East Sumner Neighborhood Plan

What is the East Sumner Neighborhood Plan?

The East Sumner Neighborhood Plan (ESNP) is intended to guide growth in the neighborhood over the next 20 years. The 2020 Plan update anticipates addressing issues surrounding wetlands/high water tables, lack of pedestrian connections, the potential for regional commercial development, high density residential development, and the retention of the neighborhood’s “small town” character.

May 2021 update

  • The City Council held three study sessions and a public hearing on the 2020 Comprehensive Plan Update proposals, and is tentatively scheduled to take action on May 17, 2021.
  • Proposals before the Council for final action include:
  • 2020 Comprehensive Plan policies/text
  • Individual property rezones
  • Minor "housekeeping" updates to Comprehensive Plan and Zoning Code
  • Minor updates to critical areas (wetlands) regulations
  • East Sumner Neighborhood Plan Update
  • East Sumner Neighborhood zoning (revised to remove Resource Protection in central wetlands area)
  • East Sumner Planned Action Ordinance
  • Final Supplemental Environmental Impact Statement.

March-April 2021 update

At the City Council meeting April 12, staff presented a new approach to zoning in the East Sumner Neighborhood Plan. A number of property owners had expressed concern about the proposed Resource Protection zone, and expressed a desire to obtain their own wetland studies to determine developable areas. Based on comments, staff has proposed that the "central wetlands" area not be rezoned to Resource Protection. Instead, the area would retain its existing zoning (primarily General Commercial). This new approach would:

  • Give property owners flexibility for future development.
  • Maintain existing regulations that protect wetlands and buffers.
  • Rezone only City parcels & creek buffer to Resource Protection.

The City Council indicated its support for this new approach, and staff has prepared a new zoning map for the East Sumner Neighborhood (see April 12, 2021 presentation in Documents Library in the right-hand column). This proposed revised zoning is tentatively scheduled for Council action on May 17, 2021.

New (April 2021) Proposed map changes for East Sumner Neighborhood:


January-February 2021 update

  • The Planning Commission completed its review of the 2020 proposals, and voted to recommend approval to the City Council.
  • A Public Hearing with the City Council was held on February 16, 2021. Further discussion will occur during March, with a decision tentatively in April 2021.
  • More information regarding materials reviewed at the meeting is posted in the Documents Library in the right-hand column.


October-November-December 2020 update:

  • The Planning Commission further discussed the East Sumner Neighborhood Plan at a study session on December 17, 2020.
  • This proposed map and proposed Plan document were reviewed by the Planning Commission at a public hearing on December 3, 2020.
  • East Sumner Neighborhood Plan draft: Staff has been working with a consultant to prepare the draft East Sumner Neighborhood plan. Following Planning Commission feedback on alternative concepts, the draft plan has been completed, and is now ready for public comment and review. The document is posted in the Documents section on the right.
  • East Sumner Neighborhood proposed map changes: Several areas are proposed for map changes and rezoning (see map below).


September-October 2020 update:

  • Wetlands Investigation Report: The final report was completed in August; staff has been working on recommendations based on information in the report. The wetlands report is called an “investigation” report, so it can’t be used for a development permit, but it will give owners a more accurate picture of where wetlands are on their property. The document is posted in the Documents section on the right.
  • Draft concepts: In August 2020, staff presented alternative concepts for the ESNP central neighborhood to the Planning Commission. Staff’s main recommendation was to rezone the central wetlands area to a Resource Protection zone, retain one area along 60th Street for High Density Residential apartments, and to maintain General Commercial zoning along other main street fronts (60th Street East, 160th Avenue East and 64th Street East). Staff’s recommended concept (Alternative 3) is posted in the Documents section on the right.
  • Planned Action Ordinance: The original 2015 Planned Action Ordinance (PAO) for East Sumner Neighborhood is to be updated in 2020. A PAO sets up a type of environmental review process that allows the evaluation of impacts in the early planning stages and streamlines future permit reviews. More information on the PAO is posted in the Documents section on the right.
  • Next steps: The Planning Commission is entering the next stage in their review of these documents. There will be a public hearing with the Commission in late November or early December. Public notices will be sent out with the date/time of the hearing. After that, the Commission will make a recommendation to City Council. It is anticipated that the Council will make the final decision about zoning and adoption of the ESNP sometime in January or February.


