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D_WCLS Street Modification_2025_v2
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 7, 2025
Project File Number: PR25-000020
Project Name: World Cup Legacy Square Street Modification
Land Use File Number: LUA25-000102, MOD
Project Manager: Michael Sippo, Civil Engineer III
Owner/Applicant: City of Renton, 1055 S Grady Way, Renton, WA 98055
Contact: Brianne Bannwarth, City of Renton, Development Engineering Director
1055 S Grady Way, Renton, WA 98057
Project Location: 510 S 3rd St, Renton, WA 98057 (APNs 7841800195, 7841800205, and
5696000005)
Project Summary: The Applicant, the City of Renton, is requesting a street modification to the final
configuration of Logan Ave S (a Minor Arterial Street) and S 3rd St (a Principal
Arterial Street) along three (3) abutting parcels located at the northwest corner
of Logan Ave S and S 3rd St (APNs 7841800195, 7841800205, and 5696000005)
within the City Center Community Planning Area. The proposed street
modification would include maintaining the integrity of Logan Ave S, a festival
street connecting Gateway Park to Piazza Park, while ensuring the design
integrity of S 3rd St as a functional one-way arterial street. Specifically, the
project would extend the sidewalk onto the property along S 3rd St, creating a
12-foot (12’) wide sidewalk with tree grates. According to City of Renton (COR)
Maps, the site is located in a High Seismic Hazard area and the Downtown
Wellhead Protection Area Zone 1.
Site Area: 0.55 acres
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
City of Renton Department of Community & Economic Development
World Cup Legacy Square Street Modification
Administrative Modification Report & Decision
LUA25-000102, MOD
Report of April 7, 2025 Page 2 of 8
D_WCLS Street Modification_2025_v2
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Modification Request Justification
C. PROJECT DESCRIPTION/BACKGROUND:
The applicant is proposing the establishment of a park and community space, also known as World Cup
Legacy Square at 510 S 3rd St (APNs 7841800195, 7841800205, and 5696000005). The site includes an
existing park, Gateway Park, which is located on the eastern portion of the site at the northwest corner of
Logan Ave S and S 3rd St. Gateway Park is proposed to be renovated as part of the project including new
seating, lighting, landscaping, and the installation of playground equipment. The remaining portion of the lot
site consists of a packed gravel lot used for occasional events. Improvements proposed on the western
portion of the site includes installation of a futsal/mini-pitch court, an outdoor stage and integrated LED
screen, fencing, hardscaping, landscaping, seating, and lighting (Exhibit 2). The intent of the project is to
provide a community gathering place to watch and engage with the 2026 World Cup events and
passive/active recreation (Exhibit 3). The value of the planned utility and infrastructure
improvements/addition would trigger the requirement of installing frontage improvements per Renton
Municipal Code (RMC) 4-6-060.
The applicant is requesting a street modification from the Renton Municipal Code (RMC) 4-6-060 in order to
allow a portion of Logan Ave S, approximately 60 feet, to maintain the existing festival street frontage and a
portion of S 3rd St, approximately 240 feet, to maintain the existing one-way travel lanes and curb to curb
configuration while upgrading the sidewalk to twelve feet (12’) wide with street tree grates. Logan Ave S is
classified as a Minor Arterial Street within the City Center Community Planning Area. The existing Right-of-
Way (ROW) width in Logan Ave S is 60 feet per the King County Assessors Map. Per City Code 4-6-060, to
meet the City’s complete street standards for Minor Arterial Streets, the minimum ROW width is 91 feet
consisting of a minimum pavement width of 54 feet (27 feet from centerline), a one-half foot (0.5’) wide curb,
an a twelve-foot (12’) wide sidewalk with street tree grates, and storm drainage improvements. This street
configuration requires a ROW dedication of fifteen and one-half feet (15.5’). S 3rd St is classified as a
Principal Arterial Street within the City Center Community Planning Area. The existing Right-of-Way (ROW)
width in S 3rd St is 60 feet per the King County Assessors Map. Per City Code 4-6-060, to meet the City’s
complete street standards for Principal Arterial Streets, the minimum ROW width is 91 feet consisting of a
minimum pavement width of 54 feet (27 feet from centerline), a one-half foot (0.5’) wide curb, an a twelve-
foot (12’) wide sidewalk with street tree grates, and storm drainage improvements. This street configuration
requires a ROW dedication of fifteen and one-half feet (15.5’).
