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King County Growth Management Planning Council
Growth Center Application Form
Overview
The 2021 King County Countywide Planning Policies (CPPs) call for growth in King County to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently,
connects people to opportunity, and protects rural areas and natural resource lands. The CPPs state that a centers strategy is the foundation for an efficient land use framework, an
effective regional transit system, and for guiding growth to locations planned for greater access to opportunity.
The CPPs recognize the importance of regional, countywide, and local centers. Regional and countywide centers are designated based on the policies in the CPPs as well as the criteria
in CPP Appendix 6: King County Centers Designation Framework.
All centers are first designated in local comprehensive plans. For local centers, this is the final step. For Countywide Centers, designation in the CPPs is the final step. Regional
centers are designated in the CPPs and then regionally designated by the Puget Sound Regional Council (PSRC).
How to Complete this Application
This application is for jurisdictions seeking designation of a local center as a regional or countywide growth center in the CPPs. A separate form is available for regional and countywide
manufacturing/industrial centers. For jurisdictions submitting multiple applications, a complete application for each center must be prepared to allow reviewers to efficiently access
all the relevant information without extensive cross-referencing amongst multiple applications.
There are four sections to this application: (A) Applicant Information; (B) Center Policies; (C) Eligibility Criteria; and (D) Evaluation Criteria. Jurisdictions are asked to respond
to the questions as specifically as possible and include attachments and references to local plans, policies, maps, and other information relevant to the questions, as discussed in
the table below.
Applications should be submitted via email to the staff member listed on the King County Growth Management Planning Council (GMPC) webpage. Contact GMPC staff with any questions or
for assistance with submittal. For jurisdictions considering a regional designation following designation in the CPPs, more information and resources about PSRC’s centers program, visit
psrc.org/centers.
Section A: Applicant Information
Include the following information.
Requested Center Designation (choose one)
☐ Metro Growth Center ☐ Urban Growth Center ☒ Countywide Growth Center
Name of jurisdiction
Renton
Name of proposed center
Sunset
Information for primary staff contact(s)
Name: Angie Mathias Phone: 425.430.6576 Email: amathias@rentonwa.gov
Date of submittal
9.30.25
Briefly summarize the center and goals for designation for the center.
The Sunset Area is a 268-acre neighborhood with 5,067 residents and 574 jobs, located in the northeastern portion of the City of Renton and centered on NE Sunset Boulevard. The area
is home to the former Sunset Terrace distressed public housing project and hundreds of duplexes that were built as temporary housing for World War II defense workers. The Sunset Area
has a 27 percent poverty rate and is substantially more diverse than Renton overall, with 51 percent of residents with English as their second language and 26 percent of residents Hispanic.
The Sunset Area has an average household median income of $42,500, compared to the Renton’s average household median income of $65,223 and King County’s average household median income
of $73,035. The boundaries of the larger Sunset area have been a special planning and revitalization zone for more than ten years, including two applications to HUD for a Choice Neighborhoods
grant. Although, the applications were not selected for the grant, there was extensive analysis, data, and planning for the applications. The goal for the area as a center is to continue
to spur revitalization and redevelopment.
Section B: Center Policies
For this section, review the CPPs noted below for each of the three growth center categories and describe how the proposed center or center planning process has addressed each policy,
as applicable to the type of center. Where helpful, include relevant information.
1. For regional Metro Growth and Urban Growth Centers, address each of the following policies:
CPP-DP-14 (b) center targets
n/a
CPP-DP-31 center densities
n/a
CPP-DP-32 center transit and investments
n/a
CPP-DP-33 center subarea plans
n/a
CPP-DP-34 resident and business displacement
n/a
2. For Countywide Growth Centers, address each of the following policies:
DP-37 center densities and transit
The existing overall population density in the area is 18.9 du/acre. King County Metro currently runs several routes along the Sunset Boulevard corridor: all-day routes 240 and 105 as
well as the peak-only 111.
DP-38 center mix and form
Along Sunset there are many newer five- and six-story multi-family and mixed-use projects. Also along this corridor are many businesses, including grocery stores, a daycare, and restaurants.
Extending into the neighborhoods to the north and south of Sunset Boulevard are existing single-family homes, duplexes, small two-story apartments, and many newer three-story townhomes.
