Sumner Town Center Plan July 2005
City of Sumner Town Center Plan July 2005
Sumner Town Center Plan Mayor Barbara Skinner City Council Steve Allsop Curt Brown Mike Connor David Enslow Mark Evers Leroy Goff Matthew Richardson
Planning Commission Cynthia Bush Gary Ganz Tom Myers, Chair Brett Morrison Tom Powers Ed Hannus Jeanne Walter, Vice Chair
Preparers and Contributors
City Staff John Doan, City Administrator Paul Rogerson, Community Development Director Robert Holler, Associate Planner John Morgan, GIS/CAD Technician Ryan Windish, Senior Planner Sally Abrams, Administrative Assistant
Consultants Jones & Stokes Foster, Pepper & Shefelman Heffron Transportation, Inc. Leland Consulting Group LMN Architects Property Counselors Real Vision Research Inc. The Transpo Group Funded By The City Of Sumner and Sound Transit
Preparers and Contributors
City of Sumner Town Center Plan July 2005
Table of Contents Table of Contents .................................................................................................... i List of Tables............................................................................................................v List of Figures and Charts.................................................................................... vi 1
2
3
4
5
6
7
Introduction...................................................................................................... 1-1 1.1
Purpose ...................................................................................................................................1-1
1.2
Summary of Planning Process................................................................................................1-2
Town Center Plan Vision, Goals, and Policies................................................ 2-1 2.1
Town Center Vision ...............................................................................................................2-1
2.2
Goals and Policies ..................................................................................................................2-1
Planning Area Conditions................................................................................ 3-1 3.1
Town Center Planning Boundaries.........................................................................................3-1
3.2
Demographics.........................................................................................................................3-1
3.3
Existing Land Uses.................................................................................................................3-2
Housing............................................................................................................ 4-1 4.1
Housing Types and Densities .................................................................................................4-1
4.2
Housing Market Study............................................................................................................4-5
4.3
Summary of Housing Strategy ...............................................................................................4-7
Economic Development................................................................................... 5-1 5.1
Town Center Businesses ........................................................................................................5-1
5.2
Business & Economic Development Studies .........................................................................5-3
Land Use Plans ................................................................................................ 6-1 6.1
Current Comprehensive Land Use Plan and Zoning Map......................................................6-1
6.2
Proposed Comprehensive Plan and Zoning Amendments .....................................................6-3
6.3
Capacity of Proposed Zoning for Added Dwellings ..............................................................6-8
Cultural Resources........................................................................................... 7-1
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8
Critical Areas ................................................................................................... 8-1
9
Parks and Recreation ....................................................................................... 9-1 9.1
Parks and Recreation ..............................................................................................................9-1
9.2
Trails.......................................................................................................................................9-2
10 Transportation/Circulation............................................................................. 10-1 10.1
Streets ...................................................................................................................................10-1
10.2
Non-Motorized Transportation.............................................................................................10-4
10.3
Parking .................................................................................................................................10-4
10.4
Trolley System .....................................................................................................................10-6
11 Public Utilities ............................................................................................... 11-1 11.1
Water ....................................................................................................................................11-1
11.2
Sanitary Sewer......................................................................................................................11-1
11.3
Stormwater ...........................................................................................................................11-1
12 Private Utilities .............................................................................................. 12-1 12.1
Telecommunications ............................................................................................................12-1
12.2
Gas and Electric....................................................................................................................12-1
13 Implementation .............................................................................................. 13-1 13.1
Implementation Steps ...........................................................................................................13-1
14 References...................................................................................................... 14-1 15 Appendices .................................................................................................... 15-1 A.
Deleted. ........................................................................................................................15-1
Available under separate cover:...............................................................................................15-1 B. Sumner, Washington Town Center Strategy, Phase I .........................................................15-1 C. Town Center Forum/Meeting Summaries ...........................................................................15-1 D. Town Center Housing Strategy ...........................................................................................15-1 E. Economic Development Related Studies.............................................................................15-1 F. Downtown Parking Study....................................................................................................15-1
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City of Sumner Town Center Plan July 2005
List of Tables Table 1 - 1
Projects and Actions...........................................................................................................1-5
Table 3 - 1
Town Center Planning Area Demographics ......................................................................3-1
Table 3 - 2
Existing Land Uses and Acres ...........................................................................................3-2
Table 4 - 1
Housing Types on a Typical Downtown Block .................................................................4-3
Table 4 - 2
Residential Demand Findings - Summary .........................................................................4-5
Table 4 - 3
Projected Housing Type and Demand in Sumner 2003-2007............................................4-6
Table 4 - 4
Phase I Priority Sites – Potential Development Concepts..................................................4-7
Table 6 - 1
Zoning Districts and Acres ................................................................................................6-1
Table 6 - 2
Zoning Alternative Description .........................................................................................6-3
Table 6 - 3
Medium Density Residential..........................................................................................6-6
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City of Sumner Town Center Plan July 2005
List of Figures and Charts Figures Figure 1. Vicinity & Aerial Map ................................................................................ Follows page 14-2 Figure 2. Parcels and Buildings.................................................................................. Follows page 14-2 Figure 3. Existing Land Use Map............................................................................... Follows page 14-2 Figure 4. Potential Opportunity Areas........................................................................ Follows page 14-2 Figure 5. Sumner Zoning Map ................................................................................... Follows page 14-2 Figure 6. Sumner Zoning Alternative......................................................................... Follows page 14-2 Figure 7.A Example Mixed Commercial and Residential Possibilities on Red Apple Block along Maple Street and Alder Avenue .............................................................................................6-9 Figure 7.B Example Residential Development on Red Apple Block along Academy Street and Kincaid Avenue....................................................................................................................6-10 Figure 8. Example Potential Commercial and Residential Development on Sunset Chevrolet Site If Property Owner Chose to Redevelop ...................................................................................6-11 Figure 9. Example Ground Related Housing if Proposed and Integrated into West Sumner by Property Owner ...................................................................................................................................6-12 Figure 10. 1983 Cultural Resources Study................................................................. Follows page 14-2 Figure 11. Critical Area Map...................................................................................... Follows page 14-2 Figure 12. Trail Map .................................................................................................. Follows page 14-2
Charts Chart 1.A Town Center Businesses by Major Standard Industrial Classification...............................5-2 Chart 1.B Town Center Retail by Standard Industrial Classification..................................................5-2 Chart 1.C Town Center Miscellaneous Retail Breakdown..................................................................5-3
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City of Sumner Town Center Plan July 2005
1 Introduction The Sumner Town Center Plan presents the vision and strategies for Sumner’s 210-acre Town Center. The Town Center Planning Area includes Main Street and the Sounder Station vicinity and intends to reinforce and strengthen the Sumner Downtown as a fully functional “everyday” downtown maintaining its classic small town character. The Sumner Town Center Plan identifies the planning and public process, and summarizes and consolidates the various studies and strategies developed for the Town Center in one place. This Sumner Town Center Plan supports the Sumner Comprehensive Plan and Sumner development regulations and proposes refinements to these documents recognizing the unique and changing conditions in the Town Center.
1.1
Purpose Downtown Sumner is located near the convergence of two freeways, two rail lines, and two rivers (See Figures 1 and 2, Vicinity and Aerial Map, and Parcels and Buildings). The Downtown, centered on Main Street, continues to be a focal point of the community with its concentration of businesses and civic uses, and by virtue of its character and history. Recently the City and Sound Transit re-established a rail station on the original 1883 train site, south of Main Street along the Burlington Northern/Santa Fe Line. The boardings at the new Sounder rail station far surpass the original planning estimates, with over 700 occurring per day, rather than the 300 per day forecasted. In order to build upon the success of Sound Transit, the City has engaged in a station area planning process for the neighborhood near the Sounder train station. The goal of the planning effort is to encourage development that not only supports the station and alternative travel options, but also to further enhance Downtown in accordance with the community vision: !
Sumner, a city of excellence reinforcing its role as classic, small town Americana that goes beyond nostalgia, and
!
Sumner, a community that retains/strengthens a fully functional, “everyday” downtown.
The Plan also serves to be a roadmap to revitalizing downtown as a vibrant gathering place, a stable commercial core, and a neighborhood providing a variety of housing options for small families, empty nesters, and other households to live in proximity to the rail station and Downtown businesses.
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City of Sumner Town Center Plan July 2005
1.2
Summary of Planning Process The Sumner Comprehensive Plan identifies the need to have a revitalized Downtown as commercial and cultural center supported by residential development and served by multiple transportation modes. The City implements its Comprehensive Plan goals and policies, by its allocation of resources, such as the partnership in the Sounder Train station, and completion of Heritage Park, and by the formulation of strategies, programs, civic investment such as in the Sumner Town Center planning initiatives. With changing conditions including greater than anticipated Sounder train boardings, change in parking demand and patterns, diversifying housing markets and needs, and Downtown economic vitality cycles, the City is revisiting its goals and programs for the Downtown. Recently, the City conducted the following studies and forums:
Studies !
Town Center Comprehensive Vision and Strategies: Sumner, Washington Town Center Strategy, Phase I. Prepared for the City of Sumner and Sound Transit. December 2002.
!
City Council Prioritized Strategies and Implementation Matrix: City of Sumner, August 2003. “’Jump Start’ Town Center Strategy Matrix, Phase I, City of Sumner.”
!
Housing Market Projections: Real Vision Research Inc., January13, 2003. Market Study Letter/Report from Suzanne Britsch.
!
Strategy to Achieve More Housing, the Number One Jump Start Priority: Sumner Town Center Housing Strategy. May 2004.
!
Economic Development Surveys: Review Draft “City of Sumner: Economic Development Planning in Action,” August 2004, and “City of Sumner Main Street Business Survey Results,” January 11, 2001.
!
Town Center Parking Needs, Current and Future: City of Sumner Parking Study and Recommendations, August 29, 2001 by Heffron Transportation, Inc.
Forums !
Town Center Plan Open Space Meeting, July 29, 2003. This public forum followed the completion of Sumner, Washington Town Center Strategy, Phase I. Participants included citizens and business owners who gathered in small groups and focused on different topics including Business Growth and Economics, Housing Development, and other comments such as public spaces.
!
Town Center Housing Charette, January 29, 2004. To help identify housing opportunities and approaches in the Town Center, the City invited a range of experts in planning, development, architecture, land use and transit relationships, and related fields to a daylong interactive meeting called a charette. The recommendations were folded into the Town Center Housing Strategy.
