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D_Benson Petro_Minor Site Plan Mod_FINAL (002)
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 26, 2026
Project File Number: PR22-000345
Project Name: Sound Credit Union
Land Use File
Number:
LUA25-000422, MOD
Project Manager: Jill Ding, Senior Planner
Owner: TA Benson Petro, LLC, 2600 Dallas Parkway, Ste 370, Frisco, TX 75034
Applicant/Contact: Ming Sing Ting, BCRA, 2106 Pacific Ave, Suite 300, Tacoma, WA 98402
Project Location: 17426 108th Ave SE, Renton, WA 98055 (APN 2923059017)
Project Summary: The applicant is requesting a Minor Site Plan Modification to a 2,850 square foot
bank that received land use approval under the TA Benson Petro project (LUA22-
000424). The proposal would include the construction of a one-story, 2,917
square foot bank for Sound Credit Union. The project site totals approximately
32,724 square feet (0.75 acres) in area and is located within the Commercial
Arterial (CA) zone and Urban Design District D. Access to the site is proposed
through two points of entry: one curb cut off of Benson Dr SE/108th Ave SE and a
second curb cut off of SE Petrovitsky Rd. Surface parking is proposed for 19
parking spaces. No critical areas are mapped onsite.
Site Area: 32,724 sq. ft. (0.75 acres)
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 2 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Sound Credit Union Plan Set
Exhibit 3: Project Narrative
Exhibit 4: Minor Site Plan Modification Justification
Exhibit 5: Sunshade Detail
Exhibit 6: Overhead Weather Protection Site Plan
Exhibit 7: TA Benson Petro (LUA22-000424, SA-H, ECF, MOD, MOD) Hearing Examiner
Decision
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
December 10, 2025. The project complies with the Type I 65-day review time period.
2. The applicant’s submittal materials comply with the requirements necessary to process the
modification request (Exhibits 2-6).
3. The project site is located 17426 108th Ave SE, Renton, WA 98055 (APN 2923059017).
4. The project site is currently being developed as part of the larger TA Benson Petro project (LUA22-
000424, SA-H, ECF, MOD, MOD), which includes a 7-11 convenience store, gas station, and the bank
building, which is the subject of the requested modification.
5. Access to the site is proposed through two points of entry: one curb cut off of Benson Dr SE/108th
Ave SE and a second curb cut off of SE Petrovitsky Rd.
6. The property is located within the Commercial Mixed-Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) zoning classification and is within Urban
Design District D.
8. There are no existing significant trees located on-site.
9. There are no critical areas mapped onsite.
10. The applicant is proposing to begin construction as soon as permits are issued.
11. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report.
12. Comprehensive Plan Compliance: The site is designated Error! Reference source not found. on
the City’s Comprehensive Plan Map. The purpose of the CMU land use designation is to allow
residential uses as part of mixed-use development and support new office and commercial
development that is more intensive than what exists to create a vibrant district and increase
employment opportunities. The intention of this designation is to transform strip commercial
development into business districts through the maximization of uses and with cohesive site
planning, landscaping, signage, circulation, parking, and the provision of public amenity features.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 3 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
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.
✓ Policy LU-48: Consider scale and context for infill project design to preserve
privacy and quality of life for residents.
✓
Goal LU-51: Require human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and
borders to create a distinctive sense of place in neighborhoods, commercial
areas, and centers.
✓ Policy LU-52: Require buildings in developments to be oriented toward the street
or a common area, rather than toward parking lots.
✓
Policy LU-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy LU-59: Balance the need for appropriate lighting levels for safety and
security to avoid light intrusion and glare impacts, and to preserve the night sky.
✓ Policy LU-60: Require landscaping and screening to improve the appearance of
parking lots, promote green infrastructure, and reduce heat islands.
13. Zoning Development Standard Compliance: The purpose of the Commercial Arterial (CA) zone 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: The CA zone allows on-site services as an outright permitted use within the
CA zone.
Staff Comment: The proposal is for a 2,917 square foot bank, which would be
considered an on-site service and is a permitted use within the CA zone.
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
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 4 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
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: Not applicable, no residential uses are proposed.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft.
There are no minimum lot width or depth requirements.
Staff Comment: The existing site area totals approximately 32,724 square feet,
which is more than the minimum lot size requirement of 5,000 square feet.
✓
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 maximum secondary front yard setback is 20 feet. There are no minimum
side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned
residential.
The minimum setback may be modified through the site plan review process if it
can be demonstrated to the Administrator’s satisfaction that the following
criteria are met:
i. The perceived scale of the proposed structure that is created by the reduced
setback is compatible with the abutting structures and the surrounding
neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F.1 is
increased to 15 feet (15') along all public street frontages with the exception of
walkways, driveways, programmed pedestrian plazas, and the area of reduced
setback; and
iii. Enhanced landscaping, such as increased caliper size of trees, increased
container size of shrubs, and/or increased quantity or diversity of plantings, is
provided within the public right-of-way on the street frontage abutting the
reduced setback; and
iv. The project includes a public art installation, subject to review and approval,
with a minimum monetary value of one percent (1%) of the assessed value of the
proposed structure, or when the Administrator determines that it is impractical
to install public art on-site, payment of a fee-in-lieu may be approved in an
amount of money approximating one percent (1%) of the assessed value of the
proposed structure; and
v. The design of the proposed structure complies with all of the following
requirements:
a. Back of house facilities such as walk-in freezers, bathrooms,
breakrooms, storage rooms, or other rooms that do not contain windows,
are not located along any building facade that fronts a public street; and
b. Floor to ceiling transparent windows are provided for at least 50 percent
(50%) of the ground floor building facade that fronts a reduced setback;
and
c. The proposed structure includes design features such as step-backs of
upper levels, changes in roof plane, and changes in roof form/slope in a
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 5 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
manner that serves to reduce the apparent bulk of the proposed
structure; and
d. Canopies or similar design features are provided along any building
facade that fronts a public street, with emphasis provided to the primary
entry; and
e. Structured parking is not located along any building facade that fronts a
reduced setback.