More about the East Sumner Neighborhood Plan

The East Sumner Neighborhood Plan (ESNP) is intended to guide growth in the neighborhood over the next 20 years. The 2020 Plan update anticipates addressing issues surrounding wetlands/high water tables, lack of pedestrian connections, the potential for regional commercial development, high density residential development, and the retention of the neighborhood’s “small town” character.

The East Sumner planning area is approximately 174 acres of lowland located in the eastern portion of the City of Sumner. The core of the area is bordered by a number of roadways—160th Avenue East, 64th Street East, Main Street East, Sumner-Tapps Highway East, and State Route 410. The eastern portion of the site is bisected by Salmon Creek.

The City of Sumner first adopted a plan for East Sumner in 2001. It was updated again in 2015. This plan envisioned a mixed use “urban village” that complemented and supported the Downtown. Since that time, little of the desired catalytic, community-building development has occurred, primarily because of three obstacles:

  • The roadway system, with poorly functioning intersections along Sumner-Tapps Highway, impedes access to potential regional commercial businesses.
  • Extensive wetlands and other environmental constraints prevent construction of new connector roads and feasible development of central sites.
  • A high water table, periodic flooding, and stormwater management concerns make development of single family subdivisions difficult, if not infeasible.

Spurred by the opportunities provided by a regional YMCA, the need to address extensive wetlands, and the desire to facilitate more development on the east side, the City has initiated this 2020 update to the ESNP.

What is the East Sumner Neighborhood Plan?

The East Sumner Neighborhood Plan (ESNP) is intended to guide growth in the neighborhood over the next 20 years. The 2020 Plan update anticipates addressing issues surrounding wetlands/high water tables, lack of pedestrian connections, the potential for regional commercial development, high density residential development, and the retention of the neighborhood’s “small town” character.

May 2021 update

  • The City Council held three study sessions and a public hearing on the 2020 Comprehensive Plan Update proposals, and is tentatively scheduled to take action on May 17, 2021.
  • Proposals before the Council for final action include:
  • 2020 Comprehensive Plan policies/text
  • Individual property rezones
  • Minor "housekeeping" updates to Comprehensive Plan and Zoning Code
  • Minor updates to critical areas (wetlands) regulations
  • East Sumner Neighborhood Plan Update
  • East Sumner Neighborhood zoning (revised to remove Resource Protection in central wetlands area)
  • East Sumner Planned Action Ordinance
  • Final Supplemental Environmental Impact Statement.

March-April 2021 update

At the City Council meeting April 12, staff presented a new approach to zoning in the East Sumner Neighborhood Plan. A number of property owners had expressed concern about the proposed Resource Protection zone, and expressed a desire to obtain their own wetland studies to determine developable areas. Based on comments, staff has proposed that the "central wetlands" area not be rezoned to Resource Protection. Instead, the area would retain its existing zoning (primarily General Commercial). This new approach would:

  • Give property owners flexibility for future development.
  • Maintain existing regulations that protect wetlands and buffers.
  • Rezone only City parcels & creek buffer to Resource Protection.

The City Council indicated its support for this new approach, and staff has prepared a new zoning map for the East Sumner Neighborhood (see April 12, 2021 presentation in Documents Library in the right-hand column). This proposed revised zoning is tentatively scheduled for Council action on May 17, 2021.

New (April 2021) Proposed map changes for East Sumner Neighborhood:


January-February 2021 update

  • The Planning Commission completed its review of the 2020 proposals, and voted to recommend approval to the City Council.
  • A Public Hearing with the City Council was held on February 16, 2021. Further discussion will occur during March, with a decision tentatively in April 2021.
  • More information regarding materials reviewed at the meeting is posted in the Documents Library in the right-hand column.


