HomeMy WebLinkAboutD_Admin_Decision_World_Cup_Legacy_Square_252225_v4_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Admin Decision_Renton Market and Pavilion_250311_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 8, 2025
Project File Number: PR25-000020
Project Name: World Cup Legacy Square
Land Use File Number: LUA25-000065, ECF, SA-A, CU-A
Project Manager: Alex Morganroth, Principal Planner
Owner: City of Renton / 1055 S Grady Way, Renton, WA 98057
Applicant/Contact: Justin Johnson / City of Renton, 1055 S Grady Way, Renton, WA 98057 /
jtjohnson@rentonwa.gov
Project Location: 510 S 3rd St (APNs 7841800195, 7841800205, and 5696000005)
Project Summary: The applicant, City of Renton, is requesting Environmental (SEPA) Review, an
Administrative Conditional Use Permit, and Administrative Site Plan Review to
establish a park and community space, also known as “World Cup Legacy
Square,” at 510 S 3rd St (APNs 7841800195, 7841800205, and 5696000005).
The site totals 24,070 sq. ft. (0.55 acres) in area and has a Comprehensive Plan
Land Use Designation of Commercial Mixed Use (CMU). The site is located
within the Center Downtown (CD) zoning district, Urban Design District A, and
the City Center Sign Regulation area. The western portion of the site,
colloquially known as the “Big 5” lot, was previously developed with a
commercial building demolished in 2013. An existing city park, Gateway Park,
is located on the eastern portion of the site at the corner of Logan Ave S and S
3rd St. Gateway Park is proposed to be renovated as part of the project
including the installation of new seating, lighting, landscaping,
playground/climbing equipment. The remaining portion of the lot consists of
the packed gravel area used for occasional public 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, new
fencing, hardscaping, landscaping, seating, and lighting. A metal 1,200 sq. ft.
structure is proposed at the northwest corner of the site and would house the
LED screen and concrete stage, as well as an audio/visual room and restroom.
The intent of the project is to provide a community gathering place to watch
and engage with the 2026 World Cup to be held at various locations in the
Puget Sound region. Upon completion of the World Cup event, the site would
be transformed into a city-owned community space for events and
passive/active recreation. Five (5) trees are proposed for removal. According
to COR Maps, the site is located in a High Seismic Hazard area and the
Wellhead Protection Area Zone 1. The applicant submitted a Drainage Report,
Traffic Memo, and Environmental Checklist with the application.
Site Area: 0.55 acres
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 2 of 35
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Project Location Map
B. EXHIBITS:
Exhibits 1-13 As shown in the Environmental Review Committee (ERC) Report
Exhibit 14: Administrative Decision
Exhibit 15: Environmental Determination of DNS-M, dated March 31, 2025
C. GENERAL INFORMATION:
1. Owner(s) of Record: City of Renton / 1055 S Grady Way, Renton, WA
98057
2. Zoning Classification: Center Downtown (CD)
Urban Design District A, Downtown Business
District Overlay, and City Center Sign Regulation
Area
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: City-owned vacant and city park (Gateway Park)
5. Critical Areas: High Seismic Hazard Area and Downtown
Wellhead Protect Area Zone 1
6. Neighborhood Characteristics:
a. North: Multifamily Residential; Commercial & Mixed Use (CMU) Comprehensive Plan
Designation and Center Downtown (CD) zone
b. East: City Park (Piazza Park); Commercial & Mixed Use (CMU) Comprehensive Plan
Designation and Center Downtown (CD) zone
c. South: Retail; Commercial & Mixed Use (CMU) Comprehensive Plan Designation and
Center Downtown (CD) zone
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 3 of 35
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d. West: Religious Institution; Commercial & Mixed Use (CMU) Comprehensive Plan
Designation and Center Downtown (CD) zone
7. Site Area: 0.55 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Modification (Street
Standards)
LUA25-000102 N/A 04/07/2025
Comprehensive Plan N/A 6153 12/09/2024
Zoning N/A 6154 12/09/2024
Site Plan Review LUA12-022 N/A 07/05/2012
Site Plan Review LUA99-068 N/A 06/08/1999
Environmental Review LUA97-185 N/A 01/13/1998
E. PUBLIC SERVICES:
1. Existing Utilities:
a. Water: Water service will be provided by the City of Renton. There are existing 12-inch (12”)
water mains in S 3rd St and Logan Ave S. There are also two (2) SPU steel water mains within
Logan Ave S and within the SPU right-of-way to the north of the site.
b. Sewer: Sewer service is provided by the City of Renton. There are existing sewer mains in S 3rd
St and Logan Ave S.
c. Surface/Storm Water: The site is located within the Black River – South Renton basin. Within the
Black River – South Renton basin there is a private conveyance system located in Gateway Park
that ties into a separate 12-inch (12”) conveyance system located in Logan Ave S. There is a 12-
inch (12”) polypropylene conveyance system located in S 3rd St along the north gutter flowline
that flows east to west along the site’s frontage.
2. Streets: The proposed development fronts Logan Ave S along east property line, S 3rd St along the
south property line, a private SPU-owned street along the north property line connecting Logan Ave
N and Morris Ave S.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-080D: Downtown Business District
d. Section 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO &
COR)
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 4 of 35
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2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 8 Permits – General and Appeals
6. Chapter 9 Permits - Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-200: Master Plan and Site Plan Review
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
March 6, 2025 and determined the application complete on the same day. The project complies with
the Type II 100-day review time period.
2. The project site is located at 510 S 3rd St (APNs 7841800195, 7841800205, and 5696000005).
3. The project site is currently developed with a city-owned vacant gravel lot and Gateway Park.
4. Access to the site would be provided via a new curb cut off of S 3rd St.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Downtown (CD) zoning classification, Urban Design District A,
Downtown Business District Overlay, and City Center Sign Regulation Area.
7. There are approximately 17 trees located on-site, of which the applicant is proposing to retain a total
of 12 trees.