The parcel is bound to the east by Logan Ave S and to the south by S 3rd St, which are both arterial streets
located in the downtown area that both have special characteristics integral to the functionality of
downtown traffic and pedestrian patterns. Logan Ave S is a two-way minor arterial street with a median
planter along the frontage of the site that acts as a festival street separating Gateway and Piazza Parks. The
festival street was specifically designed and installed to serve the adjacent parks, transit center, public
plaza and nearby properties. By requiring the additional pavement width and ROW dedication, the
functionality of the public spaces would be severely impacted by changing the overall configuration from
pedestrian to automotive focus and would not meet the intent of the City Center Community Planning Area.
S 3rd St is a one-way principal arterial street that runs west to east and is slated to be changed to a two-way
traffic pattern as outlined by the City’s Transportation Improvement Program (TIP) project #46. The project
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
City of Renton Department of Community & Economic Development
World Cup Legacy Square Street Modification
Administrative Modification Report & Decision
LUA25-000102, MOD
Report of April 7, 2025 Page 3 of 8
D_WCLS Street Modification_2025_v2
is currently not anticipated for construction within the next few years and design plans have not been
prepared so it is difficult to anticipate the final configuration of pavement and street width. By requiring the
additional pavement width and ROW dedication, it would have detrimental impact to the public amenities
and park being proposed and would likely result in a frontage improvement configuration that would not
align with the final two-way conversion project. As a result, the applicant is proposing to modify the subject
property’s ROW width to retain the existing frontage on Logan Ave S in its entirety and retaining the existing
curb and lane-configuration along S 3rd St while providing a twelve-foot (12’) sidewalk width and grated
street trees in accordance the Downtown Streetscape Standards. No ROW dedication is being proposed on
either frontage as a result of this street modification.
The proposed street modification shall only be accepted as being applicable to this proposed World Cup
Legacy Square development located at parcels 7841800195, 7841800205, and 5696000005 and shall have
no basis for applicability to any future development at these properties. Thus, all current applicable
development codes, such as street standards and setbacks, would apply to any future permits in place
should parcel numbers 7841800195, 7841800205, and 5696000005 apply for any City permits. Furthermore,
this may require removal and reconstruction of any or all street frontage improvements abutting the property
that would be constructed as part of the granting of this modification.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master application
for review on March 31, 2025 and determined the application complete on March 31, 2025. The
project complies with the Type I 65-day review time period.
2. The applicant’s submittal the applicable submittal materials to comply with the requirements
necessary to process the modification request (Exhibits 2 - 4).
3. The project site is located at 510 S 3rd St (APNs 7841800195, 7841800205, and 5696000005).
4. The project site is currently partially developed with Gateway Park that will be reconfigured and
renovated as part of the project.
5. Access to the site is provided via Seattle Public Utilities (SPU) ROW to the north.
6. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Center Downtown (CD) zoning classification.
8. The site is mapped within a High Seismic Hazard area and the Downtown Wellhead Protection Area
Zone 1.
9. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street
Standards for street frontage improvements on a portion of Logan Ave S, a Minor Arterial Street, and
along a portion of S 3rd St, a Principal Arterial Street. Specifically, the applicant is proposing the
following modification:
• Modify the Minor Arterial public street standard within Logan Ave S by eliminating the
minimum required right-of-way dedication of fifteen and one-half feet (15.5’) feet and
maintaining the current street frontage with no change in improvements.
• Modify the Principal Arterial public street standard within S 3rd St by eliminating the
minimum required right-of-way dedication of fifteen and one-half feet (15.5’) feet,
maintaining the curb-to-curb pavement width, travel lane and parking configuration with the
installation of a new twelve-foot (12’) wide sidewalk with street tree grates.
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
City of Renton Department of Community & Economic Development
World Cup Legacy Square Street Modification
Administrative Modification Report & Decision
LUA25-000102, MOD
Report of April 7, 2025 Page 4 of 8
D_WCLS Street Modification_2025_v2
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.
Therefore, staff is recommending approval of the requested street modification, as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives.
Staff Comment: The applicant contends that the revisions to the street frontages
along Logan Ave S and S 3rd St is the minimum adjustment to maintain the existing
ROW and to still keep the policies and objectives of the Comprehensive Plan Land
Use Element and the Community Design Element (Exhibit 4).