Alternatively, the minimum setback may be modified through the site plan review
process if it can be demonstrated to the Administrator’s satisfaction that the
reduced setback would result in the protection and preservation of Priority One
trees, as identified in RMC 4-4-130H.1.b, that would otherwise not practicably be
retained without reduction of the minimum setback.
Staff Comment: A fifteen-foot (15’) front yard setback would be required from the
south property line, fronting SE Petrovitsky Rd and a fifteen-foot (15’) secondary
front yard setback from the west property line, fronting 108th Ave SE. There would
be a fifteen-foot (15’) rear setback required from parcel no. 2923059072 as this is
zoned Residential-14 (R-14), which is a residential zone. There would be no side
yard setbacks from parcel 2923059114 or 2923059017 as these parcels are
located within the CA zone. As shown on the submitted site plan (Exhibit 2, Sheet
A-111), the proposed bank would have a front yard setback of approximately
sixteen feet (16’) from the south property line and a secondary front yard setback
of approximately sixteen feet (16’) from the west property line. The proposed
building would comply with the required setback areas in the CA zone.
✓
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. for
vertically mixed use buildings (commercial and residential). Heights may exceed
the Zone’s maximum height with a Conditional Use Permit.
Staff Comment: The proposed building would include a 2,917 square foot
footprint, which would result in a lot coverage of approximately nine percent (9%)
on the 32,744 square foot site, which is less than the maximum building coverage
permitted in the CA zone.
The proposed building would have a height of approximately twenty-five feet (25’),
which is less than the fifty-foot (50’) height limit permitted in the CA zone.
✓
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.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 6 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb
and the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet
required spacing distances from facilities located in the right-of-way including,
but not limited to, underground utilities, street lights, utility poles, traffic signs,
fire hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the
street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of
one tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent
(90%) coverage of the landscaped area within three (3) years of
installation.
All of the landscaped area that is not planted with trees and shrubs or covered
with a tree grate must be planted in ground cover plants, which may include
grasses. Mulch must be confined to areas underneath plants and is not a
substitute for ground cover plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot
size, provided such plants have well-developed roots and are not root bound or
J-rooted; alternative standards may be applied pursuant to RMC 4-4-070C. Area
planted in ground cover plants, other than grass seed or sod, must be planted in
triangular spacing. Ground cover plants must be planted at a density that will
cover the entire area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards
within three (3) years of planting. Shrubs must be at least a two (2) gallon
container size at planting. Shrubs shall be in beds that include a layer of mulch at
least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the
time of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth
of at least three inches (3") and is at least three feet (3') in radius around the tree.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 7 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
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, 51 and 99 spaces shall provide 25 sf of
landscaping per parking space, and 100 or more spaces shall provide 35 sf of
landscaping per parking space. Perimeter parking lot landscaping shall be at
least 10 feet in width, interior parking lot landscaped areas shall have minimum
dimensions of 8 feet (8’) by 12 feet (12’).
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 Conceptual Landscape Plan (Exhibit 2:
Sheets L-100 through L-103), with the project application materials. The
submitted landscape plan includes landscaping between the building and public
sidewalk, a landscape buffer along the north and west property lines, interior
parking lot landscaping, and required street trees between the curb and sidewalk
within the public right-of-way. The proposed landscape plant schedule includes
the following vegetation: Pacific fire vine maple trees, katsura trees, forest pansy
eastern redbud trees, Japanese snowbell trees, green sport western red cedar
trees, kaleidoscope glassy abelia, crimson pygmy Japanese barberry, purple
fountain grass, lilla dwarf smoke trees, privet honeysuckle, gulf stream heavenly
bamboo, mountain fire Japanese pieris, cavatine Japanese pieris, otto luyken
English laurel, sweetbox, kinnikinnick, silvery sunproof lilyturf, green carpet
raspberry, and trailing sweetbox. Two (2) Japanese snowbell trees are proposed
to be planted within the SE Petrovitsky Rd right-of-way and two (2) katsura trees
are proposed to be planted within the 108th Ave SE right-of-way. Both proposed
street tree species are on the City’s approved street tree planting list.
Ten feet (10') of on-site landscaping is required along all public street frontages,
with the exception of areas for required walkways, driveways and those zones
with building setbacks less than ten feet (10'). This street frontage landscaping
buffer requires a mix of trees, shrubs, and ground cover to comply with landscape
regulations. The submitted landscape plan (Exhibit 2, Sheets L-100 through L-
103) includes the minimum ten-foot (10’) onsite landscape strip along all street
frontages.
The submitted landscape plan includes landscaping within the proposed surface
parking lot. The original TA Benson Petro site plan materials included a total of 44
parking spaces throughout the project site. The proposed site plan modification
does not include any changes to the originally approved parking lot layout. Based
on the originally approved 44 parking spaces, a total of 660 square feet of interior
parking lot landscaping would be required. The submitted landscape plan
indicates that the proposal would include a total of 1,819 square feet of interior
parking lot landscaping, within the project site, which would exceed the minimum
660 square feet required for the site as a whole.