8. The site is mapped with a high seismic hazard and Downtown Wellhead Protection Area Zone 1.
9. Minimal cut and fill is proposed on-site.
10. The applicant is proposing to begin construction in the summer of 2025.
11. Staff received two (2) public comment letters including one from the Duwamish Tribe (Exhibit 8) and
one from King County Waterwater Treatment Division (Exhibit 10). A mitigation measure rleated to
the findings of cultural artifacts and resources was included in the SEPA report. No other public or
agency comments were received.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 5 of 35
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12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on March 31, 2025 the Environmental Review Committee issued a Determination of Non-
Significance - Mitigated (DNS-M) for the Renton Market and Pavilion (Exhibit 18). The DNS-M included
one (1) mitigation measure. A 14-day appeal period commenced on March 31, 2025 and ended on
April 14, 2025. No appeals of the threshold determination were filed.
13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measures with the Determination of Non-Significance –
Mitigated:
a. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional with the civil construction permit for review and approval by the Current
Planning Project Manager prior to permit issuance. The applicant shall provide notification
to Tribes’ cultural committee prior to the start of construction.
14. 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.
15. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the
City’s Comprehensive Plan Map. The purpose of the CMU designation is establish commercial and
office uses near Principle Arterials. 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 feature. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy LU-35: Development in areas subject to flooding, seismic, geologic, and
coal mine hazards should be designed to prevent property damage and
environmental degradation before, during, and after construction.
✓ Goal LU-DD: Maintain and promote Renton as a center for arts and culture where
traditional and contemporary arts thrive, and creative industries are cultivated.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
✓ Policy LU-46: Considering scale and context in infill project design to preserve
privacy and quality of life for residents.
✓
Policy LU-48: Respond to specific site conditions such as topography, natural
features, and solar access to encourage energy savings and recognize the unique
features of the site through the design of subdivisions and new buildings.
16. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to
provide a mixed-use urban commercial center serving a regional market as well as high-density
residential development. Uses include a wide variety of retail sales, services, multi-family residential
dwellings, and recreation and entertainment uses. The proposal is compliant with the following
development standards, as outlined in Renton Municipal Code (RMC) 4-2-120B, if all conditions of
approval are met:
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 6 of 35
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Compliance CD Zone Develop Standards and Analysis
Compliant
if
Conditional
Use Permit
under FOF
20 is
approved
Use: ‘Existing Community Parks’ are a permitted use in the CD zone. ‘New
Community Parks’ are permitted within the CD zone with an approved
Administrative Conditional Use Permit.
Staff Comment:
Gateway Park, located on the eastern portion of the site and comprising
approximately one-third (1/3) of the total area, is classified as an existing
Community Park. As such, the proposed improvements to this portion of the site
are permitted outright within the Center Downtown (CD) zoning district. The
western two-thirds (2/3) of the site, currently vacant and used for temporary event
space, would be developed as World Cup Legacy Square, classified as a New
Community Park under RMC 4-2-060. New Community Parks are permitted in the
CD zone with the approval of an Administrative Conditional Use Permit. Therefore,
the proposed development is permitted in the CD zone subject to approval of a
conditional use permit.
N/A
Density: The density range permitted in the CD zone is a minimum of 75 up to a
maximum of 150 dwelling units per net acre. Density may be increased to 200
dwelling units per net acre subject to conditional use permit approval.
Staff Comment: No dwelling units are proposed.
N/A
Lot Dimensions: There are no minimum lot size, width, or depth requirements in
the CD zone.
Staff Comment: Not applicable.
✓
Setbacks: There is no minimum front yard setback. The maximum front yard
setback is 15 feet for that portion of the building that is 25 feet or less in height.
None – for that portion of a building over 25 ft. in height. There is no minimum
secondary front yard setback. The maximum secondary front yard setback is 15
feet for that portion of the building that is 25 feet or less in height. None – for that
portion of a building over 25 ft. in height. There is no minimum rear yard setback,
unless the ground floor facade provides windows for living rooms of attached
dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the
CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or
a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the
common boundary with an additional 5 ft. setback from the barrier. There is no
minimum side yard setback unless the ground floor facade provides living room
windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then
none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a
15 ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a
solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback
from the barrier.
Staff Comment: The only proposed structure consists of the construction of a new
1,200 square foot, 31-foot (31’) tall metal structure that would house an LED
screen, concrete stage, bathroom, and audio/visual equipment room. The
structure would be located on APN 7841800195, which includes two (2) front yard
setbacks along S 3rd St and the SPU ROW parcel (north and south), and two (2)
side yard setbacks (east and west). The proposed structure would be situated
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 7 of 35
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approximately five feet (5’) from the front property line to the north, five feet (5’)
from the side property line to the west, 57 feet (57’) from the side property line to
the east, and one hundred feet (100’) from the front property line to the south. No
other structures are proposed on the project site.
No residential zones are abutting the project. Therefore, the proposal complies
with the setback requirements for the CD zone.
✓
Building Standards: There is no maximum building coverage requirement in the
CD zone. The maximum building height permitted is 150 ft., except when abutting
a residential zone, then the maximum height is 20 feet more than the maximum
height allowed in the abutting residential zone. Heights may exceed the maximum
height with a Hearing Examiner conditional use permit.
Building height shall not exceed the maximum allowed by the subject zoning
district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height
and Use Restrictions, whichever is less.
Staff Comment: No residential zones abut the subject project properties. The
tallest point of the proposed building is 31 feet, (31’) as measured at the top of the
roof. The subject property is located within an Airport Influence Area and Traffic
Pattern Zone (Zone 6) for the Renton Municipal Airport. The nearest airport height
restriction contour is 182 feet (182’). The ground elevation of the site approximately
39.75 feet (39.75’). The result would be an airport height restriction of 142.25 feet
(142.25’). Based on the provided elevations the proposed building would be under
the airport height restriction.
Compliant
if condition
of approval
is met
Landscaping: In the CD zone, the City’s applicable landscape regulations (RMC 4-
4-070) are limited to street trees and landscaping in the right-of-way, parking lot
landscaping, maintenance of landscaping. 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 street
standards, provided there shall be a minimum of one street tree planted per lot. In
the City Center Community Planning Area, street trees in grates are included in the
12-foot sidewalk width in-lieu of vegetated planting strips. Tree species and
planting size shall be consistent with the City’s Approved Street Tree List.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot
(15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide
fully sight-obscuring landscaped visual barrier, is required along the common
property line.