Specifically, the applicant reviewed nine (9) of the Comprehensive Plan’s Land
Use Element Policies and Goals:
1. Policy L-2: Support compact urban development to improve health
outcomes, support transit use, maximize land use efficiency, and
maximize public investment in infrastructure and services.
2. Policy LU-4: Consider surplus public property for other public uses before
changing ownership.
3. Policy LU-6: Site and design essential public facilities to be efficient and
convenient and to equitably distribute the impacts and benefits. Facilities
should be sited on an arterial street with good access including transit
service, and where parking requirements are appropriate to the use. If the
use is people intensive, it should be in a Center, compatible with
surrounding uses and collocated with other uses when possible.
4. Goal LU-BB: Ensure new development support a high quality of life with a
design that is functional and attractive.
5. Goal LU-CC: Support and sustain programs in Renton to encourage the
effective use, preservation, and protection of Renton’s resources.
6. Goal LU-EE: Build neighborhoods that promote community resilience
through healthy lifestyles, active transportation, proximity to goods and
services, access to local fresh foot, environmental sustainability, and a
feeling of community.
7. Goal LU-FF: Strengthen the visual identity of Renton and its Community
Planning Areas and neighborhoods through quality design and
development.
8. Policy LU-47: Encourage the creation and maintenance of places and
events throughout the community where people can gather and interact.
Allow for flexibility in public gathering places to encourage place-making
efforts and activities.
9. Policy 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.
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
City of Renton Department of Community & Economic Development
World Cup Legacy Square Street Modification
Administrative Modification Report & Decision
LUA25-000102, MOD
Report of April 7, 2025 Page 5 of 8
D_WCLS Street Modification_2025_v2
Staff concurs the proposed street modification implements the policy direction of
the Comprehensive Plan and is the minimum adjustment necessary. Community
design aspects of the Comprehensive Plan address walkable neighborhoods,
safety and shared uses. The intent of the policies is to promote new development
with walkable places that support grid and flexible grid streets and pathway
patterns, and are visually attractive, safe and healthy environments. The
requested street modification is consistent with these policy guidelines. While the
proposed modification maintains the existing streets and ROW widths and
providing improvement to the sidewalk along S 3rd St, the reduction aligns with the
goals and policies as described above by providing a public amenity and
community gathering area that would likely not be possible if the frontages were
fully built in accordance to RMC 4-6-060.
Compliant if
condition of
approval is
met.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: The applicant contends that the proposed modification would
maintain continuity with the City Center Community Planning Area to continue
safety, function, appearance, and still maintain the intended frontage
improvement requirements while creating a twelve-foot (12’) wide sidewalk with
tree grates along S 3rd St.
Staff concurs the proposed modification request achieves these standards as
follows:
• Safety: Logan Ave S is classified as a Minor Arterial Street and a festival street
located between Gateway and Piazza Parks and contains a landscaped
median as a design feature to calm traffic and facilitate public gatherings. The
street contains wide sidewalks on both sides and acts as an entrance to both
parks, the piazza building and the current Renton Transit Center. Meeting the
applicable street standards, as outlined in RMC 4-6-060, Logan Ave S would
be altered from an environment that serves pedestrians and parks to a focus
on automobile mobility which would be inherently less safe for public use and
gatherings. S 3rd S is classified as a Principal Arterial Street and acts as a one-
way west to east thoroughfare through the downtown core. The project does
not propose to change the traffic pattern or parking configuration but is
proposing to provide a twelve-foot wide (12’) sidewalks that is anticipated to
enhance safety by increasing the sidewalk width from the current seven-feet
(7’) configuration.
• Function/Appearance: The proposed modification maintains the integrity of
the existing streets that are pedestrian focused and increasing the sidewalk
width along S 3rd St, thus meeting the plan goals of providing a pedestrian-
oriented space. Further, given that the existing streets are already designed in
a manner that serve both the Gateway and Piazza Parks and the downtown
heart-block, the aesthetic appearance intended by code would be
maintained.
• Environmental Protection: The proposed modification results in a minor
increase of in disturbance within the right of way but replaces temporary
crushed concrete parking lot with permanent concrete sidewalk thus
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
City of Renton Department of Community & Economic Development
World Cup Legacy Square Street Modification
Administrative Modification Report & Decision
LUA25-000102, MOD
Report of April 7, 2025 Page 6 of 8
D_WCLS Street Modification_2025_v2
reducing environmental hazards overall since crushed concrete is more likely
to leach acidic particles into the subgrade.