A fifteen-foot (15’) wide landscape buffer is proposed along the north end of the
eastern two parcels, abutting the Residential-14 (R-14) zone.
Compliant if
condition of
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
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 8 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
approval is
met
development. Tree credit requirements shall apply at a minimum rate of thirty
(30) credits per net acre.
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: The applicant submitted a Conceptual Landscape Plan (Exhibit
2, Sheets L-100 through L-103) with the project application materials. According
to the Conceptual Landscape Plan that was submitted with the original TA
Benson Petro application (Exhibit 7) eight (8) significant trees were identified on
the project site as a whole, of those eight (2) trees, two (2) trees are located on
the parcel subject to the requested application. One tree was identified as a
Black Locust and the other was identified as a Black Cottonwood tree, both trees
were approved for removal.
The proposed project is required to provide a minimum of 30 tree credit units per
net acre. The original TA Benson Petro application (Exhibit 7) concluded that 50
tree credits would be required on the project site as a whole. The tree credit
requirements were proposed to be met through the planting of a total of 63.25
credits throughout the project site. A Detailed Landscape Plan was submitted
with the Construction Permit application materials (C235292) and is currently
under review. The landscape plan submitted with the current application
materials differs from the previously submitted landscape plan. Based on the
information provided on the submitted Site Plan (Exhibit 2, Sheet A-111), the
project site has a total area of 32,724 square feet, after the deduction of 6,497
square feet for right-of-way dedication, the project site would have a net area of
26,227 square feet or 0.60 acres. The 0.60-acre site would require a minimum of
18 tree credits onsite. The submitted Landscape Plan (Exhibit 2, Sheets L-100
through L-103) proposes the planting of three (3) Pacific fire vine maple trees, two
(2) Douglas fir trees, two (2) Japanese snowbell trees, and two (2) Forest Pansy
Eastern Redbud trees. All proposed tree species, with the exception of the
Douglas fir trees would qualify as small species trees and would receive a tree
credit of 0.25 credits per tree. The Douglas fir trees would each receive a tree
credit value of 1.0 credit per tree. The proposed landscape plan would include
the planting of a total of 3.75 tree credits onsite, which is less than the 18 tree
credits required. Staff recommends, as a condition of approval, that a detailed
landscape plan be submitted at the time of Construction Permit review that
demonstrated compliance with the minimum tree credit requirements. The
detailed landscape plan shall be submitted to the Current Planning Project
Manager for review and approval.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 9 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
Compliant if
condition of
approval is
met
Screening: All on-site surface mounted utility equipment shall be screened from
public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
screens, or a landscaped visual barrier allowing for reasonable access to
equipment. Equipment cabinets, fencing, and walls shall be made of materials
and/or colors compatible with building materials. All operating equipment
located on the roof of any building shall be enclosed so as to be screened from
public view.
Staff Comment: Any proposed surface mounted or rooftop mounted utility
equipment shall be screened from public view. Staff was unable to determine if
new surface or roof mounted utility equipment is proposed. Staff recommends,
as a condition of approval that a screening detail be provided for any proposed
surface or roof mounted utility equipment be submitted to the Current Planning
Project Manager for review and approval. The screening detail for surface
mounted utility equipment that includes cross sections of the utility and
screening shall be provided at the time of Construction Permit review and the
screening detail for any roof-mounted utility equipment shall be provided at the
time of Building Permit review.
✓
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) 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 four (4) 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.
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.
Outdoor refuse and recyclables deposit areas and collection points shall not be
located within fifty feet (50') of a lot zoned residential, except by approval through
the site development plan review process, or through the modification process if
exempt from site development plan review.
Staff Comment: The submitted Site Plan (Exhibit 2, Sheet A-111) identifies a
shared service area that would be located on the abutting parcel (APN
2923059017) to the east of the project site. The location of the service area would
be within 50 feet (50’) of a residentially zoned, property, however the location was
approved as the abutting residentially zoned property is currently developed as a
church and not a residential use (see LUA22-000424).
The proposed Sound Credit Union would have an area of 2,917 square feet and
as stated under LUA22-000424, the convenience store would have an area of
4,188 square feet The proposed bank building would be required to provide six
square feet of recyclable deposit areas and 12 square feet of refuse deposit area
or a total minimum of 100 square feet of refuse and recycling deposit areas.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 10 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
As required under LUA22-000424, the proposed convenience store would be
required to provide 21 square feet of recyclable deposit areas and 42 square feet
of refuse deposit areas or a total minimum area of 100 square feet of refuse and
recycling deposit areas.
The proposed site plan includes an approximately 380 square feet combined
service area, which would exceed the minimum 200 square foot requirement.
✓
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 existing configuration of the site as shown on the submitted
site plan (Exhibit 2, Sheet A-111) would allow for site-to-site vehicular access
between the bank building and convenience store sites. There are existing
landscaped barriers between the existing project site and the abutting properties
to the west and north that would preclude vehicular access to these sites.
✓
Parking: The total requirements for off-street parking facilities shall be the sum
of the requirements for the several uses computed separately, unless the
building is classified as a “shopping center” as defined in RMC 4-11-190.
