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King County Growth Management Planning Council
Growth Center Application Form
Overview
The 2021 King County Countywide Planning Policies (CPPs)1 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.2
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.3 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.
1 2021 King County CPPs [link]
2 Ibid, Appendix 6, starts on page 106
3 GMPC website [link]
King County GMPC Growth Centers Application Form 2
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
Rainier Grady Junction
Information for primary staff contact(s)
Name: Angie Mathias
Phone: 425.430.6576
Email: amathias@rentonwa.gov
Date of submittal
9/x/2026
Briefly summarize the center and goals for designation for the center.
The Rainier Grady Junction (RGJ) subarea is essentially at the center of the City. It will be home to a
future transit center that will be relocated from Downtown Renton. The transit center will be served
by the existing Rapid Ride F-line, future Rapid Ride I-Line, and the Sound Transit Bus Rapid Transit line
that will connect Burien to Lynnwood via Interstate 405. Relocating the Renton transit center from
Downtown Renton to the RGJ and introducing new BRT service represent significant public
investments. The area is currently comprised primarily of linear retail spaces, multi-story office
complexes, and auto dealers, most of which has surface parking and and lack nearby residential
presence. The area is home to two traditional grocery stores and a Walmart. It also, has an
Uwajimaya and a market called DK Market, both of which draw customers from throughout the
region to purchase products not typically carried in most traditional grocery stores. The adopted
Rainier/Grady Junction Subarea Plan provides a vision and strategies to guide future growth and
achieve a holistic, people-oriented neighborhood. The goals of the plan seek to foster the evolution of
the area from a heavily auto-centeric area with no discernable identity to a pedestrian-friendly
community that people choose to live and spend time in.
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
King County GMPC Growth Centers Application Form 3
• 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 population density is not high, however there are over 10,000 jobs resulting in 31 activity
units per acre. The subarea plan envisions much more significant residential density. In addition, the
center is directly served by existing RapidRide and planned BRT routes, meetin the requirement for
location on a high-capacity transit corridor.
• DP-38 center mix and form
The area has a small amount of residential, primarily in one multistory building. It is predominately
single story commercial uses, with auto dealers, Walmart, three grocery stores, lots of strip
commercial retail, and restaraunts. However, the area also includes warehouses, several multi story
offices, and a multi story vacant hotel. centered on the intersection of Rainier Ave S and S Grady Way.
A diverse mix of commercial and employment land uses currently comprise the RGJ Subarea. Retail
uses predominate along Rainier Ave S in the center of the subarea, with a mix of big-box stores and
auto dealerships, and some smaller infill commercial buildings on the periphery. Commercial office
developments range from two- to three-story mid-century buildings along 7th Ave SW to seven-story
1980s-era office towers north of I-405. Light industrial uses in large warehouse-style buildings are
located primarily in the western portion of the subarea. A particularly diverse mix of land uses and
buildings exist in the area northwest of the I-405 interchange, with auto dealerships, auto-repair, and
construction businesses surrounding two small clusters of single-family homes and a church that
serves the local Hispanic community. Moderate industrial land uses, including areas with outdoor
material storage, are also present. The subarea is immediately southwest of Downtown Renton, a
historic and growing commercial center for the city. Although only a handful of residences can be
found within the Subarea, residential neighborhoods generally surround the subarea except to the
west. Policies in the Subarea plan call for adding significant new housing and mixed-use development
along the RapidRide and future BRT corridors. Implementation of these policies and development
regulations will increase housing and jobs in a compact, walkable pattern, making efficient use of urba
land and directly supporting frequent transit service.
• DP-39 resident and business displacement
The subarea has very limited residential presence, with only 478 residents. Most live in a mixed-use
affordable senior condominium project with little risk of displacement. A few single-family homes and
King County GMPC Growth Centers Application Form 4
duplexes occupy a small area. Comprehensive Plan analysis identifies these residences as having a low
displacement risk for vulnerable populations. Business displacement was a concern raised during
development of the subarea plan; therefore, the plan includes Recommendation LU-5, which directs
the City to “establish strong communication with existing businesses in the area and establish
programs to provide support prior to and during redevelopment.” Economic or cultural impacts to
existing small businesses will continue to be monitored and addressed, consistent with the City’s
adopted Comprehensive Plan and Subarea Plan policies.