!
Economic Development Workshop, May 4, 2004. The primary reason for this workshop was to give interested business persons an opportunity to express their concerns about the local economy in Sumner and understand how different businesses have similar/dissimilar concerns. While it involved businesses around the community, several participants were business owners in the Town Center.
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City of Sumner Town Center Plan July 2005
Each of the studies and forums has contributed to this Town Center Plan. The Town Center Plan in turn will guide some refinements of the Comprehensive Plan, and serve as a master plan that supports the Comprehensive Plan. The diagram below shows the relationship of the studies/forum to this Town Center Plan and to the Comprehensive Plan.
Public Projects
Town Center Open Space
Jump Start Matrix
Vision Phase I Report
Economic Development Citywide and Main Street Surveys & Policy Amendments
Town Center Plan
Comprehensive Plan
Parking Sumner Parking Study
Housing Housing Charette & Town Center Housing Strategy
Housing Market Real Vision Report
The more comprehensive studies that established the Vision and Projects and City forums on the Town Center Open Space and Town Center Housing Strategies are described below in more detail as these were specifically directed to the Town Center1. Each component represented above is further described in individual sections of this Town Center Plan.
1.2.1 Phase I Report and Jump Start Matrix The connection of the Sumner Community to the new Sounder Train Station and the connection of Sumner as a whole to the region led to grant funding and several planning studies starting in 2001, addressing land use/market conditions, parking, and other functional concerns in the Sumner Downtown. However, the City of Sumner City Council desired a
1
The Economic Development forum is described in Section 5.
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City of Sumner Town Center Plan July 2005
visionary action oriented plan. Therefore, the Town Center planning process was revisited with both a broader vision and more detailed strategies captured in the December 2002 Sumner, Washington Town Center Strategy, Phase I report. (See Appendix B.) The December 2002 Sumner, Washington Town Center Strategy, Phase I report reinforced and articulated a vision for Sumner as a classic small town that retains and strengthens its center as a fully functional and an “everyday” downtown. The Town Center Strategy recommended eight strategic components to develop a successful Town Center: !
Make a Great Plan
!
Many, Many Projects and Actions
!
Many, Many Stakeholders
!
Committed Ongoing City and Private Sector Leadership
!
Performance Standards
!
Communication and Marketing
!
Supportive Government
!
Ongoing Review
The Town Center Strategy report elaborated upon the first two strategic components – “making a great plan” and having “many, many projects and actions.” !
!
A “great plan”, according to the authors: "
Goes far beyond patching problems with quick-fix solutions or reacting to specific issues;
"
Presents a strong-enough vision to motivate and enliven people to take action; and
"
Addresses long-term possibilities regardless of short-term constraints.
“Many, many projects and actions” refers to maintaining a variety and number of projects and actions, which may include infrastructure improvements, housing, cultural facilities, community music and art festivals, local lending pools for revitalization, plans/regulations, and other categories, to implement the “great plan” rather than a single big project that would “save the day.” The target number of projects and actions was suggested at 25 to help assure “forward momentum.”
A recommended list of projects and actions was provided in the Town Center Strategy report. The City responded to the report by preparing a “Jump Start Matrix” of projects, responsible parties, and priorities to provide momentum for the “many, many projects and actions” strategy. The City Council reviewed and affirmed the Jump Start Matrix and its priority levels. Specific projects and actions from the Town Center Strategy and from the City’s Jump Start Matrix are summarized in Table 1-1. The Matrix lists existing or potential projects that would contribute to implementing the Town Center Strategy.
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Table 1 - 1
Projects and Actions
Town Center Strategy Report Projects and Actions
Sumner Jump Start Project Number and Description
Sumner Priority
1. Identify, encourage and implement between 10 and 15 housing projects over the next 10 years, totaling between 350 and 500 dwelling units.
H1: Increase housing stock by 350 to 500 by the year 2015.
High
2. Joint venture or acquire the Fleischmann property for the purpose of resale and developing a variety of housing projects.
H4: Work with property owner to put housing on the Fleischmann’s site.
High
3. Acquire or negotiate the redevelopment of the auto dealerships on Traffic Avenue.
H5: Work with Sunset Chevrolet to secure their property and design redevelopment.
High
H5: Work with Riverside Ford/Pasquier to consider housing/ redevelopment on their property.
Medium
4. Acquire the balance of the “Red Apple” block to redevelop the entire block.
H3: Consider housing on Red Apple Block. E5: Consider development of Red Apple Site.
High
5. Acquire the balance of the Heritage Park block to use the entire triangle for public open space.
I1: Expand Heritage Park – acquire remainder of the Park block for Park expansion.
Low
6. The City should support Sumner merchant associations, and selected public investments (e.g. parking), promotional efforts, and other tools.
E4: Support Main Street Association – provide some level of funding or staff support for the Main Street Association.
Low
7. Reinforce the commercial core on Main Street with development at Main Street and Wood Avenue as a gateway into Downtown.
I6: Fix up Wood/Main intersection (transportation improvement).
Low
8. Improve public parking behind Main Street including street and business access.
I3: Improve public parking behind businesses – landscaping, lighting, signage.
Medium
10. Recruit a bookstore in or adjacent to Main Street.
E3: Recruit bookstore and other evening businesses.
Medium
11. Housing will provide the greatest benefit to Main Street. Walk-in business will strengthen and revitalize.
See H1.
9. Pursue restaurants, delis, and similar food service businesses open adjacent to public open space.
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City of Sumner Town Center Plan July 2005
Town Center Strategy Report Projects and Actions
Sumner Jump Start Project Number and Description
Sumner Priority
12. Thoughtful public investment is necessary to “set the stage” for private sector investment.
See all “I” projects.
13. Consider relocating a portion of Traffic Avenue behind the existing car dealerships.
Not feasible.
N/A
15. Consider changing the name of Traffic Avenue.
E2: Consider changing the name of Traffic Avenue – to improve the image of the street and make it consistent with Fryar.
Low
16. Examine opportunities for development of higher density housing in West Sumner.
H2: Examiner higher density in West Sumner – review existing development patterns and desires of the neighborhood to consider allowing higher densities.
Medium
17. Create a south entrance, e.g. with a gateway treatment.
I2: Create an attractive southern entrance to the City at Traffic and Thompson.
High
18. Add more, smaller green spaces as well as more “hardscaped” plazas.
I8: Identify and create downtown green space areas.
Low
19. Improve directional signing for parking lots.
I13: Improve directional parking signage.
Medium
20. The City should encourage public or private “third places” – gathering places unrelated to home or work.
See E3.
21. Improve connections to the River with access points and overlooks leading to a trail.
I14: Create Riverside trail system with points of access.
Medium
22. The current library site could be sold for housing with proceeds funding a new improved library inside the Town Center.
I15: Relocate library to downtown.
Medium
23. Consider a new regulatory approach to create a transit and pedestrian supportive environment and mixed uses (new mixed use zones, FAR, bonus FAR, building heights, etc.).
E11: Review design and development regulations for impediments to vision.
High
H6: Work with the private sector partners to renovate or replace the Twin Apts.
High
I5: Construct downtown amenities.
High
I9: Resolve Beach House restoration.
High
I11: Replace trees at Heritage Park.
High
14. Traffic Avenue could be reduced to one travel lane in each direction with turning lanes.
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City of Sumner Town Center Plan July 2005
Town Center Strategy Report Projects and Actions
Sumner Jump Start Project Number and Description
Sumner Priority
I18: Revise Heritage Park Fountain.
High
E6: Repair Murals.
High
E7: Update Historic Sumner Walking Tour.
High
E9: Complete public process to accompany the Town Center Plan.
High
E10: Scout out small grocery operators
High
E15: Change the sign on the Freeway to add Sumner (currently says Traffic Avenue).
High
I4: Acquire private lots for public use (e.g. liquor store).
Medium
I12: Make improvements to the Ryan House.
Medium
I16: Work on historic bridge (painting, marking, lighting).
Medium
I17: Remove 5th leg from Traffic/Main Intersection.
Medium
I19: Continue tree planting.
Medium
E1: Develop Tourism and Market Strategy.
Medium
E14: Expand basket program.
Medium
E8: Do advertising.
Medium
E13: Expand holiday lighting.
Medium
I10: Continue to improve Alley Park.
Low
E12: Consider SEPA/GMA Planned Action.
Low
Sources: Leland Consulting Group; LMN Architects; Foster, Pepper & Shefelman; and Property Counselors, December 2002; City of Sumner, August 2003 Notes: H = Housing; I= Infrastructure; E = Economic Development
1.2.2 Town Center Open House/Workshop Following completion of the Phase I report described above, the City held a public forum on July 29, 2003 – Town Center Plan Open Space Meeting. Participants included citizens and business owners. Following an overview summary of the Town Center planning process to date, participants then attended “small group” sessions. The small groups focused on Introduction
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City of Sumner Town Center Plan July 2005
different topics: Business Growth and Economics, Housing Development, and Other Comments. Representative topics are listed below. A full comment list is provided in Appendix C. !
Business Improvements: Consolidate downtown spaces for larger tenants; better store hours.
!
Needed Commercial Uses: Restaurants for all mealtimes; theater; bookstore; mixed uses.
!
Residential: Promote housing mixed with businesses; housing is key to changing Downtown; senior housing near train station; don’t encourage conversion of homes to commercial; higher density housing should be compatible/complementary in architecture; have minimum density requirement; have a gradual change in density/scale (transition single family to multifamily); design is key.
!
Opportunity Sites: Fleischmann’s, West Sumner, car dealerships.
!
Character: New development should have old style charm.
!
Open Space: Landscaped triangles at Traffic/Thompson; be creative with open space (rooftops, etc.).
!
Civic/Infrastructure Improvements: Improve Fryar Avenue and Zehnder Street; fix parking; train service on weekends; commuter connection East Main to Downtown; have library Downtown.
!
Promotion/Coordination: Create a Sumner Economic Development Council; Incentives for developers who wish to “do it right”; sell the experience of going Downtown.
1.2.3 Housing Strategy Charette The number one priority of the Town Center Strategy, Phase I and the City’s Jump Start Matrix is to encourage additional housing of between 350 and 500 units. To help identify housing opportunities and approaches in the Town Center, the City invited a range of experts in planning, development, architecture, land use and transit relationships, and related fields to a daylong interactive meeting called a charette. Participants included: !