Retail sales requires a minimum and maximum of 2.5 per 1,000 square feet of net
floor area. Bank uses require a minimum of 2.5 spaces per 1,000 square feet of
net floor area and are permitted a maximum of 5.0 spaces per 1,000 square feet
of net floor area. For uses with a drive-through (drive-through ATM), 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 8 feet by 20 feet, compact stall dimensions
are 8 feet by 16 feet. Compact spaces shall not account for more than thirty
percent (30%) of all onsite parking spaces. For parking lots with 26-50 parking
spaces, a total of two (2) of those spaces shall be designated as Accessible per
the Americans with Disabilities Act (ADA). Standard parking stall dimensions for
structured parking are eight feet in width by fifteen feet (15’), compact stall
dimensions are seven feet, six inches (7’6”) in width by twelve feet (12’) in length.
Staff Comment: The original TA Benson Petro site plan approval (LUA22-000424)
included a parking modification approval to exceed the maximum number of
permitted parking spaces onsite. A total of 44 parking spaces were approved on
TA Benson Petro site as a whole (19 spaces were permitted on the bank parcel
and 25 spaces were permitted on the convenience store parcel). The Sound
Credit Union minor site plan amendment proposed to maintain the 19 spaces
permitted on the bank parcel that were originally approved for the bank. This
includes 14 standard spaces (8’6” x 20’), four (4) compact spaces (8’6” x 16’) and
one (1) accessible space.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 11 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
✓
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.
Bicycle parking facilities shall include a rack that is permanently affixed to the
ground and supports the bicycle at two (2) or more points, including at least one
point on the frame. The user shall be able to lock the bicycle with a U-shaped lock
or cable lock. Bicycle racks that only support a bicycle front or rear wheel are not
permitted. Bicycle racks shall be installed to provide adequate maneuvering
space and ensure that the requisite number of bicycle parking spaces remain
accessible; and
Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no
less than an overhead clearance of seven feet (7'). A maneuvering area of five feet
(5') shall separate rows of bicycle parking spaces. Where the bicycle parking is
abutting the sidewalk, only the maneuvering area may extend into the right-of-
way.
Areas set aside for bicycle parking shall be clearly marked and reserved for
bicycle parking only.
Bicycle parking shall not impede or create a hazard to pedestrians or vehicles.
Parking areas shall be located so as to not conflict with vehicle vision clearance
standards.
Bicycle parking shall be conveniently located with respect to the street right-of-
way and must be within fifty feet (50') of at least one main building entrance, as
measured along the most direct pedestrian access route.
Whenever possible, bicycle parking shall be incorporated into the building design
and coordinate with the design of the street furniture when it is provided.
Bicycle parking shall be visible to cyclists from street sidewalks or building
entrances, so that it provides sufficient security from theft and damage.
Bicycle parking shall be at least as well lit as vehicle parking for security.
Staff Comment: Based on the proposal for 19 onsite parking spaces, the project
would be required to provide two (2) bicycle parking spaces. A bike rack location
and detail was included on the submitted Landscape Plan (Exhibit 2, Sheets L-
100 through L-103), the proposal would include bicycle parking for two (2)
bicycles, which would meet the bicycle parking requirements.
✓
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls were shown on the submitted site
plan application materials. Any proposed fences or retaining walls would be
required to comply with the above standards.
14. Design Standards: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100E:
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 12 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available
to other structures and open space. To ensure an appropriate transition between buildings,
parking areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be
provided for.
✓
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: The proposal includes the development of a Sound Credit Union
and drive-through ATM. The Sound Credit Union building would be one story with
heights of 22 feet. The drive-through ATM would have a height of 17 feet. Neither
proposed building is anticipated to adversely impact sun exposure to open
spaces or nearby buildings.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: As shown on the submitted architectural elevations and
renderings (Exhibit 2, Sheets G-204 and A-201), the primary façade of the Sound
Credit Union building would be oriented towards the public street. As shown on
the submitted site plan (Exhibit 2, Sheet A-111) clear connections would be
provided between the primary building entry and the public sidewalk along SE
Petrovitsky Rd.
✓
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: The primary façade of the Sound Credit Union would be oriented
towards SE Petrovitsky Rd and the public plaza proposed at the intersection of
Benson Dr S and SE Petrovitsky Rd.
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.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 13 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
Staff Comment: Not applicable, no residential uses are proposed under this
application.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character of
the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent
entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall
be provided and shall enhance the overall quality of the pedestrian experience on the site.
✓
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: The proposed Sound Credit Union would have its primary facade
oriented to the south (facing SE Petrovitsky Rd) and towards the public plaza
proposed at the intersection of SE Petrovitsky Rd and Benson Dr S. The primary
façade would include storefront entry doors and glazing, material variation,
overhead weather protection, landscaping and street/plaza amenities to
enhance pedestrian access from the street while maintaining high visibility,
creating a safe and attractive environment for pedestrians and users of the street
corner plaza.
✓
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 proposed building elevations and renderings
(Exhibit 2, Sheets G-204 and A-201), the proposed primary building entrance
would be made visibly prominent through the incorporation of storefront entry
doors, glazing, and overhead weather protection.
✓
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 proposed building entry would be clearly marked with an
elevated concrete platform, and weather protection. The submitted overhead
weather protection plan (Exhibit 6) specifies that the proposed weather
protection over the building entry would comply with the four and one-half feet
(4-1/2') width requirement.
✓
Standard: Building entries from a parking lot shall be subordinate to those
related to the street.
Staff Comment: As shown on the submitted architectural elevations and building
renderings (Exhibit 2, Sheets G-204 and A-201) the building entry facing the
parking lot would be subordinate to the primary entrance facing the street.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 14 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
✓
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: As discussed above, the proposed primary building entry would
be oriented to the south towards SE Petrovitsky Rd.