Public facilities in the Sunset neighborhood include the Renton Highlands Library, Sunset Neighborhood Park, Highlands Neighborhood Center and Park, North Highlands Community Center
and Park, McKnight Middle School, and an early childhood learning center. The Meadow Crest Learning Center and Meadow Crest Accessible Playground won a 2014 Smart Communities Award.
The Learning Center serves as the Renton School District’s early intervention pre-school for children with developmental delays. The playground is a community-accessible space designed
for all ages and abilities. There are large outdoor musical instruments, play equipment, open space for running, a stage, as well as, quiet areas for those who need solitude. It is
built on land owned by the city and Renton school district and funded by public and nonprofit partners. The playground is open to the public outside of school hours and during school
break.
DP-39 resident and business displacement
Much of the newer residential development has been constructed by the Renton Housing Authority (RHA). RHA prioritizes giving residents relocated from the area for construction the opportunity
to return after completion or to relocate to another RHA property within the Sunset Area. Furthermore, the construction of new units far outpaces the number of units subject to demolition.
A recent project added over 600 units of housing to an area that previously was a 1950’s era strip mall that had no residential. The Renton Comprehensive Plan has a lengthy discussion
about displacement in the Housing and Human Service element. A portion of the Sunset Area was identified as potential for displacement. The element notes areas of concern and identifies
remedies. A portion of the Sunset area was identified as an area of potential displacement. The element’s subsequent goals and policies establish a framework to ensure those remedies
are fulfilled. Additionally, there are goals within the Economic Development element that specifically discuss displacement of businesses, such as ED-2.
Section C: Appendix 6 Eligibility Criteria
For this section, review the Part 1 and Part 2 criteria in Appendix 6 of the CPPs for each of the three growth center categories and describe how the applicant center meets the criteria.
As appropriate in addressing the criteria below, include relevant policies, text, studies, and/or data, with citations and links.
Part 1. Designation Process and Schedule
A. Designation Process
1. jurisdiction ordinance, motion, or resolution authorizing submittal of application (if submittal was approved in a plan, include that information)
Ordinance 6153, 2024 Comp Plan Adoption (LU-J, LU-K).
Part 2: Center Eligibility
A. Local and Countywide Commitment
1. center identified in Comprehensive Plan
Comp Plan Page 7, Land Use element
2. center is local priority for growth and investments
Page 8. Renton will prioritize housing and employment growth in Countywide and Regional Growth Centers (see Map LU-1), increasing the intensity of activities in these districts to create
a lively, vibrant, urban environment. Residential areas will provide a range of housing types and lifestyle options that are served by mixed-use commercial development nodes that provide
daily goods and services. The Sunset Area also has a dedicated subarea plan (Sunset Area Community Investment Strategy).
B. Planning
1. completed center plan meeting Plan Review Manual specifications (required for regional centers)
n/a
2. environmental review shows area appropriate for density
Yes, EIS completed as part of a Planned Action.
3. assessment of housing need and cultural assets, including displacement of residents and businesses
Cultural resources are detailed in Appendix G of Volume 2 in the 2011 Final NEPA/SEPA Environmental Impact Statement (can’t find electronic version, will provide scanned copy upon request).
The 2014 Community Needs Assessment for Human Services and Housing included a Sunset Area Addendum. Also, the area is analyzed in the Appendix A of the Baseline Community Conditions
(attached) and covered within Appendix A Community Profile and Existing Conditions of the 2024 Comprehensive Plan (attached).
4. documentation of tools to provide range of affordable and fair housing
This is discussed in the Housing and Human Services element of the Comprehensive Plan (attached) and in the citywide 2021 Housing Action Plan (attached).
5. documentation of community engagement, including with priority populations
Community engagement efforts are documented in 2009 Sunset Area Community Investment Strategy (attached). Also, see Past Engagement document which lists engagement from 2005 – 2016.
Extensive engagement for the 2024 Comprehensive Plan conducted outreach to students and their families at Hazen High School, which serves the Sunset Area.
C. Jurisdiction and Location
1a. location of center
i. city
ii. unincorporated urban area
The area is fully within the City of Renton.
1b. if an unincorporated urban area (discuss all that apply):
i. it has link light rail and is affiliated for annexation
ii. joint planning is occurring
iii. plans for annexation or incorporation are required
n/a
D. Existing Conditions
1. infrastructure and utilities can support growth
Planned action EIS evaluated this and determined the planned growth could be accommodated (attached).
2. center has mix of housing and employment
Yes, the area has 2,276 housing units and 574 jobs.