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: New development in the CD zone is subject to the following
landscaping code subsections: Street Trees and Landscaping Required Within the
Right-of-Way on Public Streets; Parking Lots; and Maintenance. The applicant
would be required to provide street trees and landscaping within the right-of-way
(ROW) established according to the street development standards of RMC 4-6-
060.
The project site contains various manicured landscape on the Gateway Park
portion of the site, but no existing landscaping on the western portion of the site,
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 8 of 35
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which current consists of packed gravel (Exhibit 4: Sheet 16 and 20). As part of the
proposal, existing vegetation in Gateway Park would be removed or modified to
accommodate the planned utilities and infrastructure improvements. Of the 17
existing trees on-site, five (5) are proposed for removal (Exhibit 4: Sheets L1.01
through L5.01), all within the Gateway Park boundary. To offset the loss, the
applicant proposes to plant seven (7) new trees within the site and one (1)
additional street tree. Additionally, all landscaped areas would be equipped with
irrigation systems to ensure proper maintenance and growth.
The applicant’s submitted landscape plan is conceptual in nature and does not
include detailed information regarding the plant species and quantities proposed
in the new planting areas. Therefore, staff recommends as a condition of approval,
that the applicant submit a detailed landscape plan set showing the quantity and
species of all new plants and trees on the site. The revised plans shall be reviewed
and approved by the Current Planning Project Manager prior to the start of
construction.
Compliant
if condition
of approval
is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
(4-4-130) require the retention of 30 percent of trees in a residential development.
Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net
acre based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
Staff Comment: The applicant submitted a Landscape Plan (Exhibit 4: Sheets 16
and 20). A total of 17 significant trees are located on the site. No landmark trees
were identified on the site. Based on a total of 17 significant on-site trees, the
applicant is required to retain a minimum of six (6) trees (30% of 17 = 6.3). The
applicant has proposed the retention of twelve (12) trees or approximately 71%
(12/17 = 0.71). Five (5) trees are proposed for removal in order to allow for grading
between the Gateway Park portion of the site and graveled portion for the site. The
grading would remove a berm and allow for a pedestrian connection between both
parts of the site.
A minimum of 40 tree credits (0.55 acres x 30 tree credits per acre = 16.5 tree
credits, rounded up to 17) is required. While likely the site complies with the
minimum credits required based on the number of new and retained trees
proposed, the applicant did not submit a tree credit worksheet and therefore
compliance with the tree credit standard could not be determined. Therefore, staff
recommends as a condition of approval, that the applicant submit a tree credit
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 9 of 35
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worksheet with the building permit application. The tree credit worksheet shall be
reviewed and approved by the Current Planning Project Manager prior to the start
of construction.
✓
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: The audio/visual equipment associated with the screen would be
located fully inside the proposed metal structure at the northwest corner of the
site. If additional surface mounted equipment is proposed as part of the
construction or building permit application, compliance with the standard shall be
reviewed at that time.
✓
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.
Staff Comment: The proposed use, a community park, is not expected to generate
significant solid waste or recycling demand. As such, a centralized refuse
collection area is not included in the proposal. Instead, individual trash and
recycling receptacles would be distributed throughout the site and maintained by
City staff. Additionally, permanent waste and recycling facilities located across
Logan Ave S at the City-owned Renton Market site would be available for use by
staff responsible for servicing the park’s receptacles.
✓
Parking: All parking shall be provided in the rear portion of the yard, with access
taken from an alley, when available. Parking shall not be located in the front yard,
nor in a side yard facing the street nor rear yard facing the street. Parking may be
located off-site or subject to a joint parking requirement. Within the CD zone, all
commercial uses may provide a maximum of 1.0 space per 1,000 sq. ft. of net floor
area. There is no minimum parking requirement in the CD zone.
Standard structured parking stall dimensions are 8 feet 4 inches by 15 feet, or 16
feet if stalls are designed at 45 degrees or greater, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: Parking is not proposed on site, however, the City-owned parking
garage located on the east side of Logan Ave S, to the northeast of the site, is
available for future park visitors. Street parking is also available on S 3rd St and
Logan Ave S.
N/A Bicycle Parking: For uses in the CD zone that do not require off-street vehicle
parking, the number of bicycle parking spaces shall be equivalent to ten percent
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 10 of 35
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(10%) of off-street vehicle parking spaces required for the same use located
outside of the CD zone.
Staff Comment: The use “Community Park” is not a use specifically identified in
RMC 4-4-080 and therefore department staff shall determine which of the below
uses is most similar based upon staff experience with various uses and information
provided by the applicant.
Across the street (Logan Ave S) at the Renton Market, there four (4) existing bike
lockers located in the parking lot on the north side of the building that provide
weather protection and secure storage for up to eight (8) bicycles. Per RMC 4-4-
080 Parking, Loading and Driveway Regulations, the parking standards are only
applicable in the CD zone for new buildings/structures or additions. Except for the
screen housing and restroom/AV room, which would not be occupied, no buildings
are proposed, therefore the bicycle parking standards are not applicable.
N/A
Fences and Retaining Walls: The maximum height of any fence, hedge or
retaining wall is eight feet (8'), provided the fence, hedge, or retaining wall does not
exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or
secondary front yard property line. Fences, hedges, or retaining walls shall not
exceed forty-eight inches (48") in height within fifteen feet (15') of a rear yard
property line that abuts a public street. In no case shall a fence, hedge, or retaining
wall exceed forty-two inches (42") in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown
Zone) shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a
public street on a site that is nonconforming with regard to street frontage
landscaping requirements, the site shall be brought into compliance with street
frontage landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: Not applicable, no fences or retaining walls are proposed.
17. Design Standards: The project site is located within Urban Design District ‘A’. The following table
contains project elements intended to comply with the standards of the Design District ‘A’ standards
and guidelines, as outlined in RMC 4-3-100E.