✓
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: There is only one building proposed on the project site. However,
under LUA22-000424 the proposal included the development of a convenience
store on the abutting parcel to the east. Pedestrian walkway connections are
proposed around the proposed buildings to direct pedestrians to the building
entries, in addition, sidewalks would be constructed within the public right-of-
way along the Benson Dr S and SE Petrovitsky Rd frontages.
A conceptual landscape plan (Exhibit 2, Sheets L-100 through L-103) was
included with the application materials that includes landscaping between the
proposed buildings and the public right-of-way, as well as within the surface
parking lot.
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 dwelling units 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 proposed Sound Credit Union proposes to break up the
building facades using modulation, articulation, material variation, color
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 15 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
changes, and related landscaping. Various roof profile heights are also proposed
to break up and lessen the apparent height and mass of the building.
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.
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.
N/A
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 service elements were reviewed and approved under
LUA22-000424 and would be located on the abutting property to the west and
are not reviewed under this minor modification application.
N/A
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: See previous comment above.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or
wood, or some combination of the three (3).
Staff Comment: See previous comment above.
N/A
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: See previous comment above.
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 project site is not located at a district
gateway.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 16 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
N/A
Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
Staff Comment: Not applicable, the project site is not located at a district
gateway.
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, the project site is not located at a district
gateway.
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: There is no parking located between the proposed building and
the public street.
✓
Standard: Parking shall be located so that it is screened from surrounding
streets by buildings, landscaping, and/or gateway features as dictated by
location.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 17 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
Staff Comment: The surface parking would be screened from surrounding
streets by the proposed Sound Credit Union building and as previously
discussed above under FOF 13, Zoning and Development Standards
Compliance: Landscaping, by a minimum 10-foot wide, perimeter parking lot
landscape strip would be required around the surface parking lot.
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 appliable, no structured parking is proposed.
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 appliable, no structured parking is proposed.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials.
Staff Comment: Not appliable, no structured parking is proposed.
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 appliable, no structured parking is proposed.
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 appliable, no structured parking is proposed.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines. Possible
treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 18 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
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 appliable, no structured parking is proposed.
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.
N/A
Standard: Access to parking lots and garages shall be from alleys, when
available. If not available, access shall occur at side streets.
Staff Comment: Not applicable, there are no alleys or side streets abutting the
project site. Access to the site is proposed through two points of entry: one
driveway access off SE Petrovitsky Rd and a second driveway access off of
Benson Dr S/108th Ave SE. Each of these access points would distribute vehicle
circulation across both frontages, improve site ingress and egress, and provide
flexibility for customers, service vehicles, and emergency response.
✓
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: One driveway access off SE Petrovitsky Rd and one driveway
access off of Benson Dr S is proposed, which would reduce the potential
conflicts between pedestrians and vehicles on and around the project site.
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: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 19 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
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: The proposed site plan (Exhibit 2, Sheet A-111) includes
pedestrian walkways around the proposed Sound Credit Union. The proposed
walkway would range in width from three feet (3’) to seven feet (7’). The proposed
sidewalks would be paved and would complement the design of the
development.
N/A
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: Not applicable, the proposed surface parking areas are less
than 150 feet in width; therefore, pedestrian walkways through the parking lot
would not be required.
Compliant if
condition of
approval is
met
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: The submitted site plan (Exhibit 2, Sheet A-111) denotes the
locations of pedestrian walkways around the proposed buildings. There are no
buildings facades greater than 100 feet in length; therefore criterion ‘a’ above
would not be applicable. The walkway located along the north façade would
have a minimum width of just under three feet (3’), which is less than the five-foot
(5’) minimum width permitted. It is anticipated that a three-foot (3’) minimum
walkway width at this location would be acceptable as this walkway would be
anticipated to have a low number of anticipated users due to its location along
the north façade of the building. In addition, the three-foot (3’) minimum width
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 20 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
allows for a landscape strip between the walkway and building façade, which
would enhance the appearance of this façade. Staff recommends, as a condition
of approval, that the sidewalk proposed along the north building façade be
revised to have a minimum width of three feet (3’). A revised site plan shall be
submitted to the Current Planning Project Manager at the time of Construction
and Building Permit review for and approval.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used
where feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable, under the original application for the TA Benson
Petro proposal (LUA22-000424), permeable pavement features were not
required.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety
of year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall
be included.
✓
Standard: Architectural elements that incorporate plants, particularly at
building entrances, in publicly accessible spaces and at facades along streets,
shall be provided.
Staff Comment: As shown on the submitted site plan and landscape plan (Exhibit
2, Sheets A-111 & L-100 through L-103), there is a public plaza proposed at the
intersection of Benson Dr S/108th Ave SE and SE Petrovitsky Rd that would
incorporate pedestrian amenities including benches, bike racks, trash
receptacles, as well as landscaping. In addition, areas adjacent to primary
building entrances would incorporate weather protection and landscaping.
✓
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: A pedestrian plaza is proposed at the intersection of Benson Dr
S/108th Ave SE and SE Petrovitsky Rd. Benches shown on the submitted
landscape plan (Exhibit 2, Sheets L-100 through L-103) within the plaza area are
proposed to be constructed of durable, vandal-resistant, and weather-resistant
materials. According to the bench detail, the amenity would not retain rainwater
and can be reasonably maintained over an extended period of time.