Monica Alliegro - Catapult Community Developers
!
Joe Blattner - Tarragon
!
Dan Cardwell, Pierce County Planning and Land Services
!
John Doan - City of Sumner, Asst. City Administrator / Community Development and Parks Director
!
Gregg Dohrn - Jones & Stokes, Associate Principal, Charette Facilitator
!
Joe Fessler - City of Sumner, Civil Engineer
!
Lisa Grueter - Jones & Stokes, Senior Planner
!
Greg Hackworth, Hackworth - Architecture-Plan
!
Mark Hinshaw - LMN Architects
!
Robert Holler City of Sumner, Assistant Planner
!
John Hubbard - Pierce Transit
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City of Sumner Town Center Plan July 2005
!
Ken Robertson - Sound Transit
!
Ryan Windish - City of Sumner, Senior Planner
The meeting included the following topics: !
Sumner Town Center Context: A summary presentation of existing plans and data including the Phase 1 Sumner Town Center Strategy, City “Jump Start Matrix,” Real Vision housing market report, and a Draft of the Town Center Housing Strategy Report.
!
Housing Opportunity Sites: A review and prioritization of housing opportunity sites.
!
Concept Brainstorming: A brainstorming session was conducted to discuss a variety of housing topics of interest to participants including industrial site redevelopment for other uses, permit processes, example housing developments, and other topics.
!
Regulatory and Non-Regulatory Strategies to Promote Housing: The discussion included a review of housing types and floor area ratios/density, potential housing types on the Phase I priority sites, and possible zoning amendments to promote housing in the Town Center.
Charette participants recommended priorities for housing opportunity sites and potential changes to regulations to achieve the desired housing levels. Key recommendations include, but are not limited to: !
Confirming the Red Apple property, Sunset Chevrolet, Riverside Ford, the West Sumner Neighborhood, the Sumner Library, the Main Street/Wood Avenue intersection, and the Beach House Tavern Sites as “Phase I” priority sites. Generally these are larger sites in single ownerships that could be catalyst sites for housing or mixed-use developments spurring other housing developments in the Town Center. If the larger Phase I priority sites were promoted for higher density residential or mixed-use development, it was determined that about 342 units could be achieved
!
Encouraging mixed uses in the vicinity of McClendon’s Hardware Store.
!
Encouraging land assembly, such as in West Sumner with zoning designed to encourage infill development. Units should be ground-related (detached cottages, townhomes, accessory dwelling units, and similar) to fit with the residential character of the area.
!
Allowing for “stand-alone” multifamily housing in the Central Business District (CBD) zone, when away from Main Street. Vertical mixed-use development would be still encouraged on Main Street. Off of Main Street, “mixed use” neighborhoods, not necessarily on each site, should be a goal.
!
Reducing, simplifying and allowing greater flexibility in Town Center development codes by retaining and enhancing design standards, while approaching density by “floor area ratio.” This controls appearance and size more effectively than density.
The Land Use and Housing and Implementation Strategies sections of this Town Center Plan incorporate these and other charette recommendations. The full charette summary is located in Appendix C.
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City of Sumner Town Center Plan July 2005
2 Town Center Plan Vision, Goals, and Policies This section distills the various study and forum recommendations into the Town Center Plan Vision, Goals, and Policies. These are intended to be incorporated into the Comprehensive Plan. They can also be used as guiding principles as new developments or capital improvements are proposed. They should be evaluated periodically. The City will be the primary agency responsible for implementation, but based on a public/private partnership with stakeholders.
2.1
Town Center Vision The past, present, and future vision for the Town Center is:
2.2
!
Sumner, a city of excellence reinforcing its role as classic, small town Americana that goes beyond nostalgia, and
!
Sumner, a community that retains/strengthens a fully functional, “everyday” downtown.
Goals and Policies This section is intended to highlight policy concepts that would further the vision for the Town Center. The goals and policies of this section consist of existing and proposed Comprehensive Plan goals, policies, and objectives. The nature of the text as “existing” or “proposed” and their existing or desired location in the Comprehensive Plan is indicated in parentheses at the end of each statement/paragraph.2 Goal TC-1
Make Downtown a vibrant activity area.
Policy TC 1.1
Plan for the downtown as town center and the community core encouraging a combination of commercial, civic, cultural, recreational, and residential uses. (Existing/Proposed, Community Character Element 3.1)
Policy TC 1.2
Recruit restaurants, cafés, bookstores, public facilities and other similar uses, which serve as gathering spots within the community and
2 Existing/Proposed = Policy in adopted Comprehensive Plan and continued in the 2004 Plan Update. Proposed = Proposed in 2004 Plan Update. Add/Replace = Proposed in this Draft Town Center Plan for inclusion/amendment in 2004 Plan Update.
Vision, Goals, & Policies
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City of Sumner Town Center Plan July 2005
encourage evening activity in commercial areas. (Proposed, Economic Development Element, Policy 1.11) Policy TC 1.3
Promote active, pedestrian-oriented retail, service, and mixed uses. Uses that require outdoor storage, provide offsite services, or have little walk-in trade as primary parts of their businesses should be oriented to secondary locations in Downtown away from Main Street and Alder Avenue. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 1.4
Allow and encourage activities catering to a range of ages, interests, ethnicities, and other diverse attributes. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 1.5
Through street and design standards, promote pedestrian-scale streetscape improvements. (Existing/Proposed, Community Character Element Policy 3.4)
Policy TC 1.6
Encourage more housing in and near Downtown to strengthen Downtown businesses, take advantage of the commuter train, offer a range of housing in the community, and provide an active, social character. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 1.7
Allow dining and other retail activities in the right-of-way where adequate public sidewalk widths are found. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 1.8
Through the Comprehensive Plan and Zoning Code, ensure a central role of the central business district, and limit competitive uses as appropriate. (Existing/Proposed, Community Character Element Policy 3.6)
Goal TC 2
Encourage businesses and activities relevant to everyday lives.
Policy TC 2.1
Promote businesses that meet the daily needs of residents – markets, dry cleaners, laundromats, eateries, pharmacies, banks, pet stores, beauty salons/barbershops, etc. (Add as a new policy under Proposed Economic Development Element, Goal 5)
Policy TC 2.2
Encourage more housing in and near Downtown to strengthen Downtown businesses that will in turn offer goods and services for residents. (Replace Economic Development Element Policy 5.5 with this one)
Policy TC 2.3
Encourage more mixed commercial/service/housing uses in the Town Center, such as along Traffic and Fryar Avenues. Reduce light industrial zoning in the Town Center in favor of mixed-use zoning. (Add as a new policy under Proposed Economic Development Element, Goal 5)
Policy TC 2.4
Give downtown locations highest priority when siting city and government facilities, which have significant employment or destination potential. (Existing/Proposed Economic Development Policy 5.4)
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City of Sumner Town Center Plan July 2005
Goal TC 3
Recognize the heart and historic meaning of Downtown. (Add as a new goal in the Cultural Resources Sub-Element)
Policy TC 3.1
Ensure Downtown’s historic character is retained as new businesses and buildings are established, such as through design standards, landmark ordinances, or other means. (Add as a new policy with the above goal in the Cultural Resources Sub-Element)
Policy TC 3.2
Enliven and refresh Downtown by allowing adaptive reuse of buildings and new construction that respects the district character. (Add as a new policy with the above goal in the Cultural Resources Sub-Element)
Policy TC 3.3
Improve the Ryan House and public access. (Add as a new policy with the above goal in the Cultural Resources Sub-Element)
Policy TC 3.4
Provide access to historic documentation to land owners, citizens, and others. (Add as a new policy with the above goal in the Cultural Resources Sub-Element)
Policy TC 3.5
Develop a walking tours that highlight public art, architecture, history, trees, and other icons. (Add as a new policy with the above goal in the Cultural Resources Sub-Element)
Goal TC 4
Retain and grow businesses for success and avoid vacancies.
Policy TC 4.1
Invest adequate resources in ways which strengthen downtown. Whenever possible, these monies shall be used to leverage additional dollars from public and private sources for improvements. (Policy 5.1 in Existing/Proposed Economic Development Element)
Objective 4.1.1 Work with local lenders to secure sources of capital for existing businesses’ building improvements and/or business expansion. (Add as a new objective under Policy 5.1 in the Existing/Proposed Economic Development Element) Objective 4.1.2 Assist with business expansions and new establishments such as through pre-application review and permit fast track. (Add as a new objective under Policy 5.1 in the Existing/Proposed Economic Development Element) Policy TC 4.2
Market to and attract new business compatible with long-range plan and zoning intents, and strengthen and increase the variety of commercial shopping and service opportunities for the community. (Add as a new policy under Proposed Economic Development Element, Goal 5)
Policy TC 4.3
Coordinate with Sumner Promotion on education, e.g. business management, business promotion ideas, etc. (Add as a new policy under Proposed Economic Development Element, Goal 5)
Policy TC 4.4
Work with building owners to encourage viable uses on the second floors of existing buildings. (Policy 5.9 under Existing/Proposed Economic Development Element)
Policy TC 4.5
Work with downtown stakeholders to develop and implement a detailed downtown "Main Street"-based revitalization strategy addressing
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City of Sumner Town Center Plan July 2005
organization, design, economic restructuring and promotion. (Policy 5.10 under Existing/Proposed Economic Development Element) Policy TC 4.6
Create a mixed economy Downtown that provides basic and specialty retail, services, and entertainment uses. (Add as a new policy under Economic Development Element Goal 5)
Goal TC-5
Create an enjoyable and identifiable Downtown atmosphere.
Policy TC 5.1
Provide for community festivals, outdoor markets, performing arts, or other community events for all ages. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 5.2
Ensure Downtown is clean, safe, and convenient. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 5.3
Through street and design standards, promote pedestrian-scale streetscape improvements. (Existing/Proposed policy 3.4 in Community Character Element)
Policy TC 5.4
Enhance “wayfinding� to and throughout Downtown. Have signs on the State routes, at gateways into Downtown, landmarks, public spaces, public parking and other areas. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 5.5
Improve public parking with signage, landscaping, lighting, and drainage. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 5.6
Provide and fund maintenance of Public Restroom facilities for the Downtown Business District (Add as a new policy under Community Character Element, Goal 3; repeats Proposed Policy 5.13 in Economic Development Element)
Policy TC 5.7
Maintain a high quality and attractive appearance. Work with Sumner Promotion to seasonally decorate Downtown with decorations, hanging baskets, lights, etc. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 5.8
Prohibit franchise architecture in the Central Business District and the General Commercial zone within the Town Center.