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
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.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 11 of 35
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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 proposed building would stand approximately 31 feet (31’)
tall and would not obstruct natural light to the surrounding properties, all of
which are developed with buildings taller than 31 feet (31’). The proposed site
changes would have no impact on the availability of natural light to neighboring
properties.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The single proposed structure housing the LED screen,
bathroom, and A/V equipment, would not be occupied or open to the public. The
structure is easily accessible via the sidewalk along the SPU ROW parcel to the
north of the site.
N/A
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: The single proposed structure would not be occupied and does
not include a dedicated front entrance, as its primary function is to serve as a
restroom and storage space for audio/visual equipment.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable. No residential uses are proposed on the site.
N/A
Standard: Office buildings shall have pedestrian-oriented façades. In limited
circumstances the Administrator may allow façades that do not feature a
pedestrian orientation; if so, substantial landscaping between the sidewalk and
building shall be provided. Such landscaping shall be at least thirty feet (30’) in
width as measured from the sidewalk.
Staff Comment: Not applicable. The project does not include an office building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character of
the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 12 of 35
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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 single proposed structure would not be occupied and does
not include a dedicated front entrance, as its primary function is to serve as a
restroom and storage space for audio/visual equipment.
✓
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: See comments above.
✓
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: See comments above.
✓
Standard: Building entries from a parking lot shall be subordinate to those
related to the street.
Staff Comment: See comments above.
✓
Standard: Features such as entries, lobbies, and display windows shall be
oriented to a street or pedestrian-oriented space; otherwise, screening or
decorative features should be incorporated.
Staff Comment: See comments above.
N/A
Standard: Multiple buildings on the same site shall direct views to building
entries by providing a continuous network of pedestrian paths and open spaces
that incorporate landscaping.
Staff Comment: Not applicable. Multiple buildings are not proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the
street shall include entries from front yards to provide transition space from the
street or entries from an open space such as a courtyard or garden that is
accessible from the street.
Staff Comment: Not applicable. Ground floor residential units are not 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.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 13 of 35
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✓
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 structure is approximately 1,200 sq. ft. in size and
31 feet (31’) tall at the highest point. Given that the building is significantly shorter
in height and smaller in overall size than the surrounding buildings, the siting of
the building near the northwest corner of the site provides a suitable transition to
neighboring structures.
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: No service elements are proposed due to the nature of the use.
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 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 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 comment above.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 14 of 35
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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.
N/A
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: No applicable, no surface parking is proposed.
N/A
Standard: Parking shall be located so that it is screened from surrounding
streets by buildings, landscaping, and/or gateway features as dictated by
location.
Staff Comment: No applicable, no surface parking is proposed.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of seventy five percent (75%) of the
building frontage width.
Staff Comment: Not applicable, 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
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 15 of 35
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ground cover. This setback shall be increased to ten feet (10') when abutting a
primary arterial and/or minor arterial.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from
view with treatment such as walls, decorative grilles, trellis with landscaping, or
a combination of treatments.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines. Possible
treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: Not applicable. See comment above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when
available. If not available, access shall occur at side streets.
Staff Comment: The applicant proposes a new twelve-foot (12’) wide driveway
off of S 3rd St on the west side of the site. The driveway would be utilized by food
or event trucks and would be restricted by removable bollards when not in use.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 16 of 35
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No alleys are available to access the site. Due to its closure to the public and
occasional use during events, the driveway is not anticipated to impede or
interrupt pedestrian mobility.
✓
Standard: The number of driveways and curb cuts shall be minimized for
vehicular access purposes, so that pedestrian circulation along the sidewalk is
minimally impeded.
Staff Comment: See above comment.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and
pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to
reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings
from parking areas. Providing pedestrian connections to abutting properties is an important
aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways
shall be easily identifiable to pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly
delineated and connect buildings, open space, and parking areas with the
sidewalk system and abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or appropriate permeable walking
surface material, unless the applicant can demonstrate that the
proposed surface is appropriate for the anticipated number of users and
complementary to the design of the development.
Staff Comment: Existing pedestrian connections at Gateway Park would be
retained and modified to provide convenient access to the proposed play area,
as well as to the public sidewalks along Logan Ave S and S 3rd St. A network of
new concrete pathways and plaza areas would be constructed near the futsal
court and LED screen to ensure strong connections throughout the site. The
pathways would range in width from five feet (5’) to eight feet (8’), supporting
comfortable and accessible pedestrian circulation across the site, including
Gateway Park.
✓
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.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 17 of 35
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Staff Comment: No parking area is proposed.
✓
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').
Staff Comment: See comments above.
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: Permeable pavement is not allowed in the Downtown Wellhead
Protection Area Zone 1 per the 2022 Renton Surface Water Design Manual and
therefore is not feasible.
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.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
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e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred
(100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such
spaces above the street level must feature views or amenities that
are unique to the site and are provided as an asset to the
development;
iii. Pedestrian corridors dedicated to passive recreation and separate
from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports
courts, swimming pools, exercise areas, game rooms, or other
similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use
areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all
residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without
common access links, such as pedestrian trails.
Staff Comment: Not applicable, no residential units are proposed.
N/A
Standard: All buildings and developments with over thirty thousand (30,000)
square feet of nonresidential uses (excludes parking garage floorplate areas)
shall provide pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the
following formula: 1% of the site area + 1% of the gross building area, at
minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the
abutting structures from the public right-of-way or a nonvehicular
courtyard; and
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 19 of 35
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ii. Paved walking surfaces of either concrete or approved unit paving;
and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are
widened or enhanced beyond minimum requirements, the area may
count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank
walls, and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, the building has less than 30,000 square feet of
nonresidential space.
N/A
Standard: Public plazas shall be provided at intersections identified in the
Commercial Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
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ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable, site is not located at an intersection in the
Commercial Arterial Zone Public Plaza Locations Map.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square
feet with a minimum dimension of twenty feet (20') on one side abutting the
sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled
lighting, and seating. Vegetated low impact development facilities may be used
in the plaza where feasible and designed consistent with the Surface Water
Design Manual. Such facilities shall count towards no more than fifty percent
(50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and
ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size
of buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
✓
Standard: All building facades shall include modulation or articulation at
intervals of no more than forty feet (40').