✓
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
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 21 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
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: Overhead weather protection is proposed over the building
entries and along the street facing façades (Exhibits 5 and 6). The proposed
weather protection would be a combination of four and one-half feet (4-1/2')
wide awnings and two-and-one-half-foot (2-1/2’) wide sunshades. The proposed
weather protection would be located along seventy five percent (75%) of the
façade fronting public streets. The proposed sunshades would be less than the
four and one-half feet (4-1/2') wide minimum width, however the sunshades
would be located primarily over areas that are landscaped and not over
pedestrian walkways. The proposed sunshades would meet the intent of these
guidelines by providing articulation on the street facing facades.
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
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 22 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
are unique to the site and are provided as an asset to the
development;
iii. Pedestrian corridors dedicated to passive recreation and separate
from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports
courts, swimming pools, exercise areas, game rooms, or other
similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use
areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all
residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without
common access links, such as pedestrian trails.
Staff Comment: Not applicable, the proposal does not include residential
development.
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:
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 23 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
i. The minimum required walkway. However, where walkways are
widened or enhanced beyond minimum requirements, the area may
count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank
walls, and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, the proposal does not include more than 30,000
square feet of non-residential uses.
✓
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.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 24 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: The project site is located at the northeast corner of the
intersection of Benson Dr S/108th Ave SE and SE Petrovitsky Rd (SE 176th St) and
is required to provide a public plaza. The submitted application materials include
a public plaza.
✓
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: As shown on the submitted landscape plan (Exhibit 2, Sheets L-
100 through L-103), the proposed plaza would have a total area of approximately
1,075 square feet. The minimum dimension of the paved portion proposed plaza
would be fifteen feet (15’), and the minimum dimension of the paved portion of
the plaza in combination with the landscaping behind the plaza is twenty feet
(20’). The proposed plaza would meet the minimum area and dimensional
requirements.
Compliant if
condition of
approval is
met
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: The proposed plaza would be paved and landscaped with street
trees. In addition, benches, a trash receptacle, and bike racks would also be
provided. Details regarding pedestrian-scaled lighting were not provided. Staff
recommends, as a condition of approval, that a lighting plan and light fixture
details be provided to the Current Planning Project Manager at the time of
Construction Permit application for review and approval.
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: As shown on the submitted site plan (Exhibit 2, Sheet A-111),
architectural elevations and building renderings (Exhibit 2, Sheets G-204 and A-
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 25 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
201), the proposed Sound Credit Union building would include modulation and
articulation around all four (4) facades.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet
(16') in height, and eight feet (8') in width.
Staff Comment: The proposed modulations would comply with the minimum
two-foot (2’) depth, sixteen-foot (16’) height, and eight-foot (8’) width
requirements.
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; or provide an additional special feature such as a clock
tower, courtyard, fountain, or public gathering area.
Staff Comment: No applicable, the proposed building does not exceed 160 feet
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 fixtures, trellis, or other
landscape features shall be provided along the facade’s ground floor.
Staff Comment: The proposal includes human scaled elements such as glazing,
large entry doors, weather protection, material variation and color, and
landscaping.
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 fifty percent (50%).
Staff Comment: The existing building is one story and does not include upper-
level windows.
N/A
Standard: Display windows shall be designed for frequent change of
merchandise, rather than permanent displays. Display racks and fixtures may
not obscure more than fifty percent (50%) of the window space.
Standard: Window coverings, such as blinds and curtains, must be functional,
they may not be affixed so that they cannot be open and/or closed.
Staff Comment: The submitted floor plans indicate that offices would be located
along the south façade and along the south portion of the west façade. These
offices would be open to the main lobby; therefore, it is likely that computer
screens would face the proposed windows. As sensitive financial data could be
visible through the proposed windows, it is anticipated that window coverings
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 26 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
would be employed to cover these windows and protect sensitive, financial
information. To ensure that the windows remain largely transparent, staff
recommends, as a condition of approval that any window coverings proposed
along facades visible to the public be coverings that would close from the bottom
up, so that the upper portions of the windows may remain clear.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: According to the submitted architectural elevations, the
proposal does not include tinted or reflective glazing.
✓
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: As shown on the submitted architectural elevations and building
renderings for the Sound Credit Union building (Exhibit 2, Sheets G-204 and A-
201), north portion of the west elevation and the north elevation include
untreated blank walls. An approximate four-foot (4’) wide landscape strip is
proposed along the north elevation to provide visual interest. Additional
treatment for the blank walls proposed would also be required. See further
discussion below.
Compliant if
condition of
approval is
met
Standard: If blank walls are required or unavoidable, they shall be treated. The
treatment shall be proportional to the wall and use or more of the following:
a. A planting bed at least five feet (5’) in width abutting the blank wall that
contains trees, shrubs, evergreen ground cover, or vines ;
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: As previously discussed above, the north end of the west
elevation and the north elevation of the proposed Sound Credit Union building
would have areas of blank walls. Staff recommends, as a condition of approval,
that the blank walls along north end of the west elevation and north elevation be
treated with architectural detailing such as reveals, contrasting materials, or
other special detailing that meets the intent of this standard. Revised
architectural elevations reflecting the treatments of these blank walls shall be
provided to the Current Planning Project Manager at the time of Building Permit
review for review and approval.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 27 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
✓
Standard: Any facade visible to the public shall be comprised of at least fifty
percent (50%) transparent windows and/or doors for at least the portion of the
ground floor facade that is between four feet (4’) and eight feet (8’) above ground
(as measured on the true elevation).
Staff Comment: Architectural elevations, building renderings, and floor plans
(Exhibit 2, Sheets G-204, A-121, and A-201) were included with the submittal and
included calculations for the proposed glazing along the street facing facades.