Policy TC 5.9
Discourage, and in come cases prohibit, drive-thru businesses in the Town Center to encourage pedestrian oriented design and uses.
Policy TC 5.10
Create incentives that would expand setbacks from Traffic Avenue for residential properties to provide pedestrian amenities such as landscaping, plazas and fountains and to buffer these areas from the street.
Goal TC-6
Promote Housing in the Town Center.
Policy TC 6.1
Promote the construction of housing stock in the Town Center by at least 350-500 dwelling units by 2015. (Proposed Housing Element Policy 4.1)
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Vision, Goals, and Policies
City of Sumner Town Center Plan July 2005
Policy TC 6.2
Encourage land assembly allowing for feasible and attractive housing or mixed housing/commercial developments. Waive permit fees associated with lot consolidation such as lot line adjustments. Facilitate matching compatible owners that can work jointly to consolidate and sell/develop. (Add as a new policy under new Goal 4 of Housing Element)
Policy TC 6.3
Promote the redevelopment of key downtown locations such as the car dealerships and the Red Apple market through partnering with developers, Sound Transit, and other key parties. (New Policy 5.11 in Proposed Economic Development Element)
Policy TC 6.4
Examine higher density in West Sumner through the review of existing development patterns and desires of neighborhoods to consider allowing higher densities. (Proposed Housing Element Policy 4.2)
Policy TC 6.5
Work with property owners and developers to promote increased housing on strategic properties in the Town Center. (Proposed Housing Element Policy 4.3)
Policy TC 6.6
Subject to design review, encourage infill residential development in the Downtown, such as “mixed use buildings” (multifamily units above ground-floor commercial), and “mixed use developments” (combination mixed use buildings and separate residential buildings on the same parcel), in order to allow for an active community core. (Replace Policy 3.7 in the Community Character Element with this one)
Policy TC 6.7
All residential development in the Town Center, except for mixed use buildings, will be “ground-related” which includes single-family detached and semi-attached housing, cottages, , and zero-lot line dwellings and structures. (Add as policy in the Community Character Element)
Policy TC 6.8
Plan for a standard density of 30 dwelling units per acre in Central Business District and General Commercial zones and 40 dwelling units per acre in the Mixed Use Development zone within the Town Center (Add as policy in the Housing Element)
Policy TC 6.9
Update Design and Development Guidelines to ensure that the design standards for multi-family and mixed use development are specific enough to create high quality designs that area compatible with the historic architectural context, and scale of the downtown. (Add as policy in the Community Character Element)
Policy TC 6.10
Provide incentives for developing senior housing in the downtown such as permit fee waivers and reductions and parking requirement reductions. (Add as policy in the Housing Element)
Policy TC 6.11
Establish programs focused on promoting good management and reducing criminal activity in multi-family developments and areas. This could include crime free/resistant housing programs and “safe street” concepts in multi-family design and maintenance. (Add as policy in the Housing Element)
Policy TC 6.12
Development along Traffic Avenue should be limited to a maximum height of 45 feet provided there is underbuilding parking.
Vision, Goals, & Policies
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City of Sumner Town Center Plan July 2005
Policy TC 6.13
The height in the Central Business District should remain at 35 feet to protect and preserve the small town character and scale of Main Street and reduce conflicts with adjacent residential uses.
Goal TC-7
Provide services and infrastructure to support the Town Center district and Sumner community.
Policy TC 7.1
In conjunction with interested parties, examine needs for downtown parking and develop methods for providing attractive, safe, accessible, effective and well utilized parking within the downtown. A coordinated on and off-street parking program which serves retailers, other businesses, residents, and major employers downtown shall be implemented. (Existing/Proposed Economic Development Policy 5.2)
Objective 7.1.1 Implement short-term, medium-term, and long-term parking strategies in the Downtown Parking Study Recommendations. (Add as a new objective under Existing/Proposed Economic Development Policy 5.2) Objective 7.1.2 Redesign and install new parking lot signs that are strategically placed throughout the downtown area. Ensure designation of short and longterm parking, and enforcement of parking limitations. (Existing/Proposed Economic Development Objective 5.2.1) Objective 7.1.3 Improve the appearance of parking areas with landscaping and maintenance. (Existing/Proposed Economic Development Objective 5.2.2) Objective 7.1.4 Improve safety by creating additional lighting and pedestrian facilities in parking areas. (Existing/Proposed Economic Development Objective 5.2.3) Objective 7.1.5 Uses conducive to shared parking, or uses that provide onsite underbuilding parking should be encouraged. (Add as a new objective under Existing/Proposed Economic Development Policy 5.2) Policy TC 7.2
Promote the use of the Sounder commuter train by the entire Sumner community. Provide housing near the train station for households desiring the close transit availability, and provide services and businesses that cater to residents and train commuters. (Add as a new policy under Goal 1 of the Commuter Rail/Regional Transit SubElement)
Policy TC 7.3
Work closely with Sound Transit to establish stations north at Stewart Road/Lake Tapps Parkway and at Shaw Road/East Main to relieve ridership and parking demands at the Sumner commuter rail station. (Add as a new policy of the Commuter Rail/Regional Transit SubElement )
Policy TC 7.4
Promote and pursue the use of underutilized parking lots throughout the City as potential remote sites for commuter rail station parking.
Policy TC 7.5
Seek alternatives to the construction of a stand alone parking garage in the Town Center.
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Vision, Goals, and Policies
City of Sumner Town Center Plan July 2005
Policy TC 7.6
Request that Sound Transit provide additional bicycle lockers at the station to encourage bicycle commuting to the station. Require that any expansions to parking for the station include increased bicycle lockers.
Policy TC 7.7
Enhance circulation in Downtown by implementing the Sumner Transportation Plan. Circulation improvements should enhance auto and non-motorized travel and provide landscaping and gateway features: •
Improve Traffic Avenue/Fryar Avenue and Main Street Intersection, and remove access from West Main Street, providing an alternative access for West Sumner,
•
Refurbish and maintain the White/Stuck River Bridge,
•
Reconfigure Fryar Avenue to relieve or improve traffic circulation,
•
Improve Zehnder Street,
•
Improve the gateway Wood Avenue and Main Street intersection,
•
Further promote travel modes by commuter rail and bus and explore additional alternative modes;
•
Complete the nonmotorized trail system along the White/Stuck River. (Add as a new policy under Community Character Element Goal 7)
Policy TC 7.8
Explore the feasibility of a trolley system that would connect the Historic Downtown with eastern sections of Main Street. (Add as a new policy under Transportation Element Goal 5)
Policy TC 7.9
Encourage tree planting in the Town Center along sidewalks and in public open spaces. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 7.10
Expand Heritage Park to a full block. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 7.11
Acquire and improve small parcels of land for developing parks and open spaces in the Town Center. (Add as a new policy under Community Character Element, Goal 3)
Policy TC 7.12
Identify locations for regional surface water facilities in areas of anticipated redevelopment in Downtown. Promote the establishment of regional surface water management facilities to support infill development and preclude the need for individual on-site ponds and facilities, provide development incentives, encourage efficient use of land, and reduce overall facility maintenance costs. (Add as a new policy under Capital Facility Element, Goal 1 or as a new objective under Policy 1.7)
Goal TC-8
Expand the City’s role to be a proactive facilitator of the Town Center. (Add as a new Goal or policy under Existing/Proposed Economic Development Element)
Vision, Goals, & Policies
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City of Sumner Town Center Plan July 2005
Policy TC-8.1
Maintain and enhance a partnership with many stakeholders Downtown including Sumner Promotion or similar organization, property owners, residents, Sound Transit, and others. (Add as a policy or objective under Existing/Proposed Economic Development Element Goal 1 in association with this whole section)
Policy TC-8.2
Provide and facilitate committed ongoing City and private sector leadership. (Add as a policy or objective under Existing/Proposed Economic Development Element Goal 1 in association with this whole section)
Policy TC-8.3
Keep the momentum for Downtown revitalization through implementation of many economic development, infrastructure and housing initiatives identified in the “Jump Start Matrix� or successor document. Provide for strategies civic investment and an ongoing partnership with stakeholders to implement the various initiatives. (Add as a policy or objective under Existing/Proposed Economic Development Element Goal 1 in association with this whole section)
Policy TC-8.4
Develop and implement a strategic communication and marketing plan. (Add as a policy or objective under Existing/Proposed Economic Development Element Goal 1 in association with this whole section)
Policy TC-8.5
To achieve successful programs and projects, institute public and private performance standards that are flexible, dynamic, and enforceable, but which also provide incentives. (Add as a policy or objective under Existing/Proposed Economic Development Element Goal 1 in association with this whole section)
Policy TC-8.6
Periodically evaluate and review Town Center planning efforts. Adjust implementing methods to changing circumstances while using the Town Center vision as a continuing guidepost. (Add as a policy or objective under Existing/Proposed Economic Development Element Goal 1 in association with this whole section)
The goals and policies will be implemented by a range of plans, programs, and projects identified in Section 13 of this document.
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Vision, Goals, and Policies
City of Sumner Town Center Plan July 2005
3 Planning Area Conditions 3.1
Town Center Planning Boundaries The Town Center Planning Boundaries lie within the historic town limits established in Sumner’s 1891 incorporation. Containing the historic Downtown center, the Plan Area is largely developed with a denser development pattern east of the Burlington Northern Railroad, and a more suburban pattern along Traffic/Fryar Avenue (see Figures 1 and 2). The boundaries are based upon proximity to the Sounder train station, physical boundaries such as rivers, major regional and local roads, and neighborhood character, as well as prior study recommendations. The Plan Area is 210 gross acres in size.
3.2
Demographics The Plan Area total population equals 850 persons as of the year 2000 residing in approximately 357 dwellings as shown in Table 3-1. This represents 10 percent of Sumner’s total year 2000 population of 8,504, and is just less 10 percent of Sumner’s total year 2000 dwellings of 3,687. The Plan Area average household size of 2.1 is smaller than the citywide average of 2.4 according to US Census 2000 data. At the time of the Year 2000 Census, all units in the Plan Area were occupied, and the majority of units were owner-occupied (55 percent). This is slightly higher than the Citywide ownership rate of 52.5 percent in the year 2000. Single-family and multi-family breakdowns are unavailable at the Census block level; however, the Pierce County Assessor records indicate approximately 80 multifamily units, which is 22 percent of the units in the Plan Area. A majority of the Plan Area dwellings are single-family at 78 percent. The Citywide single-family dwelling percentage is about 57 percent according to US Census 2000 data.