• Maintainability: Maintenance of the Parks, street frontages, and overall
improvements of city assets is the responsibility of the City of Renton, and will
not change from its current condition.
The proposed modification would meet the objectives of safety, function,
appearance, environmental protection, and maintainability intended by the code
requirements. City staff has reviewed Logan Ave S and S 3rd S and has determined
that a modified Minor Arterial and Major Arterial public street sections would best
facilitate the proposed World Cup Legacy Square project. The determination was
based multiple factors including the goals and policies of the Comprehensive Plan
Land Use Element and the Community Design Element of providing community
orientated spaces, recreation and facilitate safe areas for passive and active
gatherings. By providing the code-required street sections, the surrounding
arterials would become further automotive orientated and reduce opportunities
for community and pedestrians and potentially resulting in the loss of available
land to develop the community gathering space. Therefore, as a condition of
approval, the proposed street modification shall only be accepted as being
applicable to this proposed World Cup Legacy Square development located at
parcels 7841800195, 7841800205, and 5696000005 and shall have no basis for
applicability to any future development of these properties. Thus, all current
applicable development codes, such as street standards and setbacks, would
apply to any future permits in place should parcel numbers 7841800195,
7841800205, and 5696000005 apply for any subsequent City permits.
Furthermore, this may require removal and reconstruction of any or all street
frontage improvements abutting the property that would be constructed as part of
the granting of this modification.
✓
c. Will not create substantial adverse impacts to other properties in the vicinity.
Staff Comment: The applicant contends that the proposed project would not
create any adverse impacts to other properties in the vicinity since the existing
street widths remain unchanged.
Staff has not identified adverse impacts to other properties from the requested
street modification. See also comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code; and.
Staff Comment: The applicant contends that the modification allows the proposed
improvements maintain the character and design integrity of Logan Ave S as a
festival street S 3rd St as a principal arterial street. Additionally, by creating a 12-
foot (12’) wide sidewalk with tree grates along S 3rd St, the proposal further aligns
with the City Center Community Planning Area Guidelines.
Staff concurs that the proposed street modification request meets the intent and
purposes of the Code. See also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the street modification request is
being made to maintain the existing street sections for Logan Ave S and S 3rd St
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
City of Renton Department of Community & Economic Development
World Cup Legacy Square Street Modification
Administrative Modification Report & Decision
LUA25-000102, MOD
Report of April 7, 2025 Page 7 of 8
which ensures continuity and consistency with the street design pattern in the
downtown core.
Staff concurs that the modification is justified, given that it provides a safe and
functional pedestrian experience. See also comments under criterion ‘b’.
E.DECISION:
The proposal satisfies 5 of the 5 criteria listed under RMC 4-9-250D.2 for approval of modifications.
Therefore, the World Cup Legacy Square Street Modification, File No. LUA25-000102, MOD, is approved,
subject to the following condition:
1.This street modification is for the sole purpose of this development of the World Cup Legacy
Square. The street modification is not valid in perpetuity, thus any future redevelopment of
parcel numbers 7841800195, 7841800205, and 5696000005 may require the removal and
reconstruction of the street frontage(s) abutting the property such that the full property frontage
complies with the complete street standards applicable at the time of the future application.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on April 7, 2025 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
City of Renton
1055 S Grady Way
Renton, WA 98057
Brianne Bannwarth
City of Renton
1055 S Grady Way
Renton, WA 98057
TRANSMITTED on April 7, 2025 to the Parties of Record:
None.
TRANSMITTED on April 7, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Economic Development Acting Director
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
D_WCLS Street Modification_2025_v2
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
4/7/2025 | 12:58 PM PDT
City of Renton Department of Community & Economic Development
World Cup Legacy Square Street Modification
Administrative Modification Report & Decision
LUA25-000102, MOD
Report of April 7, 2025 Page 8 of 8
D_WCLS Street Modification_2025_v2
F.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 21, 2025. An appeal of the decision must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: The 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.
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: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
World Cup Legacy Square Street Modification
Land Use File Number:
LUA25-000102, MOD
Date of Report
April 7, 2025
Staff Contact
Michael Sippo
Civil Engineer III
Project Contact
Brianne Bannwarth
City of Renton
1055 S Grady Way
Renton, WA 98055
Project Location
APNs 7841800195,
7841800205, and
5696000005
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Modification Request Justification
Docusign Envelope ID: 8CDE4759-CED5-43C5-A650-E565C9A6DFDB