E. Boundaries
1. describe the center boundaries and key features justifying its shape (include map of center and provide a GIS shapefile to GMPC staff)
The shape generally aligns with the boundary established by the community itself during the Task Force 1 process in 2005. It has been tweaked slightly for this application to conform
with the Countywide Centers designation criteria. It is essentially rectangular with NE Sunset Boulevard running through the approximate middle. Noth of Sunset, along a bend is where
the library and the new Sunset Neighborhood Park are located, both of which serve as a draw and focal point for the Sunset community. This focal point is surrounded by mixed-use and
multi-family buildings, and then lower density residential areas to both the north and south.
2. boundary generally round or square (for countywide centers, a compact and walkable size)
Yes, rectangle or football shaped. It is approximately 1 mile north-south by .5 mile east-west.
F. Transportation
1. center has bicycle and pedestrian infrastructure and amenities
Yes, the Sunset Area has sidewalks and ADA ramps along NE Sunset Blvd (SR-900) and local streets, with marked crossings and short path links through parks and civic sites. In the Trails
and Bicycle Plan key planned projects that are awaiting funding include as a tier one priority the NE Sunset Blvd Shared-Use Path, approximately 1.75 miles (Edmonds Ave NE to Duvall
Ave NE). Also, the Harrington Ave NE Neighborhood Greenway, approximately 1.39 mi (Harrington Cir NE to NE 7th St) as a tier two priority. These projects will coordinate with the SR-900
corridor work and proceed as funding is available.
2. center has street pattern supporting walkability
Yes, especially north of NE Sunset Blvd. The NE Sunset Blvd corridor serves as major corridor for the Sunset Area Community as well as a major east-west connection to Renton's regional
growth center between the centers of Issaquah and Bellevue. The neighborhood sees the corridor as a barrier to cross instead of a connection to the multiple amenities and destinations
within walking or riding distance. The City of Renton is currently in the Design/ROW phase for a project on NE Sunset Blvd (SR 900) from Sunset Blvd NE to Monroe Ave NE intended to
improve traffic operations and increase safety for all people driving, walking, bicycling, and taking transit. Project elements include landscape medians, improved/upgraded intersection
crossings, safer crossings and access management strategies. Construction is anticipated to occur after 2025, ; however, smaller traffic safety improvements will be implemented before
then at several crossing locations along NE Sunset Blvd and NE 12th St between Edmonds and Union Ave NE. The areas north and south of Sunset Blvd have interconnected streets with few
cul-de-sacs, allowing easy walking access to transit stops and businesses.
3. freight access
Sunset Boulevard is a designated truck route.
Section D: Appendix 6 Evaluation Criteria
For this section, review the Part 3 criteria in Appendix 6 of the CPPs for each of the three growth center categories. As appropriate in addressing the criteria below, include relevant
policies, text, studies, and/or data, with citations and links.
Part 3: Center Criteria
A. Purpose
1. Compatibility with VISION centers concept, Regional Growth Strategy and Multicounty Planning Policies
The Countywide Center designation is appropriate for the Sunset area because it implements the VISION centers concept and the Regional Growth Strategy by focusing growth in a walkable,
transit-served, mixed-use place. Sunset functions as a central destination with parks, a library, shopping, restaurants, medical services, schools, and civic facilities, as well as
employment opportunities. The Comprehensive Plan and Sunset Area Community Investment Strategy zone the area for higher-density housing and mixed use and commit corridor and streetscape
investments on NE Sunset Blvd to improve multimodal access and safety. The designation will help coordinate public and private investment consistent with the Multicounty Planning Policies.
B. Activity level/Zoning
1. existing activity – activity unit density [(population + jobs)/center area in acres]
note: contact PSRC if you need assistance in calculating existing activity unit density
21
2. planned activity – activity unit density
31
3. sufficient zoned capacity for planned activity level
There are vested projects that add an additional 109 housing units and 37 jobs. In addition, the capacity of the existing zoning and vacant parcels allow additional capacity. There is
approximately 2.5 acres of vacant land owned by the Renton Housing Authority that is zoned to allows up to 80 dwelling units per acre. This potentially accommodates up to 200 additional
homes, subject to site constraints and net acreage.