Table 3 - 1
Town Center Planning Area Demographics
Total Average Occupied population: household housing Total size units: Total Totals/ Average
850
2.065
347
Occupied housing units: Owner occupied 191
Occupied Total Total housing population: population: units: Median Median Renter age; Male age; Female occupied 156
27.11
28.07
Source: US Census 2000
Planning Area Conditions
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City of Sumner Town Center Plan July 2005
The Plan Area population is fairly homogenous in terms of race and ethnicity with 95 percent of the Plan Area population identifying themselves as white in the Year 2000 Census. Four percent of the Plan Area population identified themselves as Hispanic or Latino. This is similar to the racial and ethnic make up of the community as a whole which is 90 percent white. Six percent of the citywide population identified themselves as Hispanic or Latino. Median age when averaged across Plan Area blocks is similar for males and females – 27.11 years and 28.07 years respectively. Some blocks have a higher median age, which likely indicates more senior citizens in residence, particularly in West Sumner and blocks south of Main Street.
3.3
Existing Land Uses The Town Center Planning Area contains a variety of land uses with concentrations of commercial uses along Main Street and Traffic/Fryar Avenue. Residential dwellings tend to be single family and surround the commercial uses east and west of Traffic Avenue and north and south of Main Street. The greatest acreage is devoted to single-family residential uses, although commercial and industrial acreage is substantial. Civic uses, which includes City, School District, Federal, Railroad, and Religious properties are scattered in the Plan Area. The amount of land devoted to multifamily uses is relatively small. Figure 3 presents an existing land use map. Table 3-2 summarizes existing land use categories and acres. This information relates to uses “on the ground.” The potential for other uses in the Plan Area is governed by the Comprehensive Plan and Zoning regulations (described in Section 6).
Table 3 - 2
Existing Land Uses and Acres
Existing Land Use Category
Net Acres
Percent
Civic (public, transportation, and religious properties)
21
14%
Commercial
36
23%
Industrial
20
13%
Multi-Family Residential
5
3%
Single Family Residential
48
32%
Vacant
21
14%
Total
152
99%
Source: City of Sumner GIS, December 2003 Note: Numbers and percents are rounded. Acres reported are net and include parcel/property area. If considering roads and river area, the total Town Center Plan Area equals 210 gross acres approximately.
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Planning Area Conditions
City of Sumner Town Center Plan July 2005
JUMP START
4 Housing Housing creates community character as well as provides for basic shelter. A range of dwellings allows households to meet their varied needs and incomes over lifetimes, such as students, starter families, established families, “empty nesters,” retired persons, etc. Sumner offers a variety of detached, attached, work-live, assisted, and other types of units at appropriate locations in the City. A unique opportunity exists in the Sumner Town Center to provide for greater attached and detached dwellings in proximity to transit and the City’s commercial and industrial employment centers. Greater housing in the Sumner Town Center would help provide more customers for Downtown businesses and result in a more active, lively center. Attracting more housing was the number one priority of the City Council in the Jump Start Matrix.
4.1
H1: Increase housing stock by 350 to 500 by the year 2015. H4: Work with property owner to put housing on the Fleischmann’s site. H5: Work with Sunset Chevrolet to secure their property and design redevelopment. H5: Work with Riverside Ford/Pasquier to consider housing/ redevelopment on their property. H3: Consider housing on Red Apple Block. H2: Examiner higher density in West Sumner – review existing development patterns and desires of the neighborhood to consider allowing higher densities. H6: Work with the private sector partners to renovate or replace the Twin Apts.
Housing Types and Densities Table 4-1 shows sample dwelling densities, layouts on a typical Sumner block, and photos illustrating several housing types, including small lot single family dwellings, cottage homes, townhouses/rowhouses, and mid-rise apartments. Each have different implications for how much land is required, building height, appearance from the street, open space, etc. The range of housing types for a given property is controlled in three general ways in Sumner: !
Zoning code use allowances and building heights.
!
Design Standards.
!
Market Preferences.
The Plan Area contains vacant, underdeveloped, and redevelopable parcels that could be developed with housing or mixed uses under current zoning or under future zoning if amended (e.g. Industrial properties). Figure 4 identifies potential development sites. These sites include:
Housing
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City of Sumner Town Center Plan July 2005
!
Properties identified in the Sumner, Washington Town Center Strategy Phase I report or the Town Center Housing Strategy Charette for potential housing or mixed uses: Library site, auto dealers, West Sumner, Red Apple, Beach House Tavern site, and properties around the Wood Avenue/Main Street intersection. Several of these sites would be “unique” opportunity areas - publicly owned, larger private properties available for sale, etc.
!
Other Opportunity Sites: Properties that are owned by institutions, vacant irrespective of zoning, large in size, contain a high percent of single-family rentals, and/or have a low improvement value. Examples include Fleischmann’s, St. Andrew’s original church site, public parking lots north of North Street, vacant or parking lots near the library, lots along Ryan Avenue between Main and Maple Streets, and others.
!
Longer Term Opportunity Sites: This applies to the block north of Main Street between Ryan and Wood Avenues where the character of the buildings becomes more autooriented and less cohesive. Due to the number of lots and businesses, this area would be difficult to assemble.
Some of the sites could require rezones or zoning code adjustments to achieve additional housing. On any housing opportunity site, a key concern is ensuring compatibility of new housing with the surrounding neighborhood character through thoughtful planning and design.
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Housing
City of Sumner Town Center Plan July 2005
Table 4 - 1
Housing
Housing Types on a Typical Downtown Block
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City of Sumner Town Center Plan July 2005
4-4
Housing
City of Sumner Town Center Plan July 2005
4.2
Housing Market Study Real Vision Research Inc. completed a citywide and market area housing analysis in January 2003. The purpose of the study was to identify future housing potential and market demand in Sumner. The study was based upon a variety of data sources including current-selling and proposed developments, resales, market area demographics and profiles, local and regional data, phone surveys of 14 local real estate agents, and phone surveys of 109 recent homebuyers in Pierce County and South King County. Much of the information, particularly related to dwellings and densities suitable in the Sumner housing market, is relevant for Town Center planning efforts. The results are summarized in Table 4-2.
Table 4 - 2
Residential Demand Findings - Summary
Source of Findings
Findings
Findings from Survey of Real Estate Agents:
! Resale homes are desirable due to the larger lot sizes than with newer homes. ! Sumner lacks housing stock that is mid-range in price and has primarily lower-priced homes in the valley and higher priced homes on the hillside. ! Single-level condominiums between $150,000 and $250,000 would sell in downtown Sumner. ! Sumner’s weaknesses perceived to be distance to employment centers; small town size; small homes and lot sizes; age of resale housing stock; traffic; industrialization; lack of trees, amenities, and character; potential for flooding and volcanic hazards; and other items. ! Sumner’s strengths perceived to be small town, homey feeling; friendly people; quiet; safety; attractive downtown country shops; access to the transit at the train station; school system; housing value (more house for the money); and old houses. ! Newer apartments in the City have a low vacancy rate of 2 percent and smaller units remain full. ! The master planned development of Cascadia will increase demand for housing in Sumner due to seniors relocating to be near their children that live in Cascadia and people moving into apartments while their homes are being built. ! With new retail and service jobs in the area there is an unmet demand for apartments in Sumner. ! The City has a significant population of middleincome singles and couples, younger and seniors, at 1,565 households. ! One-fourth of City households are married couples without children. ! A household that makes the Sumner median household income can afford a home priced at about $198,000. These households are being priced out of the home market at prices are increasing to $200,000 and beyond.
Findings from Interviews of Recent Pierce County Homebuyers:
Real Vision’s “Upside Issues”:
Real Vision’s “Downside Issues”:
Housing
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City of Sumner Town Center Plan July 2005
Source of Findings
Findings ! About 62 percent of the total housing units in Sumner are rentals. Those renting tend to be living in single-family homes rather than apartments as there is a shortage of apartments in the Sumner area.
Source: Real Vision Research Inc., January 2003 Using the findings from interviews, data, and analysis, Real Vision then prepared recommendations regarding the type of density and housing product demand in Sumner for the years 2003 to 2007 as shown in Table 4-3:
Table 4 - 3
Projected Housing Type and Demand in Sumner 2003-2007
Product Type
Density Range in Units per Acre
Total Number of Units Projected
Cluster Cottages
8-9
75
Single Family (single level/master down) on Lots 3,500 s.f.
6-7
105
Single Family (single level/master down) on lots 5,000 s.f.
5-6
150
Single Family (two stories) on 8,000 s.f. lots
4-5
50
Condominiums (6-8 units per building)
18-22
75
Townhomes, Ownership (2 and 3 stories near transit)
16-23
135
Mid-Rise Age Restricted Apartments
24-35
60
Apartments – townhomes or walkups
18-23
150
Total
800
Source: Real Vision Research Inc., January 2003 Real Vision Research has estimated a demand for 800 new housing units in the City of Sumner in the period from 2003 to 2007. It is projected that over half of these new units would be in multifamily developments and nearly another quarter in relatively high-density single-family units. As a result, it appears that the Town Center strategy of 350-500 new housing units in Downtown is realistic and achievable.
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Housing
City of Sumner Town Center Plan July 2005
4.3
Summary of Housing Strategy
4.3.1.1 Opportunity Sites – Priorities The City’s primary role regarding land use is to provide appropriate land classifications, development and design regulations, and infrastructure. The City may choose to take a more active role in housing development, such as land assembly, development incentives, and others as described previously. Given the City has limited resources that must be used effectively, it is important to prioritize the potential housing opportunity sites and work closely with property owners to encourage well designed and integrated higher density housing. Housing opportunity recommendations include: !
Promoting larger “Phase I” opportunity sites including the Red Apple property, Sunset Chevrolet, Riverside Ford, the West Sumner Neighborhood particularly west of Spinning, and the Sumner Library sites. Generally these are larger sites in single ownerships that could be catalyst sites for housing or mixed-use developments spurring other housing developments in the Town Center.
!
