Sumner planners review request to rezone Thirtieth Street parcel; Planning Commission recommended denial

An applicant asked the city to rezone a 3.31‑acre parcel on Thirtieth Street Court East from Low Density Residential (LDR) to Light Industrial (M‑1). Staff told the council at the Oct. 13 study session that the proposal would require mitigation if approved, and that the Planning Commission unanimously recommended denial on Oct. 2, 2025.

The proposal (map amendment MA03) concerns “Parcel A,” located inside Sumner’s manufacturing and industrial core but surrounded on several sides by longstanding single‑family residences. Staff said the owner owns an adjacent property that could provide access. Krishanda Walker, associate planner, told the council the SEPA mitigated determination requires that “access to the site shall be taken from 30 Second Street” if the parcel is rezoned, and that any future development would need to submit a community noise impact assessment and a site plan review prior to permitting.

Why it matters: the parcel sits in a residential enclave the city and staff have referred to as the “donut hole,” where industrial zoning surrounds a pocket of homes. Council members and residents told the council they are concerned about compatibility, truck traffic through neighborhood streets, existing noise and potential flooding on parcels that already pond after heavy rain.

What staff reported: Walker summarized staff’s analysis under Sumner Municipal Code (SMC) 18.56 and said consultants reviewed transportation and land‑use effects. Staff reported 10 comment letters from residents raising neighborhood‑character, truck‑traffic and flooding concerns; those letters were included in the Planning Commission record. The SEPA decision issued in August was a Mitigated Determination of Nonsignificance (MDNS) and included the access and study requirements as mitigation.

Council discussion and context: Community and Economic Development Director Ryan Windisch summarized the area’s history and said the enclave has been surrounded by industrial zoning since at least the mid‑1990s. “The area that we lovingly refer to as the Donut Hole is a residential area enclave that over the years has been surrounded by industrial light industrial zoning,” Windisch said. Council members asked whether redirecting truck access to 30 Second Street could be required; staff said the SEPA mitigation language makes that a requirement if the parcel is rezoned. Staff also said the property owner would be required to provide an access easement on land they already own if industrial development occurs.

Planning Commission action: Walker informed council that the Planning Commission unanimously recommended denial of MA03 on Oct. 2 and provided a majority opinion to the dais summarizing the commission’s reasons, notably concerns about preserving the residential character and requesting more study of transportation impacts.

Next steps: This was a study session presentation; council will hold a public hearing on Nov. 3, a further study session on Nov. 17 and may vote on the docketed amendments on Dec. 1. Any final decision by council would be a separate legislative action and, if approved, subsequent project proposals would be subject to site‑level SEPA, design review and building permits.

Clarifying details: Parcel A is approximately 3.31 acres; staff noted roughly 38 existing residential lots in the enclave and an undelineated ~200‑foot shoreline buffer that encroaches on nearby properties. Staff received 10 comment letters during the process. The SEPA MDNS issued in August lists required mitigation measures including access from 30 Second Street and a community noise impact assessment; an access easement would be required if industrial access is used. The Planning Commission acted on Oct. 2, 2025 and issued a recommendation to council.