2025 Annual Amendments Project Page

Planning Sumner's Future

Applications for Rezones or Code Text Changes

What is on the Amendment Docket for 2025?

Every year, per city code, we allow for annual amendments to the Comprehensive Plan and/or Zoning Code. Comprehensive Plan amendments may be proposed to goals, policies, objectives, or comprehensive plan maps. Amendment applications must be complete and contain the information required in SMC 18.56.147.  The Planning Commission approved the applications on March 6, 2025 finalizing the 2025 Annual Comprehensive Plan Amendment Docket. The Docket includes 3 map amendment applications and 2 text amendment applications including the Zoning Code and/or the Comprehensive Plan. Each docket item is numbered below based on application type submitted. See the vicinity map below for locations of map amendments.

Map Amendment Locations-Vicinity Map


  • Docket item MA-01: 2025 Town Center Plan (TCP) Update: includes Town Center zoning map amendments, update to the Town Center Plan, amendments to the Town Center Code under SMC 18.29 and incorporates a private Zoning Code Text Amendment application.
    • Adding a new IDEA Overlay zone along Zehnder Street and 57th Street E.
    • Reducing building heights along portions of Main Street, Cherry Ave & North Street from 5 stories to 4 stories.
    • Amend the Form-based Code (FBC) including new lot type standards
    • Update Town Center policies and proposed Comprehensive Plan policy amendments.
    • Proposed zoning code text amendment to allow accessory dwelling units (ADU) for existing multi-family and/or single-family residential uses.

Above: 2018 Town Center Plan Map-current zoning and areas of focus

Above: MA-01: 2025 Town Center Plan Map- Proposed Changes


  • Docket item MA-02: Rezone on 166th Ave E. Location: 14 parcels on 166th Ave E, located south of Winco & Sunset Ford.
    • Applicant submitted a Comprehensive Plan Map amendment to rezone 7 parcels from Low Density Residential 2 (LDR-2) to Medium Density Residential (MDR).
    • The City alternative would rezone 4 parcels to Interchange Commercial (IC) and 10 parcels to MDR, affecting the 19.9 acres in the southeast Urban Growth Area (UGA).

Above: MA-02 Existing Comprehensive Plan Designations

Above: MA-02 City Alterative Rezone Proposal- SE Urban Growth Area


  • Docket item MA-03: Rezone on 30th Street. Location: 14616 30th Street CT E Sumner, WA 98390 (Parcel A); 14710 30th Street CT E Sumner, WA 98390 (Parcel B).
    • Applicant submitted a Comprehensive Plan Map amendment to rezone one (1) parcel (A) from LDR2 to Light Manufacturing (M-1) and a change in the Zoning Map from LDR-85 to M-1. (Alterative 1)
    • The City Alternative 2 reviewed a proposal that includes Parcel B, approximately 2.3 acres in size, located adjacent to Parcel A and adjacent to White River. Parcel B is within Shoreline Master Program jurisdiction, designated Urban Conservancy-200 feet.

Above: MA-03: Alternative 1 Rezone Proposal to Parcel A on 30th Street CT E


  • Docket item TA-04: Amend the Comprehensive Plan related to the Sumner-Bonney Lake School District's updated Capital Facilities Plan.



What is the next step in the review process?

  • Staff completed SEPA (State Environmental Policy Act) review on the docket items and decisions were issued in August 2025. Each proposal submitted SEPA applications and staff conducted a cumulative review for impacts on transportation, housing density, public infrastructure demand, and land use and policy analysis. Refer to the 2025 Annual Amendments documents.
  • The SEPA Notices of Decisions can be viewed under Public Notices, including the Public Hearing notice with the Planning Commission that was posted on September 28, 2025.
  • The next steps in the process is to seek a Planning Commission Recommendation on each docket, which is scheduled for October 2, 2025.
  • Staff will then hold study sessions with the City Council on the proposals, the first one tentatively scheduled for October 13, 2025.

Will there be a public hearing?

Yes, a public hearing will be held by both the Planning Commission and City Council on the amendments. A public hearing with the Planning Commission was held on September 11, 2025. The public will have another opportunity to provide public comment with the City Council in November before action is taken.