Including gateway and strategic housing priority sites at the intersection of Main Street and Wood Avenue and the Beach House Tavern site. Intersection improvements are planned at Main Street/Wood Avenue as a gateway. The Beach House Tavern is requiring a code enforcement action as it has been vacant for a lengthy period and no repairs to the damaged structure have commenced. Working with the tavern property owner on a positive course of action would shift energy from negative to positive.
!
Encouraging mixed uses in the vicinity of McClendon’s Hardware Store.
!
Encouraging active City review of the Fleischmann’s site to determine ability to attract mixed uses considering price, demolition and/or clean up costs, or other factors. While it would require some City interest, it is not an “early action housing site” like other Phase I opportunity sites due to the need to answer several questions.
If the larger Phase I priority sites were promoted for higher density residential or mixed-use development, it was determined that about 342 units could be achieved as identified on Table 4-4 below.
Table 4 - 4 Location West Sumner, west of Spinning Avenue
Housing
Phase I Priority Sites – Potential Development Concepts Size
Density/Unit Type
5.33 acres (subtracting the critical areas the site is 4.37 acres approx.)
Ground related cottage housing and townhomes 8-12 units/acre
Potential Units 40
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City of Sumner Town Center Plan July 2005
Location
Size
Density/Unit Type
Potential Units
Riverside Ford and land behind Animal Grub
3.31 acres
Mixed use commercial/ housing Retail along Traffic Avenue and wrapping around State Street corner; Incorporate Animal Grub as part of retail; Townhome development behind, 25 units/acre.
60
Sunset Chevrolet, both sides of Traffic Avenue and the Sound Transit parking area
3.92 acres
Mixed use commercial and civic (potential gateway library site?) and housing; commercial fronting Traffic Avenue; under building parking with townhomes on top; east side of Traffic Avenue, senior housing over park and ride. 25 du/acre west of Traffic Ave. and 40 du/acre east of Traffic Ave.
110 (50 on the west side, 60 on east side)
Red Apple
1.35 to 1.91 acres
Mixed-use commercial/ housing. Apartments over commercial, including a grocery, townhomes, cottage housing. 38 to 54 units per acre.
72 (range of units 67-77)
Library property
3.1 acres
Higher density housing, oriented to River with public view and trail connections. Could consolidate with lots to north and south. 20 units per acre.
60
Total
342
Because the Phase I “catalyst” sites addressed above would nearly meet the lower end of the suggested housing target of 350 to 500 units, and given that there are other “opportunity” sites, the target housing range appears achievable.
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Housing
City of Sumner Town Center Plan July 2005
4.3.1.2 Regulatory Approaches to Encourage Housing A part of the City’s overall strategy to attract housing includes regulatory amendments in addition to active land planning, parcel assembly, infrastructure, and other measures. The following types of regulatory approaches/changes are recommended: !
Encourage land assembly, such as in West Sumner with zoning designed to encourage infill development. Units should be ground-related (detached cottages, townhomes, accessory dwelling units, and similar) to fit with the residential character of the area.
!
Allow for “stand-alone” multifamily housing in the Central Business District (CBD) zone, when away from Main Street. Vertical mixed-use development would be still encouraged on Main Street. Off of Main Street, “mixed use” neighborhoods, not necessarily on each site, should be a goal.
!
Encourage accessory dwelling units in the Low Density Residential (LDR) zone. Determine the factors that are limiting the development of accessory dwelling units, such as lot size requirements for the detached unit option, education, and promotion (such as at the time an application for a detached garage is brought in).
!
Consider rezoning the Fleishmann’s site from Heavy Industrial to promote a master planned commercial/housing development. As a holding pattern, require a master plan with a variety of desirable uses.
!
Consider having the City conduct advanced master planning and environmental review on priority sites to enhance the permitting of housing or mixed-use developments.
!
Allow density bonuses or reduced regulatory requirements in the Town Center in return for offsite investments in selected improvements. For example allow for lower parking standards if the units are in close proximity to transit, or allow for shared parking options, such as with Sound Transit for uses that have different “peaks” in parking.
!
Reduce, simplify and allow greater flexibility in Town Center development codes by retaining and enhancing design standards, while approaching density by “floor area ratio.” This controls appearance and size more effectively than density.
!
Review driveway standards. These appear to be too rigid/inflexible.
!
Have City staff assign a “key account manager” for development applications to provide for streamlined and coordinated review. Maintain the highly efficient and positive permit review environment even as Sumner grows to a larger town: have handouts that simply explain key codes, remain accessible, and keep good turn around time on permit reviews.
These recommendations have been folded into the Land Use and Implementation Strategies sections of this Town Center Plan.
Housing
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City of Sumner Town Center Plan July 2005
5 Economic Development 5.1
Town Center Businesses Sumner’s Town Center contains a variety of businesses – larger single use commercial, office, and industrial enterprises along Traffic Avenue/Fryar Avenue and smaller storefronts on Main Street. The majority of businesses are retail and service oriented based on a review of maps and directories along with area visits in Summer 2004. Most of these businesses provide specialty retail consisting of gift shops or antique shops. There are also several small eating and drinking establishments. Auto related businesses make up a sizable group as well. While some establishments cater to everyday customer needs, such as banks, laundry/dry cleaning, hardware/garden, auto service, and eating and drinking places, the majority of businesses, particularly along Main Street cater to more select customer groups, e.g. collectors. Charts on the following page show the current type of businesses and relative number in the Town Center. Appendix E provides a more detailed list of categories and example businesses.
JUMP START In addition to Land Use, Housing, Transportation and other actions, the following address economic development: E5: Consider development of Red Apple Site. E4: Support Main Street Association – provide some level of funding or staff support for the Main Street Association. E3: Recruit bookstore and other evening businesses. E2: Consider changing the name of Traffic Avenue – to improve the image of the street and make it consistent with Fryar. I5: Construct downtown amenities. E10: Scout out small grocery operators E15: Change the sign on the Freeway to add Sumner (currently says Traffic Avenue). E1: Develop Tourism and Market Strategy. E14: Expand basket program. E8: Do advertising. E13: Expand holiday lighting. E12: Consider SEPA/GMA Planned Action.
Land Use
5-1
City of Sumner Town Center Plan July 2005 Construction 1% Vacancies Manufacturing 7% 7% Transportation, Communications, Electric, Gas & Sanitary Services 5%
Public Administration 1%
Services 31%
Retail Trade 41%
Finance, Insurance & Real Estate 7%
Chart 1.A Town Center Businesses by Major Standard Industrial Classification
Building Materials, Hardware, Garden Supply 6% Food Stores 6% Automotive Dealers & Gasoline Service Stations 11% Miscellaneous Retail 45%
Apparel & Accessory Stores 4% Home Furniture, Furnishings, & Equipment Stores 10% Eating & Drinking Places 17%
Chart 1.B Town Center Retail by Standard Industrial Classification
5-2
Land Use
City of Sumner Town Center Plan July 2005
Drug Stores Liquor Stores 5% 5%
Not Elsewhere Classified 10% Florists 5%
Used Merchandise Stores 28%
Gift, Novelty, and Souvenir Shops 23%
Hobby/Toy Shops 9%
Sporting Goods Stores & Bicycle Shops 5% Jewelry Stores 5%
Book Stores 5%
Chart 1.C Town Center Miscellaneous Retail Breakdown Source: City of Sumner GIS; Jones & Stokes
5.2 Business & Economic Development Studies Two studies have been prepared recently which review local business operations, business owner plans, and business concerns, one of which addresses Citywide businesses, including those in the Town Center, and one of which is focused on Main Street as a whole. Each study is summarized in this section.
5.2.1 Citywide Economic Development Element Study – 2004 As part of its 2004 Comprehensive Plan Update, the City has reviewed its Economic Development policies in the Review Draft “City of Sumner: Economic Development Planning in Action.” The review has involved three data collection steps:
Land Use
!
Create, distribute and tabulate a survey for the business community;
!
Prepare a presentation and engage business and community stakeholders in an economic development workshop; and
!
Conduct personal interviews to gather pertinent information from key business owners and managers.
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City of Sumner Town Center Plan July 2005
5.2.1.1 Survey The survey, analysis, and report were prepared by an intern to the City under the direction of the Sumner Community Development & Parks Department. The purpose of business community survey was to take an inventory of the types and sizes of businesses, and to get a general sense from business owners about the business climate in Sumner. The following list of business types responded to the survey: Agricultural, Commercial/Industrial developer, Construction, Legal, Locally owned, Manufacturing, Medical/Dental, Not for Profit, Personal Services, Retail, Warehouse/Distributor and Wholesaler. Participants represented employers that as a group employ over 1,000 persons. Businesses were asked to report their total employment at the start of each year. In 2002 the number of employees was 1,213 and in 2003 there was a slight decline to 1198. However, in 2004 there was an increase to 1,271 employees. Full time employees represented 1,145 jobs while only 131 jobs were part time. The number of employees represented by participants is 20 percent of the City’s 2002 estimated job base of 6,147 jobs. Of the 204 surveys mailed in March 2004 39 responses were received as of April 2004. This represents a total response rate of 19.1 percent. The survey results indicated: !
Many businesses are locally owned;
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Nearly half of the respondents plan on expanding their businesses;
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Employment is growing in Sumner;
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Most business feel the economic climate is very good;
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Business have concerns with traffic, market economy and recruiting skilled employees, and utility costs;
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In the next 5 years businesses project additional phone and internet capacity needs;
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Parking is an issue in downtown Sumner;
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Overall, the City receives high marks in helping businesses;
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The City should help relieve the traffic problem;
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The City should explore automating, expediting the permit process;
!
It would be helpful if more diverse restaurants that were open in the evenings were recruited to Sumner; and
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More “third places� such as coffee shops and wine bars would help local businesses.
The need to address business diversity and parking Downtown, among other general issues, are relevant to the Town Center Plan.
5.2.1.2 Workshop In April 2004 the City invited the 39 respondents to the Economic Development Survey to an Economic Development Workshop. The workshop was held in Sumner Council Chambers on May 4, 2004. The primary reason for this workshop was to give interested business persons an opportunity to express their concerns about the local economy in Sumner and understand how different businesses have similar/dissimilar concerns. The workshop discussion revolved around the following questions:
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!
What does the City do well?
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What could the City do better?
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What are challenges that the whole city faces?
In response to these questions, participants as a whole stated the following key points: !