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
The RGJ area is identified in Map LU-1 in Land Use element, page 7 of the Comprehensive Plan.
2. center is local priority for growth and investments
The Comprehensive Plan Land Use element on page 8 states that “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.” It also has a
recently completed subarea plan that envisions trasnsforming the area “from an auto-centered,
suburban office environment to a mixed-use community of the next 20+ years”.
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
A planned action final EIS was completed for the area, see page 1-16 Summary of Impacts and
Measures (attached), which finds the subarea suitable for higher density mixed-use development
with identified mitigation measures.
King County GMPC Growth Centers Application Form 5
3. assessment of housing need and cultural assets, including displacement of residents and
businesses
Housing needs are addressed in the Rainier Grady Junction TOD Subarea Plan, Existing Conditions
chapter page 9 – 24 (attached) and in Appendix A, Renton Community Profile and Existing Conditions
and Housing Action Plan (both attached). These documents describe current housing demand,
affordability challenges, and the cultural assets of nearby neighborhoods, and evaluate potential
displacement risks for residents and businesses. The RGJ is in the City Center and Valley Community
Planning areas.
4. documentation of tools to provide range of affordable and fair housing
See the RGJ TOD Subarea Plan Goal 3, Create a Livable Neighborhood and Goal 4 Catalyze Desired
Changes. There is also discussion in the Comp Plan Housing and Human Service element and the
Housing Action Plan (attached). These encourage the use of public and private investment, fee
waivers, tax exemptions, etc. to increase the supply of mixed income housing in the RGJ.
5. documentation of community engagement, including with priority populations
Chapter 3, Process, of the subarea plan documents the ways the community was engaged in the
development of the plan. Pages 25–32 of the plan details extensive community engagement,
including outreach to property owners, residents, transit agencies, local businesses (including BIPOC-
owned), and regional developers through interviews, stakeholder workshops, public meetings, and
ongoing City Council/Planning Commission updates.
C. Jurisdiction and Location
1a. location of center
i. city
ii. unincorporated urban area
City
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
Summary of Impacts and Mitigation Measures section of Planned Action EIS, page 1-18 (attached),
which finds the area suitable for higher density mixed-use development with identified mitigations
measures.
2. center has mix of housing and employment
Currently, there are 478 residents and 10,140 jobs within the subarea. The area is planned and zoned
for much more residential. For the EIS, the preferred alternative 2 (which is the one selected) showed
capacity for 9,269 housing units and 5,015 jobs. The total EIS study area is larger than the one being
applied for with this application. Those housing unit and jobs estimates include about 75 acres south
King County GMPC Growth Centers Application Form 6
of I-405. Within the area identified for this Countywide Center designation is estimated to have
capacity for 1,371 housing units and 10,177 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 boundary was first focused on a ½ mile walkshed from the future Transit Center. Key potential
redevelopment sites were included as additions. It was also revised to exclude the South Renton
neighborhood in order to not add displacement pressure to that neighborhood. Also, there is an area
of multifamily housing that was excluded because it is built out and unlikely to see infill or
redevelopment. Lastly, the intervening I-405 was used as the southern boundary due to it’s significant
role as a barrier to pedestrian walkability.
2. boundary generally round or square (for countywide centers, a compact and walkable size)
The shape is somewhat like a container ship with the bridge at midpoint. It is generally rectangular.
F. Transportation
1. center has bicycle and pedestrian infrastructure and amenities
The existing bicycle and pedestrian infrastructure is average, however the subarea plan identifies
pedestrian connections and investment in sidewalks and bike improvements. Sidewalks are present
on most streets, however they often lack a planting strip and are not of a width that makes
pedestrians comfortable. The Rainier Avenue corridor in the area has been improved with wide
sidewalks, wide planting strips, and pedestrian scaled lighting within the subarea. SW 7th Street is
currently being improved with a cycle track for bicycles and is identified as a key connection for the
Lake to Sound trail.
2. center has street pattern supporting walkability
The existing street pattern is somewhat walkable. The streets are interconnected, but dispersed by
large commercial parcels. The adopted subarea plan identifies a new street network for the largest
super block that is currently occupied by office towers with surface parking (south of Grady Way,
east of Rainier, and west of Talbot Rd. S). The other large super block is Walmart and unlikely to
redevelop.