Planning Sumner's Future

Applications for Rezones or Code Text Changes

What is on the Amendment Docket for 2025?

Every year, per city code, we allow for annual amendments to the Comprehensive Plan and/or Zoning Code. Comprehensive Plan amendments may be proposed to goals, policies, objectives, or comprehensive plan maps. Amendment applications must be complete and contain the information required in SMC 18.56.147.  The Planning Commission approved the applications on March 6, 2025 finalizing the 2025 Annual Comprehensive Plan Amendment Docket. The Docket includes 3 map amendment applications and 2 text amendment applications including the Zoning Code and/or the Comprehensive Plan. Each docket item is numbered below based on application type submitted. See the vicinity map below for locations of map amendments.

Map Amendment Locations-Vicinity Map


  • Docket item MA-01: 2025 Town Center Plan (TCP) Update: includes Town Center zoning map amendments, update to the Town Center Plan, amendments to the Town Center Code under SMC 18.29 and incorporates a private Zoning Code Text Amendment application.
    • Adding a new IDEA Overlay zone along Zehnder Street and 57th Street E.
    • Reducing building heights along portions of Main Street, Cherry Ave & North Street from 5 stories to 4 stories.
    • Amend the Form-based Code (FBC) including new lot type standards
    • Update Town Center policies and proposed Comprehensive Plan policy amendments.
    • Proposed zoning code text amendment to allow accessory dwelling units (ADU) for existing multi-family and/or single-family residential uses.

Above: 2018 Town Center Plan Map-current zoning and areas of focus

Above: MA-01: 2025 Town Center Plan Map- Proposed Changes


  • Docket item MA-02: Rezone on 166th Ave E. Location: 14 parcels on 166th Ave E, located south of Winco & Sunset Ford.
    • Applicant submitted a Comprehensive Plan Map amendment to rezone 7 parcels from Low Density Residential 2 (LDR-2) to Medium Density Residential (MDR).
    • The City alternative would rezone 4 parcels to Interchange Commercial (IC) and 10 parcels to MDR, affecting the 19.9 acres in the southeast Urban Growth Area (UGA).

Above: MA-02 Existing Comprehensive Plan Designations

Above: MA-02 City Alterative Rezone Proposal- SE Urban Growth Area


  • Docket item MA-03: Rezone on 30th Street. Location: 14616 30th Street CT E Sumner, WA 98390 (Parcel A); 14710 30th Street CT E Sumner, WA 98390 (Parcel B).
    • Applicant submitted a Comprehensive Plan Map amendment to rezone one (1) parcel (A) from LDR2 to Light Manufacturing (M-1) and a change in the Zoning Map from LDR-85 to M-1. (Alterative 1)
    • The City Alternative 2 reviewed a proposal that includes Parcel B, approximately 2.3 acres in size, located adjacent to Parcel A and adjacent to White River. Parcel B is within Shoreline Master Program jurisdiction, designated Urban Conservancy-200 feet.

Above: MA-03: Alternative 1 Rezone Proposal to Parcel A on 30th Street CT E


  • Docket item TA-04: Amend the Comprehensive Plan related to the Sumner-Bonney Lake School District's updated Capital Facilities Plan.



What is the next step in the review process?

  • Staff completed SEPA (State Environmental Policy Act) review on the docket items and decisions were issued in August 2025. Each proposal submitted SEPA applications and staff conducted a cumulative review for impacts on transportation, housing density, public infrastructure demand, and land use and policy analysis. Refer to the 2025 Annual Amendments documents.
  • The SEPA Notices of Decisions can be viewed under Public Notices, including the Public Hearing notice with the Planning Commission that was posted on September 28, 2025.
  • The next steps in the process is to seek a Planning Commission Recommendation on each docket, which is scheduled for October 2, 2025.
  • Staff will then hold study sessions with the City Council on the proposals, the first one tentatively scheduled for October 13, 2025.

Will there be a public hearing?

Yes, a public hearing will be held by both the Planning Commission and City Council on the amendments. A public hearing with the Planning Commission was held on September 11, 2025. The public will have another opportunity to provide public comment with the City Council in November before action is taken.

Page last updated: 07 Oct 2025, 04:33 PM