Incentives are needed for existing businesses;
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The City should take a more proactive approach to economic development;
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Public restroom facilities should be provided in Downtown Sumner;
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The City should recruit new and complimentary businesses, but not forget the established businesses;
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Business fees should be kept reasonable;
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The City should advertise or market Sumner in partnership with local organizations and businesses;
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The City should recognize and develop strategies to deal with traffic and congestion; and
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The City should be aware of demographic changes in the community.
5.2.1.3 Individual Interviews The last activity conducted to provide information for the Economic Development policy update included individual interviews, which were conducted during March-May 2004. Five of the business representatives interviewed have establishments in the Town Center Plan area. Interviewees included: !
The Woodworkers Store
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Sumner Promotions & Exodus Housing
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Sumner Tractor and Sumner Promotions
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Golden State Foods, Regional Manager
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The Truss Company
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VanLierop Garden Market
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Mark’s Pharmacy
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Dairy Freeze
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Golden Rule Bears
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Washington State Liquor Store
!
The Old Cannery
Interview participants revealed some common concerns related to the locations where they did business. For example the two industrial business representatives indicated roads and the new interchange were important to them, as well as recruiting skilled and unskilled labor. The businesses that were close to Main Street reported that parking and specifically signage directing patrons to them as being inadequate. Permit issuance and City support of new business attraction and retention were also mentioned.
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The Main Street businesses tended to think along similar lines of thought. Nearly all felt some public restrooms in Downtown would be advantageous along with proper signage for public parking. Lastly, several of the Main Street owners thought that a common theme should be encouraged with a working strategic plan that has the Downtown area working together to increase economic activity.
5.2.1.4 Use of Information The results of the information collection activities – the survey, workshop/forum, and interviews – have helped provide a context for the City’s Comprehensive Plan Update and potential policy amendments. A recommendation in the August 2004 report “City of Sumner: Economic Development Planning in Action” is to modify the Economic Development Sub-Element under the Land Use Element to become its own element, allowing greater focus to be placed on growing the businesses while maintaining the City’s vision for Sumner. Policy amendments are also proposed to highlight business and residential growth, parking improvements, transportation improvements, and public amenity installation (e.g. restrooms) actions that are needed.
5.2.2 Main Street Business Surveys: Downtown and East Sumner – 2000 City plans identify the need to assist Downtown businesses in putting together a Downtown Business Plan that could be used as a resource to recruit businesses to the City, better adjust and adapt to customer needs, and to be a vision and guide for future changes to the Downtown. The goal of the Main Street Business Surveys was also to try and tie both the East Main Street businesses and the Downtown businesses together and look at them as one. The City of Sumner in partnership with the Main Street businesses conducted a business and customer survey in August 2000 to obtain a baseline understanding of the types of customers and businesses that are along Main Street. Many of the participants represented Town Center business owners or customers.
5.2.2.1 Customer Surveys The customer surveys were completed using three different methods: distribution by businesses, handouts at the Sumner Arts Festival and one-on-one interviews. First, there were 300 surveys distributed to individual businesses and the businesses were asked to hand them out to customers. Seventy-one of the surveys were returned. Second, the surveys were completed by customers attending the Sumner Arts Festival. This totaled 82 respondents. Finally, surveys were taken by individual interviews with customers on the streets of Sumner. Shoppers were approached during regular business hours to complete the survey. This yielded another 22 surveys. Total customer surveys equaled 175. Customer Profile Based on the Year 2000 study, a customer is most likely to be a women 36-60 years-old who lives in the Sumner/Bonney Lake area with an annual income of $40,000-$60,000. The vast majority (92%) of the customers have shopped Sumner before. Shoppers interviewed are likely to shop in Sumner three or more times per week. There is also a high percentage (16.6%) who shop less than once a month. This seems to indicate a split between very frequent shoppers and those who are much less frequent. Results of the survey indicated:
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!
Twenty-eight percent of the shoppers do business between 9 a.m. and noon weekdays. On the weekends 2 p.m. to 4 p.m. is the most popular time.
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“Unique Items” was the most common response to the question, “Why do you shop in Sumner?” With “atmosphere” a close second.
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The most common reason given for what people are looking for in Sumner are “gift shop/crafts”. A close second was “restaurant/café.”
!
The majority of those interviewed do not have a favorite shop in Sumner.
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The customers where asked what two words most accurately describe their image of Sumner. The most common were “quaint” and “small” with “friendly” a close third.
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When asked what businesses they would like to see in Sumner a 50s diner/ice cream/candy store; restaurants/café; and clothing/apparel/shoes store ranked by far the highest.
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Of things needing improvement: Parking was first on the list with more restaurants and more nightlife following closely behind. Longer shop hours gained 10.3 percent of the response.
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Fifty-six percent of the respondents had been to one of the City’s festivals such as the Concerts in the Park, Daffodil Parade, Slice of Sumner, and Sumner Arts Festival. With 50.9 percent saying that they would attend more such events if offered. A farmer’s market, with 36.2 percent of the response, was the highest.
There was also a section for general comments which resulted in comments on everything from providing additional parking and public restrooms to more streetlights and theater. A number of comments expressed a desire to keep Sumner’s small town character. Business Survey The business surveys were distributed and for the most part picked up by City staff. This method yielded not only first hand comments about the survey and additional thoughts and ideas, but also insured a higher return than simply relying on a mailed-out-mailed-in survey. The yield was 73 surveys. There were two separate sections to the surveys – one non-confidential and the other confidential. The non-confidential portion asked general questions such as the type of business, hours of operation, etc. The confidential section asked more potentially sensitive questions such as daily average sales and rental rates. All participation was voluntary. Results indicated the following:
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The hours of operation varied but mainly included the core shopping and business hours from 9 a.m. to 5 p.m. Of the businesses responding 23 percent were closed on Saturday and 61 percent were closed on Sunday. Approximately 59 percent were open after 5 p.m. and 36 percent open before 9 a.m. Some of the businesses that closed on weekends were professional offices such as dentists, attorneys, and doctors.
!
For businesses in the Central Business District parking was one of the main concerns along with advertising exposure and the need for public restrooms. A lot of businesses also mentioned the internet as a concern and having good dependable help. Taxes, cost of overhead, and maintenance of facilities were also mentioned as concerns.
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!
How can the city help? The most common response was to develop a parking plan and enforce current parking regulations. Providing public restrooms and additional promotion through signage was also mentioned often. There was also a general feeling that the City needs to provide basic services, but otherwise keep taxes low.
!
When asked if the business owners would be interested in extending the hours if the community expressed an interest 30.1 percent said “Yes”; 46.6 percent said “No” and 5.5 percent were left with a “Maybe”.
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The total number of employees of businesses responding was 389. That is 166 part-time and 221 full-time.
!
Similar to the customer survey results, the businesses also selected restaurant/café/bakery; clothing/apparel/shoes in the top spots. An office supplies/stationary store and a 50’s diner/ice cream parlor ranked third and fourth on the list.
!
Words used to describe Sumner’s image were identical to the customer survey: “quaint”, “small town”, and “friendly”.
!
When asked if they would like to see more of a connection between Downtown and Main Street and Main Street east of Valley Avenue 56 percent said “No” and 44 percent said “Yes”. Some of the comments suggested better pedestrian signage, lighting, hanging baskets and inclusion in City activities. There were others who felt that there wasn’t a problem. Others suggested separate shopping districts but emphasized working together to promote Sumner.
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The businesses indicated that a majority of their customers are from out of town.
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The most popular form of interaction between similar businesses was to refer customers (71.2% of the total response). Approximately 12 percent do not interact with similar businesses while others participated in small organizations and joint marketing. When asked if they would like to form closer connections with other businesses 58.9 percent said yes.
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The addition of the Sound Transit commuter rail station didn’t appear to create a lot of change in the way that the majority of businesses surveyed were going to function. “No” was the response from 67.1 percent when asked if they would do anything differently because of the station. This may have to do with the fact that a majority of the businesses surveyed were either too far from the station or didn’t offer products that would attract commuters. Of those that were responding to the new station increased advertising was a primary goal.
!
When asked if events such as the Sumner Arts Festival, Daffodil Parade, Slice of Sumner and the Concerts in the Park benefited their business 53 percent said yes. Some pointed out that the events didn’t benefit their business but they like them anyway. Others felt that it cost too much in business to be shut down and traffic was an issue.
!
Thirty-four businesses responded in varying degrees to the more confidential questions asking about rent rates, gross daily earnings, and square footage of buildings. The response rate was not sufficient to obtain an accurate picture of the market.
Support of existing and attraction of complementary businesses, as well as increased Downtown access, parking, and amenities are part of this Town Center Plan goals, policies, and implementation strategies.
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6 Land Use Plans Land use plans guide private and public development to achieve the City’s housing, economic development, and community character goals. This section describes current and proposed Comprehensive Plan and Zoning classes in the Town Center.
JUMP START See Housing and Economic Development, and: E11: Review design and development regulations for impediments to vision. I15: Relocate library to downtown. I9: Resolve Beach House Tavern restoration.
6.1 Current Comprehensive Land Use Plan and Zoning Map The City of Sumner maintains a zoning map consistent with Comprehensive Plan land use designations. The applicable zones in the Plan Area (see Figure 5), primary and secondary uses, and their extent are summarized on Table 6-1. The majority of the Plan Area is zoned as Low Density Residential, which equals approximately seven units per acre. Light Industrial is the second largest zoning district, followed by General Commercial, and Heavy Industrial zones.
Table 6 - 1
Zoning Districts and Acres
Zone
Net Acres
Percentage
Central Business District
19
12%
Commercial
Residential on upper floors or attached side/rear
General Commercial
25
16%
Convenience commercial serving broader market, auto oriented
Residential on upper floors or attached side/rear
Heavy Industrial
16
10%
Office Processing of natural and manmade materials for use in general manufacturing
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Primary Uses
Secondary Uses
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Zone
Net Acres
Percentage
Light Industrial
32
20%
Light manufacturing (e.g. Parts assembly, warehousing, etc.)