October-November-December 2020 update:

  • The Planning Commission further discussed the East Sumner Neighborhood Plan at a study session on December 17, 2020.
  • This proposed map and proposed Plan document were reviewed by the Planning Commission at a public hearing on December 3, 2020.
  • East Sumner Neighborhood Plan draft: Staff has been working with a consultant to prepare the draft East Sumner Neighborhood plan. Following Planning Commission feedback on alternative concepts, the draft plan has been completed, and is now ready for public comment and review. The document is posted in the Documents section on the right.
  • East Sumner Neighborhood proposed map changes: Several areas are proposed for map changes and rezoning (see map below).


September-October 2020 update:

  • Wetlands Investigation Report: The final report was completed in August; staff has been working on recommendations based on information in the report. The wetlands report is called an “investigation” report, so it can’t be used for a development permit, but it will give owners a more accurate picture of where wetlands are on their property. The document is posted in the Documents section on the right.
  • Draft concepts: In August 2020, staff presented alternative concepts for the ESNP central neighborhood to the Planning Commission. Staff’s main recommendation was to rezone the central wetlands area to a Resource Protection zone, retain one area along 60th Street for High Density Residential apartments, and to maintain General Commercial zoning along other main street fronts (60th Street East, 160th Avenue East and 64th Street East). Staff’s recommended concept (Alternative 3) is posted in the Documents section on the right.
  • Planned Action Ordinance: The original 2015 Planned Action Ordinance (PAO) for East Sumner Neighborhood is to be updated in 2020. A PAO sets up a type of environmental review process that allows the evaluation of impacts in the early planning stages and streamlines future permit reviews. More information on the PAO is posted in the Documents section on the right.
  • Next steps: The Planning Commission is entering the next stage in their review of these documents. There will be a public hearing with the Commission in late November or early December. Public notices will be sent out with the date/time of the hearing. After that, the Commission will make a recommendation to City Council. It is anticipated that the Council will make the final decision about zoning and adoption of the ESNP sometime in January or February.


More about the East Sumner Neighborhood Plan

The East Sumner Neighborhood Plan (ESNP) is intended to guide growth in the neighborhood over the next 20 years. The 2020 Plan update anticipates addressing issues surrounding wetlands/high water tables, lack of pedestrian connections, the potential for regional commercial development, high density residential development, and the retention of the neighborhood’s “small town” character.

The East Sumner planning area is approximately 174 acres of lowland located in the eastern portion of the City of Sumner. The core of the area is bordered by a number of roadways—160th Avenue East, 64th Street East, Main Street East, Sumner-Tapps Highway East, and State Route 410. The eastern portion of the site is bisected by Salmon Creek.

The City of Sumner first adopted a plan for East Sumner in 2001. It was updated again in 2015. This plan envisioned a mixed use “urban village” that complemented and supported the Downtown. Since that time, little of the desired catalytic, community-building development has occurred, primarily because of three obstacles:

  • The roadway system, with poorly functioning intersections along Sumner-Tapps Highway, impedes access to potential regional commercial businesses.
  • Extensive wetlands and other environmental constraints prevent construction of new connector roads and feasible development of central sites.
  • A high water table, periodic flooding, and stormwater management concerns make development of single family subdivisions difficult, if not infeasible.

Spurred by the opportunities provided by a regional YMCA, the need to address extensive wetlands, and the desire to facilitate more development on the east side, the City has initiated this 2020 update to the ESNP.

What questions do you have about the East Sumner Neighborhood Plan?

PLEASE NOTE THAT ANY COMMENTS FOR A PUBLIC HEARING MUST BE EMAILED DIRECTLY TO STAFF BY THE DEADLINE IN THE HEARING NOTICE

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Page last updated: 06 May 2021, 17:45