Staff Comment: The only proposed structure, approximately 1,200 square feet in
size, is modest in scale and not subject to the same modulation needs as a larger
building. Due to its shorter length, the façades do not exceed the 40-foot
threshold that would typically require modulation. However, the building
achieves visual interest through the use of ribbed and perforated metal paneling
on three sides, which introduces texture and variation in materials. The façade
facing the futsal court incorporates a roll-up door, further contributing to
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 21 of 35
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articulation and functionality. The design meets the intent of the standard by
avoiding large, blank walls and providing a visually engaging appearance
appropriate for its scale and civic use.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet
(16') in height, and eight feet (8') in width.
Staff Comment: See comment above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk
and scale of the facade (illustration in District B, below); or provide an additional
special feature such as a clock tower, courtyard, fountain, or public gathering
area.
Staff Comment: See comment above.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or
distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal
wood siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things
such as decorative entry paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: The proposed structure is a small, unoccupied building primarily
intended to house audiovisual equipment, including the LED screen, as well as
provide storage and restroom facilities to support park operations. Given its
utilitarian function and limited public interface, traditional human-scaled
elements along the façade are not emphasized. However, the building’s
orientation toward the futsal court, the inclusion of a roll-up door, and its
integration within an active public space ensure it remains visually connected to
pedestrian activity. Additionally, the surrounding park design incorporates
lighting, seating, and landscaping features that collectively contribute to a
human-scaled environment at the ground level, fulfilling the broader intent of the
design standard.
✓
Standard: Upper portions of building facades shall have clear windows with
visibility into and out of the building. However, screening may be applied to
provide shade and energy efficiency. The minimum amount of light
transmittance for windows shall be 50 percent.
Staff Comment: The building is one story and only 31 feet (31’) tall.
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.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 22 of 35
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N/A
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: No windows are proposed.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
Compliance
not yet
demonstrated
Standard: Untreated blank walls visible from public streets, sidewalks, or
interior pedestrian pathways are prohibited. A wall (including building facades
and retaining walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include
a window, door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet
or greater and does not include a window, door, building modulation or
other architectural detailing.
Staff Comment: The metal walls of the proposed building will be perforated,
providing some visual interest and reducing the effect of having a blank wall.
Artwork may eventually be included on the side of the building. Compliance with
the standard would be verified at the time of building permit application review.
Compliance
not yet
demonstrated
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Artwork may eventually be included on the side of the building.
Compliance with the standard would be verified at the time of building permit
application review.
Standard:
1. Where windows or storefronts occur, they must only contain clear
glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are
prohibited.
2. Any facade visible to the public shall be comprised of at least seventy five
percent (75%) 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).
3. Opaque signage is only allowed on or in no more than ten percent (10%)
of the window space. Stenciled or other signage types that allow visibility
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 23 of 35
D_Admin Decision_World Cup Legacy Square_252225_v4_FINAL
into the building are encouraged and do not count toward the ten percent
(10%) calculation of signage in windows.
Staff Comment: The majority of the footprint of the proposed building is a storage
area to house the LED screen. The remaining portion of the building is comprised
of a room to store audio/visual equipment a non-public bathroom to be utilized
by City staff and the Renton Police Department. Therefore due to the use nature
of the building, transparent windows and doors are not appropriate.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
✓
Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs.
Staff Comment: The proposed roof will be sloped.
✓ Standard: Roof-mounted mechanical equipment shall not be visible to
pedestrians.
✓
Standard: 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: No roof-mounted mechanical equipment is proposed.
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: All sides of the proposed building would be constructed of same
perforated metal panels.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 24 of 35
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✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns or textural changes.
Staff Comment: The proposed building would be constructed of grey perforated
metal panels. Due to the proposed use of the building, which is primarily
intended to provide a secure housing for the LED screen, significant material
variations are not feasible.
✓
Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Staff Comment: See comments above.
✓
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: See comments above.
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.
Staff Comment: Not applicable. Concrete is not proposed.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral
color, textured blocks and colored mortar, decorative bond pattern and/or shall
incorporate other masonry materials.
Staff Comment: Not applicable. Concrete block walls are not proposed.
✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns, or textural changes.
Staff Comment: See comments above.
6. 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.
N/A
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings
with downlighting and decorative street lighting.
Staff Comment: No public building entries are proposed as part of the project.
✓
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: New lighting is proposed site wide including four 30-foot tall light
poles with two (2) lights each near the futsal court, recessed uplighting under all
new trees, and bollard lighting along the service drive on the west side of the site
(Exhibit 4). In addition, the applicant intends to install string lighting over the
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 25 of 35
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plaza area at the southwest corner of the site. Existing pedestrian-scale light
poles near Gateway Park would remain in place. The new lighting is designed to
enhance visibility and highlight key features such as landscaping, seating areas,
and other focal points, ensuring the space is well-lit and inviting.
✓
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 comments above.
18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical
Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if
all conditions of approval are complied with:
Compliance Critical Areas Analysis
✓
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is
required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: According to City of Renton (COR) maps, the project site is located
in an area identified as having a high seismic hazard. The site's topography is
generally flat, with a slight descent toward S 3rd St, resulting in a total elevation
change of less than five feet (5’). During the building permit review process,
compliance with the seismic requirements of the International Building Code (IBC)
would be verified, which is anticipated to address seismic concerns.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified the site as being located
in the Downtown Wellhead Protection Zone 1. The site’s proposed existing
community park, retail sales, and eating/drinking establishment use is not
indicative of a type of use that would potentially harm the City’s groundwater. No
groundwater is proposed to be withdrawn, and no waste material would be
discharged into the ground. If more than 100 cubic yards of fill are imported, a fill
material source statement is required that is certified by a professional engineer or
geologist licensed by the State of Washington identifying each source location of
the fill.
19. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the
CD zoning classification when it is not exempt from Environmental (SEPA) Review. Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3 the
following table contains project elements intended to comply with level of detail needed for Site Plan
requests:
Compliance Site Plan Criteria and Analysis
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 26 of 35
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Compliant
if
conditions
of approval
are met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan
Analysis.