The west elevation (facing Benson Dr S) has a total area of 270 square feet
between 4 feet and 8 feet above grade and would be required to include 135
square feet of glazing. The applicant has proposed 136 square feet of glazing,
which would exceed this requirement.
The south façade (facing SE Petrovitsky Rd) has a total area of 189 square feet
between 4 feet and 8 feet above grade and would be required to provide 94
square feet of glazing. The applicant has proposed 113 square feet, which would
exceed this requirement.
The north elevation is also visible from Benson Dr S and includes one (1) window
that would provide natural light into the break room. The remainder of this façade
would encapsulate a data center and restroom that would preclude the proposal
from complying with this standard. To mitigate for the lack of glazing proposed
along the north façade of the building, the applicant has proposed an
approximate four-foot (4’) wide landscaped strip between the north building
façade and the abutting sidewalk to provide visual interest in lieu of glazing. This
landscaped area would be planted with sweetbox and trailing sweetbox, which
would provide visual interest and meet the intent of this standard. Additional
treatment to ensure buildings are visually interesting would also be required. See
further discussion below.
✓
Standard: Where windows or storefronts occur, they must principally contain
clear glazing.
Staff Comment: According to the submitted architectural elevations, the glazing
proposed would be clear.
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.
Compliant if
condition of
approval is
met
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. Roof-mounted mechanical equipment shall not be visible to
pedestrians;
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 28 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
f. 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: As shown on the proposed elevations and building renderings
(Exhibit 2, Sheets G-204 and A-201), the proposed Sound Credit Union building
would feature a shed roof element above the proposed flat roof to add visual
interest to the proposed roof profile. If feasible, staff would like to see the shed
roof extend further to the south to provide additional shading and dimension to
the south façade. Staff recommends, as a condition of approval, that revised
architectural elevations including the shed roof extension be provided to the
Current Planning Project Manager at the time of Building Permit review for review
and approval.
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: As shown on the submitted building renderings (Exhibit 2, Sheet
A-201) for the Sound Credit Union building, all elevations visible from the street
or parking area would be finished on the same sides with the same building
materials. The finishes proposed would include wood-like fiber cement siding,
fiber cement panels, metal roof, and metal canopies/sunshades.
✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns or textural changes.
Staff Comment: As previously discussed above the material finishes on the
proposed buildings would include a variety of colors, patterns, and textures.
✓
Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Staff Comment: As previously discussed above, the building renderings (Exhibit
2, Sheet A-201) include finishes that would provide a variety of texture, pattern,
and color variation along each façade.
Compliant if
condition of
approval is
met
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: To ensure that the proposed materials are of high quality, staff
recommends, as a condition of approval, that a materials board be submitted to
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 29 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
the Current Planning Project Manager for review and approval at the time of
Building Permit application.
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 band pattern and/or shall
incorporate other masonry materials.
Staff Comment: As shown on the submitted renderings (Exhibit 2, Sheet A-201)
the proposed building would not include concrete block walls.
✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
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.
✓
Standard: Signage shall be an integral part of the design approach to the
building.
Staff Comment: A sign package was not included with the submitted application
materials, however the location of proposed monument signage was shown on
the submitted site plan (Exhibit 2, Sheet A-111) and conceptual wall signs were
shown on the building renderings (Exhibit 2, Sheet A-201). The proposed wall
signs would be integrated into the proposed design of the buildings, with
prominent wall signs over the building entrances.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated
with the overall building design.
Staff Comment: Not applicable, the proposal does not include a mixed use or
multi-use building.
✓
Standard: Corporate logos and signs shall be sized appropriately for their
location.
Staff Comment: The proposed wall signs appear to be proportionate to the size
of the wall on which they are located.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A sign package including the entry signs was not included with
the submitted application materials.
✓
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.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 30 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
Staff Comment: The proposed signage shown on the submitted renderings
(Exhibit 2, Sheet A-201) does not appear to be garish in nature.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: Sign details for the monument signs were not included with the
project application materials.
N/A
Standard: Blade type signs, proportional to the building facade on which they
are mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: Not applicable, no blade signs were shown on the submitted
elevations.
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: A formal sign package was not included with the submitted
application materials. Compliance with these requirements would be verified at
the time of formal sign permit review.
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: A formal sign package was not included with the submitted
application materials. Compliance with these requirements would be verified at
the time of formal sign permit review.
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: A formal sign package was not included with the submitted
application materials. Compliance with these requirements would be verified at
the time of formal sign permit review.
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.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 31 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
15. Site Plan Modification Analysis: The applicant is requesting a site plan modification in order to
replace the bank building originally permitted with the TA Benson Petro development (LUA22-
000424, SA-H, ECF, MOD, MOD) with a Sound Credit Union. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-200H.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as
noted below:
Compliance Modification Criteria and Analysis
✓
a. Involve more than a ten percent (10%) increase or decrease in any measurable
aspect of the approved plan such as, but not limited to, area, scale, building
height, density, commercial area, amenities, public or private open space,
landscaping, parking spaces, building materials (e.g., glazing), etc.
Staff Comment: As previously discussed above under FOF 13: Zoning
Development Standards Compliance and FOF 14: Design District Compliance, the
proposed size and scale of the proposed Sound Credit Union would not deviate
drastically from the original site plan approval granted for the bank building within
the TA Benson Petro development (LUA22-000424). The previous building footprint
approved for the bank building, totaled approximately 2,850 square feet. The
proposed footprint for Sound Credit Union would total 2,917 square feet The
proposal would result in a 67 square feet or 2.3 percent (2.3%) increase in the
building footprint. The proposal would not involve more than a ten percent (10%)
increase or decrease in any measurable aspect of the approved plan.