4. planning mix of housing types, and employment types
Housing mix: The center is planned for higher-density housing in a compact, walkable pattern, including apartments/stacked flats, townhomes, single-family, and middle housing (duplexes,
triplexes, fourplexes). Mixed-use buildings with housing over ground-floor commercial are required in applicable zones along the NE Sunset Blvd corridor. ADUs are also allowed, where
applicable. Co-living will be allowed per state law by Dec 31, 2025. Employment mix: Along NE Sunset Blvd, the plan emphasizes a mix of commercial uses, including retail, restaurants,
grocery, childcare, health/medical clinics, and civic/educational uses (library, community center). This mix implements the Comprehensive Plan by focusing growth in a walkable, transit-oriented,
mixed-use center where daily needs and jobs are within a short walk of housing.
C. Geographic Size
1. area of Center (acres)
268 acres
D. Transit
1. existing or planned transit service levels
The City of Renton and King County Metro have been working collaboratively to address the needs of existing and future transit riders by improving safe access to transit in this area,
guided by the Renton-Kent-Auburn Area Mobility Plan and the Renton Area Transit Study led by King County. Planned capital improvements along NE Sunset Blvd (SR 900) will upgrade the
corridor to a more efficient multi-modal transportation facility that serves existing residential and commercial areas. King County Metro currently operates several bus routes along
this corridor, including all-day routes 240 and 105, as well as the peak-only 111.
2. transit-supportive infrastructure
Yes, Sunset Blvd supports transit as do other arterial streets within the area. Additionally, City plans identify specific areas for sidewalk and bicycle improvements to complete rider
routes to transit.
E. Market Potential
1. evidence of future market potential to support target and planned densities (Market study required for regional centers)
For many years the area struggled to have notable market potential however, recently the market has shifted and there is significant interest in Sunset. A recent project demolished an
aged underperforming strip mall and constructed two multi-family (five- and six-story) buildings containing 277 affordable dwelling units, 278 market rate units, and almost 40,000 square
feet of commercial space. A subsequent phase is scheduled to begin construction on 96 townhomes. Additional affordable and market rate townhomes projects are permitted or under construction
in the area.
2. market data will inform adoption of land use, housing, economic development, and investment strategies, including equitable development strategies. (Market study required for regional
centers)
The City regularly considers permit pipeline/absorption, rents and vacancy rates, land and construction costs, and employment trends—together with equity indicators (cost burden, displacement
risk, access to opportunity) to guide implementation in the Sunset center. This information is used to calibrate zoning and mixed-use standards, target housing tools and affordability
levels, determine appropriate commercial allowances, and prioritize/phase corridor and streetscape investments on NE Sunset Blvd and connecting streets. Findings are revisited through
periodic code amendments and the capital improvement program.
F. Role
1. evidence of a regional or countywide role by serving as important destination
The business district includes four grocery stores, diverse retailers, financial institutions, and childcare. The neighborhood also provides local bus services and a state highway (SR
900) that provides access to services and regional job centers. Public facilities in the Sunset neighborhood include the Renton Highlands Library, Sunset Neighborhood Park, Highlands
Neighborhood Center and Park, and North Highlands Community Center and Park, plus an early childhood learning center, and Renton Technical College is located nearby. The library has
served as a central place for the community for many years, but with the recent addition of Sunset Park it has become a destination for the larger area, and this will continue to increase
as the area redevelops. Sunset Park was featured in a recent Seattle Times article as one of “8 Fantastic New Parks to Visit in the Seattle Area”. The park includes three connected
climbing structures, the tallest is nearly 30 feet, and places adventurous kids at sight-level with the four-story building across the street. The area also has a HealthPoint clinic
that provides health care services, including behavioral health, to the community.
2. planning for long-term, significant, and equitable growth
The Sunset area has long been a City focus. Adopted plans, including the Sunset Area Community Investment Strategy and the Planned Action EIS, set the framework for long-term, significant,
and equitable growth, and are being implemented through Comprehensive Plan policies and the City’s Capital Improvement Plan.
Section E: Candidate Countywide Center Planning Recommendations (where applicable)
If your jurisdiction, had a Candidate Countywide Center designated in 2021 and planning recommendations were included, discuss how these were addressed. If the response is addressed
previously in the application, provide a cross reference.
Following the 2021 Candidate Center review, the City adjusted the center boundary to focus on the mixed-use core and meet the activity-unit threshold. We also updated Comprehensive Plan
policies/zoning to support higher-density mixed use and advanced NE Sunset Blvd (SR-900) multimodal access improvements, with housing/equity actions implemented in coordination with
RHA.
-End of Form-