Compliant
if
conditions
of approval
are met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
Compliant
if
conditions
of approval
are met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: See FOF 17, Design District Review: Building Character and
Massing.
Circulation: Providing desirable transitions and linkages between uses,
streets, walkways and adjacent properties.
Staff Comment: The applicant is proposing to establish new pathways and plaza
areas on the western portion of the site that provides linkages between the
existing pathways in Gateway Park as well as the surrounding sidewalks in Logan
Ave S and S 3rd St.
Utilities, Loading and Storage Areas: Locating, designing and screening
storage areas, utilities, rooftop equipment, loading areas, and refuse and
recyclables to minimize views from surrounding properties. Locate utilities
underground consistent with RMC 4-6-090.
Staff Comment: See FOF 16, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The building height be approximately 31 feet (31’) tall, which is
significantly lower than adjacent buildings. Therefore, no obstruction of natural
features is anticipated.
Landscaping: Using landscaping to provide transitions between
development and surrounding properties to reduce noise and glare, maintain
privacy, and generally enhance the appearance of the project.
Staff Comment: See discussion under FOF 16, Zoning Development Standard:
Landscaping.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 27 of 35
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Lighting: Designing and/or placing exterior lighting and glazing in order to
avoid excessive brightness or glare to adjacent properties and streets.
Staff Comment: See Lighting discussion under FOF 17, Design Review: Lighting.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building housing the outdoor screen and speakers would be
oriented to the southeast, away from the residential properties from the north,
further mitigating the potential for noise impacts on those uses. Physical buffers,
such as surrounding buildings, streets, and landscaping, would help mitigate
noise transmission, and many downtown buildings are designed with sound
attenuation features that further reduce potential impacts on residents and
businesses.
Structure Scale: Consideration of the scale of proposed structures in
relation to natural characteristics, views and vistas, site amenities, sunlight,
prevailing winds, and pedestrian and vehicle needs.
Staff Comment: The proposed one-story building fits well within the downtown
setting, preserving views, sunlight, and pedestrian comfort. Its low height
maintains sightlines and minimizes wind effects, while clear pathways across the
site enhance accessibility. The scale supports a balanced streetscape,
accommodating both pedestrian and vehicle needs.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling,
and limiting impervious surfaces.
Staff Comment: The project site is virtually flat. Some existing vegetation is
proposed to be removed; however, the development would result in saved trees
and new on-site landscaping incorporated into the western portion of the site.
Conceptual landscaping includes new trees in both the undeveloped western
portion of the site as well as in Gateway Park.
Reducing Parking Impervious Areas: Design parking areas to minimize
impervious surfaces, including but not limited to: (1) breaking up parking
areas and directing stormwater flows to multiple low impact development
features such as bioretention areas; (2) locating parking near trees to provide
storm water uptake; (3) retaining or adding vegetation to parking areas; (4)
placing existing parking that exceeds maximum parking ratios in permeable
pavement designed consistent with the Surface Water Design Manual in RMC
4-6-030; and (5) using other low impact development techniques consistent
with RMC 4-6-030.
Staff Comment: No parking areas are proposed.
Landscaping: Use of landscaping to soften the appearance of parking areas,
to provide shade and privacy where needed, to define and enhance open
spaces, and generally to enhance the appearance of the project.
Landscaping also includes the design and protection of planting areas so that
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 28 of 35
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they are less susceptible to damage from vehicles or pedestrian movements.
Landscaping shall be consistent with RMC 4-4-070.
Staff Comment: The project incorporates thoughtfully designed landscaping to
enhance the site’s aesthetics, define open spaces, and provide shade and
privacy where needed. The existing landscaped areas in Gateway Park features
existing ground cover, shrubs, and trees that would be retained. New street trees
and on-site shade trees with uplighting would soften the appearance of the site,
provide additional canopy coverage, and enhance pedestrian comfort. In
addition, the landscape design would ensure planting areas are well-integrated
and protected from potential damage by vehicles and foot traffic. See FOF 16,
Zoning Development Standard: Landscaping for additional information.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or
frontage streets rather than directly onto arterial streets and consolidation of
ingress and egress points on the site and, when feasible, with adjacent
properties.
Staff Comment: Vehicle access for service vehicles and foodtrucks would be
provide via a new driveway off of S 3rd St. Removable bollards between the
sidewalk ensure the entry can remain blocked off when not being utilized during
an event. Connections with adjacent properties is not possible due to the site
fronting three (3) streets (east, north, and south) and the existing zero-lot line
building (west).
Internal Circulation: Promoting safety and efficiency of the internal
circulation system, including the location, design and dimensions of
vehicular and pedestrian access points, drives, parking, turnarounds,
walkways, bikeways, and emergency access ways.
Staff Comment: The site's internal circulation system is designed to prioritize
safety and efficiency for pedestrians. Vehicular access is restricted to the west
side of the site and would be controlled via removable bollards, keeping traffic
away pedestrian activity when the bollards are in place. A well-connected
network of public sidewalks, along with existing internal pathways in Gateway
Park and future pathways on the western portion of the site ensures safe and
efficient pedestrian movement throughout the site.
Loading and Delivery: Separating loading and delivery areas from parking
and pedestrian areas.
Staff Comment: Loading and delivery would occur on the west side of the site with
the driveway off of S 3rd St. Loading and delivery would only occur during special
events and would otherwise be closed off via the removable bollards adjacent to
S 3rd St.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and
access.
Staff Comment: Access to the transit center located northeast of the site is
provided via public sidewalks.
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 29 of 35
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Existing bicycle parking in the adjacent Renton Market parking lot would remain,
with fully enclosed bike lockers providing space for up to eight (8) individual
bicycles.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See above under ‘Internal Circulation’.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by
the occupants/users of the site.
Staff Comment: The proposal includes a significant expansion of the open space
already provided at Gateway Park including the plaza area at the southwest
corner of the site where tables and chairs are proposed, seat walls built into the
futsal perimeter, and a series of existing and new concrete pathways throughout
the site. The proposed updates would enhance the user experience by providing
inviting areas for relaxation, socialization, and events including movies, concerts,
or soccer games.