3. freight access
Freight routes are on Ranier Avenue and Grady Way, with direct access to I-405 and SR-167.
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.
King County GMPC Growth Centers Application Form 7
Part 3: Center Criteria
A. Purpose
1. Compatibility with VISION centers concept, Regional Growth Strategy and Multicounty Planning
Policies
As it exists RGJ is compatible with Vision, the Regional Growth Strategy, and Multicounty Planning
Policies because it serves as a commercial and employment center. The area has has businesses that
people often will travel to from outside the Renton area, specifically Walmart and the many auto
dealers. It also has several office buildings and warehouses that employ people from the region. The
vision established in the subarea plan is fully compatible with Vision, the RGC, and the MPP’s with a
much stronger focus on pedestrians, bicycles, and place making. When the area is fully redeveloped it
will be an excellent example of what those goals and objectives are intended to further in our region.
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
31
2. planned activity – activity unit density
40
3. sufficient zoned capacity for planned activity level
Yes, as indicated in the EIS.
4. planning mix of housing types, and employment types
Yes, as identified in the subarea plan.
C. Geographic Size
1. area of Center (acres)
340
D. Transit
1. existing or planned transit service levels
The future transit center is adjacent to a WSDOT Park and Ride (located at Shattuck/Grady Way).
Current bus routes in this area are Metro Routes 101, 102, 148, 153, 167, and 169 and RapidRide F
line, and Sound Transit Routes 560 and 566. These routes serve destinations in Seattle, south King
County and the Eastside. South Renton Park-and-Ride has 385 parking spaces and Metro offers on-
demand bike lockers at this location. In the future, the area will also be served by Rapid Ride I-Line
and the Sound Transit Bus Rapid Transit line that will connect Burien to Lynnwood via Interstate 405.
2. transit-supportive infrastructure
With the coming I-line and the BRT significant public investment in transit supportive infrastructure is
being made. Additionally, the subarea plan provides a vision and strategies to guide future growth
and achieve a holistic, people-oriented neighborhood within approximately one-half mile around the
future Transit Center.The strategies facilitate mixed-use development, maximize multimodal
transportation options, improve pedestrian connectivity, and integrate with adjacent areas by
King County GMPC Growth Centers Application Form 8
establishing a neighborhood that is distinct from downtown yet aligned with the goals of the City
Center Community Plan. The plan recommends development regulations and public investments that
can catalyze the private investment needed to fully implement the vision.
E. Market Potential
1. evidence of future market potential to support target and planned densities (Market study
required for regional centers)
Market potential is explored in the subarea plan and the EIS. The end of the subarea plan also has
many favorable quotes from business owners about the market potential of the area. The city has
met with several property owners who are considering future redevelopment and/or infill
development. For example, the first proposal includes a new infill mixed use project with 887 new
housing units and 14,850 commercial space at a site that currently is two seven story office towers
with approximately 285,000 square feet of office space. All of the office space would be retained. The
other project that has been advanced is to redevelop a former movie theater site with 263 new multi-
family units.
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)
n/a
F. Role
1. evidence of a regional or countywide role by serving as important destination
The RGJ area currently serves the larger area with businesses that people often travel to from outside
the Renton area, specifically Walmart and the many auto dealers. It also has several office buildings
and warehouses that employ people from the region. When the vision of the subarea plan is fulfilled
the area will serve as an even more important center with a wider role as a destination that is
pedestrian and bicycle friendly and has a true sense of place, all centered on easy access to public
transit.
2. planning for long-term, significant, and equitable growth
As identified in the EIS the area is planned to accommodate approximately 9,000 housing units and
5,000 jobs. Equitable growth is a goal of the subarea plan and special consideration will be given to
residents and businesses at risk of displacement as it redevelops.
Section E: Candidate Countywide Center Planning Recommendations (where applicable)
If your jurisdiction, had a Candidate Countywide Center designated in 20214 and planning
recommendations were included, discuss how these were addressed. If the response is addressed
previously in the application, provide a cross reference.
The only recommendation from the 2021 Candidate Countywide Center review was to address the
barrier created by I-405 to a pedestrian-oriented center. The final center boundary was adjusted to
exclude the area south of I-405, resolving that concern.
4 GMPC Motion 21-3 Approving List of Candidate County Centers [link]
King County GMPC Growth Centers Application Form 9
-End of Form-