WA 98057 (APN 1723059074) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Report and Decision Exhibit 2: Plan Set Exhibit 3: Floor Plan Exhibit 4: Project Narrative Exhibit 5: Conditional Use Permit Justification Exhibit 6: Limited Scope Traffic Impact Analysis, prepared by PH Consulting, dated July 21, 2025 Exhibit 7: Restaurant Lease between JK Wang LLC, and Skycity Holdings, Inc., dated January 12, 2018 Exhibit 8: Assignment and Assumption Agreement, dated December 30, 2021 Exhibit 9: Addendum to CBA Leases, dated November 5, 2021 Exhibit 10: Advisory Notes Docusign Envelope ID: FF9A082B-1377-492D-91C7-22259A6CD6A6