✓
i. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: Existing view corridors would not be impacted by the project due
to the height of the building. The public access requirement is not applicable to
the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comment: The existing project area is already developed. No existing
natural systems occur.
✓
k. Services and Infrastructure: Making available public services and facilities
to accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient
resources exist to furnish services to the proposed development; provided the
applicant constructs Code required improvements and pays associated fire
impact fees. Impact fees would be assessed at the rate in effect at the time of
building permit issuance. The Renton Police Department provide comments
related to Crime Prevention Through Environmental Design (CPTED) (Exhibit 13).
Water and Sewer.
Staff Comment: Water service for the landscaping and bathroom would be
provided by the City of Renton. There are existing water mains in S 3rd St and Logan
Ave S. Sewer service is provided by the City of Renton. There are existing sewer
mains in Logan Ave S and S 3rd St.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report,
prepared by Emma Conley, Troy Solly, Justin Johnson, and Brianne Bannwarth
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 30 of 35
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(City of Renton staff), dated March 2025 (Exhibit 6). Based on the City of Renton’s
flow control map, the site falls within the Black River – South Renton basin.
Stormwater is conveyed through a private system in Gateway Park into a 12-inch
(12”) system on Logan Ave S, flowing north and then west through the Seattle
Public Utilities (SPU) property. Additionally, a 12-inch (12”) polypropylene system
along S 3rd St flows east to west along the site’s frontage (Exhibit 13).
Transportation.
Staff Comment: The project site fronts Logan Ave S along the east property line, S
3rd St along the south property line, and a Seattle Public Utilities easement along
the north property line. Logan Ave S is classified as festival streets designed to
support pedestrian access, transit operations, and events at the Pavilion and
Piazza Park. The street features street trees, wide sidewalks, planted medians,
and ornamental paving. The city’s Transportation Division supports retaining the
existing configuration, provided a modification request is submitted and
approved prior to the issuance of the civil construction permit. Similarly, S 3rd St,
a downtown principal arterial with a 60-foot (60’) right-of-way, includes two (2)
eastbound travel lanes, a right-turn-only lane, an eight-foot (8’) wide parking lane,
and a 12-foot (12’) wide sidewalk with street trees. The Transportation Division
also supports maintaining the existing street sections, provided a modification
request is submitted and approved prior to the issuance of the civil construction
permit.
The applicant proposes a new driveway cut from S 3rd St at the southwest corner
of the site near the new building. The driveway would include removable bollards
to restrict public access except for delivery, garbage, fire, or special event
vehicles. During the civil construction review process, the applicant must
demonstrate that the new driveway cut meets all applicable code requirements
and city standard details. In addition, the existing driveway cut along S 3rd St
would be removed and replaced with an ADA compliant walkway. Striping along
the frontage of S 3rd St would be revised to accommodate the new driveway
configuration.
Parking is not available on site, however, the City-owned parking garage located
on the east side of Logan Ave S adjacent to the site is available for visitors. Street
parking is also available on S 3rd St.
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand
on its own without reliance upon development of subsequent phases in order to
meet all development standards of Title IV.
Staff Comment: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low
impact development facilities. Avoiding placement of buildings or impervious
areas on soils with infiltration capability to the maximum extent practicable.
Staff Comment: The existing site currently does not include stormwater
infiltration facilities. The CD zone permits 100% maximum lot coverage for
buildings. The allowance discourages stormwater infiltration in favor of
maximum building coverage efficiency. In addition, the presence of the
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 31 of 35
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Downtown Wellhead Protection Zone 1 limits LID facilities due to the prohibition
on infiltration.
20. Conditional Use Analysis: The applicant is requesting an Administrative Conditional Use Permit to
establish a new community park. The proposal is compliant with the following conditional use
criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested
Conditional Use Permit.
Compliance Critical Areas Analysis
✓
a. Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives, policies and standards of the
Comprehensive Plan, the zoning regulations and any other plans, programs,
maps or ordinances of the City of Renton.
Staff Comment: See FOF 15 and FOF 16 for Comprehensive Plan and zoning
regulation compliance, respectively.
✓
b. Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of a particular use within the City or within the
immediate area of the proposed use. The proposed location shall be suited
for the proposed use.
Staff Comment: The proposed community park is located in the downtown Renton
area, within close proximity to transit services and residential neighborhoods.
Although other parks, including Piazza Park and Burnett Linear Park, are located
nearby, the establishment of a new park would not result in a detrimental
overconcentration of park uses. Instead, the new park would complement existing
facilities by providing additional active and passive recreation opportunities for
downtown residents, workers, and visitors. The site is well-suited for park
development due to its central location, accessibility, and ability to support a
range of recreational activities that align with community needs including the
futsal court, an LED screen for movie screenings and concerts, and many new
seating opportunities.
✓
c. Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed community park is not expected to result in
substantial or undue adverse effects on adjacent properties. The park would serve
as a public amenity, enhancing the character and livability of the surrounding
residential and commercial areas. The proposed use is compatible with adjacent
development, and no significant detrimental impacts related to noise, traffic,
lighting, or other environmental factors are anticipated. After completion, the
project will be required to comply with all applicable City standards to ensure that
potential impacts such as noise are adequately mitigated.
✓
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
Staff Comment: The proposed community park is compatible with the scale and
character of the surrounding downtown Renton neighborhood. The park’s design,
which includes a mix of active and passive recreational spaces, is appropriate for
Docusign Envelope ID: 8E854557-FE8D-4B78-98FE-B5D1ECD45AF4
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 32 of 35
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an urban setting and complements the existing residential, commercial, and civic
uses in the area. The scale of improvements has been thoughtfully planned to
integrate with adjacent development, maintain a pedestrian-friendly environment,
and enhance the overall aesthetic of the neighborhood. The project will contribute
positively to the urban fabric and support the City's broader goals for downtown
vitality and livability.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: No on-site parking is proposed. However, street parking is
available on S 3rd St, Logan Ave S, and other nearby streets. In addition, the city-
owned parking garage is located one block northeast and is available for downtown
visitors.