✓
b. Have a significantly greater impact on the environment and/or public facilities
than the approved plan.
Staff Comment: As previously discussed above, the proposed modification would
result in a minor 2.3 percent (2.3%) increase in building footprint from the originally
approved site plan. The proposed increase is anticipated to be minor and would
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings
with down-lighting and decorative street lighting.
Staff Comment: A lighting plan was not included with the submitted application
materials, therefore staff was unable to verify compliance with this requirement.
Staff previously recommended a condition of approval that a lighting plan be
provided for review and approval.
Compliance
not yet
demonstrated
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.
Compliance
not yet
demonstrated
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.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 32 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
not have a significantly greater impact on the environment and/or public facilities
than the originally approved plan.
✓
c. Change the boundaries of the originally approved plan.
Staff Comment: The proposed modification does not change the boundaries of the
originally approved plan. The proposed Sound Credit Union would be located in
approximately the same location as the previously approved bank building.
✓
d. Substantially alter a key feature of the approved plan.
Staff Comment: The key features identified in the originally approved plan
included: the proposed public plaza, primary building entries fronting on the public
street, the glazing proposed along the south and east facades of the bank building,
and the stone façade proposed on the convenience store and bank facades. The
proposed modification for Sound Credit Union would maintain the public plaza at
the intersection of 108th Ave SE and SE Petrovitsky Rd, the building entry facing the
public street (new entrance would be oriented to the south towards SE Petrovitsky
Rd), and the glazing along the street facing facades. The stone façade would be
replaced with a wood-like fiber cement siding and fiber cement panels, which are
considered equal in quality to the previously approved stone façade.
D. DECISION:
The proposal satisfies 4 of the 4 criteria listed in RMC 4-9-200H.2 for approval of a minor site plan
modification. Therefore, the Sound Credit Union Minor Site Plan Modification, File No. LUA25-000422,
MOD, is approved and is subject to the following conditions:
1. The project shall comply with original conditions of approval for the TA Benson Petro development
(LUA22-000424).
2. A detailed landscape plan shall be submitted at the time of Construction Permit review that
demonstrates compliance with the minimum tree credit requirements. The detailed landscape plan
shall be submitted to the Current Planning Project Manager for review and approval.
3. A screening detail shall be provided for any proposed surface or roof mounted utility equipment. The
detail shall be submitted to the Current Planning Project Manager for review and approval. The
screening detail for surface mounted utility equipment shall include cross sections of the utility and
screening shall be provided at the time of Construction Permit review and the screening detail for
any roof-mounted utility equipment shall be provided at the time of Building Permit review.
4. The sidewalk proposed along the north building façade shall be revised to have a minimum width of
three feet (3’). A revised site plan shall be submitted to the Current Planning Project Manager at the
time of Construction and Building Permit review for and approval.
5. A lighting plan and light fixture details shall be provided to the Current Planning Project Manager at
the time of Construction Permit application for review and approval.
6. Any window coverings proposed along facades visible to the public shall close from the bottom up,
so that the upper portions of the windows may remain clear.
7. The blank walls along north end of the west elevation and north elevation shall be treated with
architectural detailing such as reveals, contrasting materials, or other special detailing. Revised
architectural elevations reflecting the treatments of these blank walls shall be provided to the
Current Planning Project Manager at the time of Building Permit review for review and approval.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 33 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
8. Revised architectural elevations, including an extension of the proposed shed roof further to the
south, shall be provided to the Current Planning Project Manager at the time of Building Permit review
for review and approval.
9. A materials board shall be submitted to the Current Planning Project Manager for review and
approval at the time of Building Permit application.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on January 26, 2026 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
TA Benson Petro, LLC
2600 Dallas Parkway, Ste 370
Frisco, TX 75034
Ming Sing Ting
BCRA
2106 Pacific Ave, Suite 300
Tacoma, WA 98402
TRANSMITTED on January 26, 2026 to the Parties of Record:
No parties of record
TRANSMITTED on January 26, 2026 to the following:
Gina Estep, CED Administrator
Justin Johnson, Development Engineering Director
Clark H. Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
E. 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 February 9, 2026. 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 Modification decision will expire two (2) years from the date of decision. A single one (1)
year extension may be requested pursuant to RMC 4-9-250.
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
1/26/2026 | 3:19 PM PST
City of Renton Department of Community & Economic Development
Sound Credit Union
Administrative Modification Report & Decision
LUA25-000422, MOD
Report of January 26, 2026 Page 34 of 34
D_Benson Petro_Minor Site Plan Mod_FINAL (002)
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: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Sound Credit Union
Land Use File Number:
LUA25-000422, MOD
Date of Report
January 26, 2026
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Ming Sing Ting
BCRA
2106 Pacific Ave, Suite 300,
Tacoma, WA 98402
Project Location
17426 108th Ave SE,
Renton, WA 98055
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Sound Credit Union Plan Set
Exhibit 3: Project Narrative
Exhibit 4: Minor Site Plan Modification Justification
Exhibit 5: Sunshade Detail
Exhibit 6: Overhead Weather Protection Site Plan
Exhibit 7: TA Benson Petro (LUA22-000424) Hearing Examiner Decision
Docusign Envelope ID: 618A48A0-4F4E-49D2-9BF7-5D962380E2E5