✓
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians
and shall mitigate potential effects on the surrounding area.
Staff Comment: The proposed development of World Cup Legacy Square has been
designed to support safe and efficient movement for both pedestrians and
vehicles, while minimizing traffic-related impacts on the surrounding area. The
project includes a single driveway access point from S 3rd St, which would be
controlled by removable bollards to restrict unwarranted vehicular access. This
access would be limited to authorized service vehicles and food trucks during
programmed events. The site has been intentionally designed to prioritize
pedestrian circulation and safety, consistent with the urban character of the
downtown Renton environment. Site improvements such as new hardscaping,
lighting, and seating would create a walkable and accessible public space.
Additionally, the project’s proximity to existing transit service and its central
location within the downtown core supports non-vehicular access and aligns with
the City’s multimodal transportation goals.
✓
g. Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
Staff Comment: The proposed development of World Cup Legacy Square has been
designed with careful consideration of potential noise, light, and glare impacts on
surrounding properties. The site would feature controlled lighting, with fixtures
designed to minimize spillover onto adjacent areas and reduce the potential for
glare. New lighting for the outdoor stage, LED screen, and other park amenities
would be appropriately shielded and directed to ensure that it enhances the park
environment while limiting impacts on nearby residential and commercial
properties. Noise levels associated with events, including those related to the
World Cup programming, will be managed through sound attenuation measures
and programming controls, such as limiting event hours and ensuring that sound
amplification is appropriate for the size of the space. Additionally, noise-
generating activities would be limited to designated areas of the park to further
minimize disturbance. By incorporating these design elements, the project would
mitigate potential impacts related to noise, light, and glare, ensuring a harmonious
integration with the surrounding downtown environment.
✓ h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
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City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 33 of 35
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buffer adjacent properties from potentially adverse effects of the proposed
use.
Staff Comment: The proposed World Cup Legacy Square development includes
comprehensive landscaping throughout the site, in all areas not occupied by
buildings, paving, or critical areas. The landscaping design aims to enhance the
visual appeal of the park while providing functional benefits, such as shade,
windbreaks, and improved pedestrian comfort. In particular, the park’s design
incorporates a variety of trees, shrubs, and groundcover to complement the urban
environment and integrate the new park with the surrounding area. The western
portion of the site, which includes a futsal court, stage, and other amenities, would
feature landscaping elements that buffer these active spaces from adjacent
properties. Additionally, landscape features are strategically designed and placed
to mitigate any potential visual or environmental impacts from the proposed use.
Overall, the landscaping design would create a welcoming, sustainable space that
contributes positively to the character of downtown Renton while minimizing
potential adverse effects on neighboring properties.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Center Downtown (CD) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 16.
3. The proposed World Cup Legacy Square project complies with the Urban Design Standards
established by City Code provided the applicant complies with City Code and conditions of approval,
see FOF 17.
4. The proposed World Cup Legacy Square project complies with the Critical Areas Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 18.
5. The proposed World Cup Legacy Square complies with the site plan review criteria as established by
City Code provided the applicant complies with City Code and conditions of approval, see FOF 19.
6. The proposed World Cup Legacy Square complies with the conditional use permit criteria as
established by City Code provided the applicant complies with City Code and conditions of approval,
see FOF 20.
7. The proposed World Cup Legacy Square project complies with the street standards as established
by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 19.
8. There are adequate public services and facilities to accommodate the proposed World Cup Legacy
Square project, see FOF 19.
9. Key features which are integral to this project include the planting of new on-site trees and one street
tree, the installation of landscape uplighting, and the orientation of the screen and stage to ensure
minimal noise impacts to adjacent residences.
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City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 34 of 35
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J. DECISION:
The World Cup Legacy Square, File No. LUA25-000065, ECF, SA-A, CU-A, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The applicant shall comply with the SEPA Mitigation Measures as adopted in the DNS-M by the
Environmental Review Committee on March 31, 2025:
a. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional with the civil construction permit for review and approval by the Current
Planning Project Manager prior to permit issuance. The applicant shall provide notification
to Tribes’ cultural committee prior to the start of construction.
2. The applicant shall submit a detailed landscape plan set showing the quantity and species of all new plants
and trees on the site. The revised plans shall be reviewed and approved by the Current Planning Project
Manager prior to the start of construction.
3. The applicant shall submit a tree credit worksheet with the building permit application. The tree credit
worksheet shall be reviewed and approved by the Current Planning Project Manager prior to the start of
construction.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
TRANSMITTED on May 8, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
City of Renton
1055 S Grady Way
Renton, WA 98057
Justin Johnson, City of Renton
1055 S Grady Way
Renton, WA 98057
jtjohnson@rentonwa.gov
TRANSMITTED on May 8, 2025 to the Parties of Record:
Emmeline Aquino
King County Wastewater Treatment Division
kcwtd_otheragencyplanning@kingcounty.gov
Nancy Sackman
Duwamish Tribe
preservationdept@duwamishtribe.org
David Pierce
Revo225 Condominiums
suedavidpierce@gmail.com
Kai Wong
509 S 3rd St
Renton, WA 98057
TRANSMITTED on May 8, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Director
Clark Close, Current Planning Manager
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5/8/2025 | 10:28 AM PDT
City of Renton Department of Community & Economic Development
World Cup Legacy Square
Administrative Report & Decision
LUA25-000065, ECF, SA-A, CU-A
Report of May 8, 2025 Page 35 of 35
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Nate Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on May 22, 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 Administrative Site Development Plan Review decision will expire two (2) years from the
date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. The
Administrative Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
World Cup Legacy Square
Land Use File Number:
LUA25-000065, ECF, SA-A, CU-A
Date of Report
May 8, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Justin Johnson / City of
Renton, 1055 S Grady Way,
Renton, WA 98057 /
jtjohnson@rentonwa.gov
Project Location
510 S 3rd St (APNs
7841800195,
7841800205, and
5696000005)
The following exhibits are included with the Administrative report:
Exhibits 1-13 As shown in the Environmental Review Committee (ERC) Report
Exhibit 14: Administrative Decision
Exhibit 15: Environmental Determination of DNS-M, dated March 31, 2025
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