Limited service commercial uses
Low Density Residential, 12,000 s.f. lot size minimum (applies to School District Administration property)
3
2%
Single family residential
Accessory dwellings, small scale multiplexes, public and institutional uses
Low Density Residential, 6,000 s.f. lot size minimum
58
37%
Single family residential
Accessory dwellings, small scale multiplexes, public and institutional uses
Medium Density Residential
5
3%
Multifamily residential at moderate densities; Single family is permitted
Public and institutional uses
156
100%
Total
Primary Uses
Secondary Uses
Source: Sumner Municipal Code, Title 18 Note: Numbers and percents are rounded. Acres reported are net and include parcel/property area. If considering roads and river area, the total Town Center Plan Area equals 210 gross acres approximately. Most of the Town Center Planning Area is zoned for single family, light industrial, and commercial uses. If zoning remains the same, the locations where housing may be added would largely be south of Main Street/West Main Street. Applying zoned densities to the inventory of vacant, underdeveloped, and redevelopable lands (see Appendix D), and unique properties under or imminently under City ownership, the number of potential new dwellings in the Plan Area has been calculated as 89 to 173, depending on the level of development on the Red Apple and Sunset Chevrolet site potentially available and contemplated for mixed uses with retail and residential. A potential for 89 to 173 dwelling units is less than the projected demand of 600 cottage/small lot and attached multifamily units by Real Vision Research and less than the desired number of units recommended in the Town Center Housing Strategy of 350-500 units. Alternative zoning and regulatory strategies would need to be applied, along with other infill stimulation measures, to achieve key housing goals and strategies.
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6.2 Proposed Comprehensive Plan and Zoning Amendments To help attract housing, to both Phase I and other opportunity sites, Comprehensive Land Use Plan and Zoning amendments are recommended. These include a combination of modifying current zone boundaries and development standards and the creation of a new residential zone, as shown in Table 6-2 and Figure 6.
Table 6 - 2 Zone
Zoning Alternative Description Location/Extent
Central Business District (CBD)
! Extend to whole block bounded by Maple Street, Kincaid Avenue, Park Street, and Cherry Avenue. This would rezone eight lots from LDR to CBD consistent with the northern half of the block. The area considered for rezone includes seven single-family homes and a duplex. Even with the proposed zoning change, the regulations would continue the allowance for existing legal single-family dwellings to remain.
General Commercial
! Extend General Commercial on the east side of Fryar Avenue from lots just north of Main Street to Zehnder Street, in place of Light Industrial. Much of this area is used for commercial, office, and institutional uses.
Mixed Use Development
! Apply Mixed Use Development in place of General Commercial west of Fryar Avenue and south of the Puget Sound Energy right-ofway and south to Bridge Street. Apply Mixed Use Development zone west of Traffic Avenue in place of the General Commercial zone south of Bridge Street to Harrison Street.
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Development Standards For the whole CBD zone: ! Control density by floor area ratio (FAR). Allow greater FAR for mixed-use development that has housing on the upper floors, such as on Main Street and Alder Avenue. Examples of this approach can be found in Bainbridge Island regulations. In Comprehensive Plan, plan for about 30 units per gross acre. ! Continue the allowance for existing legal single-family dwellings to remain. ! Control density by FAR for General Commercial zones on Traffic and Fryar Avenues. In Comprehensive Plan, plan for about 30 units per gross acre. ! Apply East Main Street or CBD Design Standards, and provide for horizontal mixeduse development. ! Continue the allowance for existing legal single-family dwellings to remain. ! Control density by FAR for Mixed Use Development zone on Traffic and Fryar Avenues. In Comprehensive Plan, plan for about 40 units per gross acre. ! Allow height of 45 feet for developments that provide under building parking. ! Apply East Main Street or CBD Design Standards, and provide for horizontal mixed-
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Zone
M-1, west of Fryar Avenue, and M-2 in Fleischmann’s site and vicinity.
Location/Extent
! Apply an overlay of the Planned Mixed Use Development on M-1 and M-2 zones in the Town Center north of Zehnder Street.
Development Standards use development. ! Continue the allowance for existing legal single-family dwellings to remain. ! Single-use residential structures shall be ground related housing. ! The PMUD will require a master plan to promote mixed non-residential and residential developments. ! Amend the PMUD use allowances to indicate that M-1 and M-2 uses are allowed, except for uses that may be incompatible with residential or commercial uses. 3 ! Apply Design Standards as appropriate.
3
Uses that may be restricted or limited in scope if proposed planned mixed use development projects are proposed in the combined PMUD/M-1 or PMUD/M-2 zones could include: Enclosed salvage and wrecking operations Manufacturing, processing or assembly of heavy equipment or vehicles Manufacturing, processing or assembly of metals Manufacturing, refining or storage of noxious, volatile, toxic or explosive products Outside storage yards as a principal use Paper and allied products manufacturing Recycling center Rock, stone, brick, concrete or asphalt, batching or assembly Sales and rental of heavy machinery and equipment Salvage and wrecking yards Service stations Soil mixing Smelting, blast furnace or forging plants Truck terminals Utility yard Vehicle repair, major Hazardous waste off-site treatment and storage facilities Hazardous waste on-site treatment and storage facilities
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Zone
Location/Extent
Medium Density Residential
! Apply Medium Density Residential in place of LDR zone west of Cherry Avenue near the Train Station and in West Sumner west of General Commercial to Hunt Avenue.
Low Density Residential (LDR)
! Blocks east of Cherry Avenue and south of Main Street, not otherwise zoned CBD.
Development Standards ! Require ground-related housing (housing with individual entrances at the ground floor) that is small scale and compatible with a single-family character. These unit types may include: single family detached; cottage housing and zero-lot line dwellings. ! Require and “area per dwelling unit” rather than “lot size” to allow for ownership options for cottage housing. ! In the Comprehensive Plan, plan for 12 to 15 units per gross acre. ! ! Review allowances for accessory dwelling units, particularly the 8,500 square foot lot size required to have a detached accessory dwelling unit, and 6-month annual owner residency requirement.
A key component of the Zoning Alternative is the new Mixed use Development Zone which is intended to be a combination of the LDR and MDR zone and Medium Density Residential with greater focus upon ground-related housing and zero lot line development . Table 6-3 provides additional guidance for this potential zone.
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Table 6 - 3 Zoning Provision Zone Intent
Medium Density Residential Example
The Medium Density Residential contains medium density ground related and zero-lot line residential development that will provide a mix of residential styles including detached dwellings or semi-attached dwellings on small lots, detached cottage homes, tandem houses, and attached townhouses. Development promoted in the zone is intended to allow a range of housing choices and to create high-quality infill development that increases density while maintaining the single-family character of the existing neighborhood. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged such as individual ground level entries, units oriented to the street, yards for private use, common open spaces and landscaped areas that enhance a neighborhood and foster a sense of community. Civic uses may be combined with residential development when they support the purpose of the designation.
Allowable Housing Types: Single Family Detached (pictured), and Single Family Semi-Attached (e.g. joined at secondary spaces like garages and zero-lot line dwellings)
Photo: courtesy of Mark Hinshaw
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Zoning Provision
Example
Allowable Housing Types: Cottage Housing (pictured around a green) and Tandem Housing (two detached homes on one lot)
Photo: courtesy of Mark Hinshaw Allowable Housing Types: Townhomes, up to 4 per cluster per block in a zero-lot line configuration
Photo: courtesy of Mark Hinshaw Development Standards Size
Development Standards – Land Area Per Unit
Land Use
Apply floor area ratio requirements, and height requirements. Example standards could include ! FAR .3 to .6 single family, height 30 feet ! FAR .25 to .5 cottage and tandem housing, height 18-25 feet ! FAR .75 to 1.0 townhomes, height 30 feet o Restrict number of attached townhomes to 4 per cluster, and no more than a certain number of clusters per development. o Require units to front on a courtyard, and/or street, with a certain number to face a public or private street. ! Single-family detached may have a minimum lot size. ! Cottage, developments should be allowed with a minimum lot area per dwelling (i.e. they do not have to be on individual lots). ! For example, single-family lot areas could be a minimum of 4,000 square feet, cottage land area per unit could be 1,600 square feet, and zero lot line dwelling lot size per unit could be 3,000 square feet.
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Zoning Provision Example codes
Example ! Many cities have examples of zones that promote cottage housing, tandem housing, townhomes, and other ground related unit types. These include the Cities of Bainbridge Island, Poulsbo, Redmond, Renton, Seattle, Shoreline, and Vancouver BC (RT zones).
6.3 Capacity of Proposed Zoning for Added Dwellings Applying proposed zones and densities to the inventory of vacant, underdeveloped, redevelopable, and “unique� lands shown in Figure 4 and Appendix D, the number of potential new dwellings in the Plan Area has been calculated as 334 to 503, depending on the level of City involvement in promoting housing on the Phase I catalyst sites. The lower number assumes that the City promotes housing through policies and regulations and most sites become available. The upper number assumes, in addition to modifying policies and regulations for the Town Center generally, and assuming most sites become available, there is active City participation in planning and facilitating development on the larger Phase I opportunity sites to the levels described in the charette. Considering the M-1 and M-2 lands proposed for the PMUD overlay, if 25 percent of those properties were developed with residential units, that would mean a range of 404 to 574 units (addition of about 70 units). A potential for 334 to 574 dwelling units approaches the projected demand of 600 cottage/small lot and attached multifamily units by Real Vision Research and has the capacity to provide the desired number of units recommended in the Town Center Housing Strategy of 350-500 units.
6.3.1 Character of Future Land Use with Revised Zoning Regulations The combination of the amended zoning classes and regulations with the City’s adopted design standards are anticipated to increase commercial and housing opportunities in ways that fit with the Town Center neighborhood contexts, with greater scale near commercial areas and reduced scale when near lower density residential uses. Examples of how development could look on some sample opportunity sites are shown on Figures 7 through 9. The reader should note that these are possible outcomes of the zoning allowances if the property owner sought redevelopment. They do not represent permit application requests.
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Figure 7.A – Example Mixed Commercial and Residential Possibilities on Red Apple Block along Maple Street and Alder Avenue
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Figure 7.B Example Residential Development on Red Apple Block along Academy Street and Kincaid Avenue
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Figure 8 Example Potential Commercial and Residential Development on Sunset Chevrolet Site If Property Owner Chose to Redevelop
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Figure 9. Example Ground Related Housing if Proposed and Integrated into West Sumner by Property Owner
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7 Cultural Resources In 1875 the first post office was established in Sumner and the town was platted by George Ryan in 1883. Sumner incorporated in 1891 and began as a farming community centered around the town site. Additional development evolved as the community grew to service the surrounding agricultural area. The Ryan House, located on the southwest corner of Main Street and Sumner Avenue, is the only designated historic landmark in the Plan Area. It JUMP START was placed on the National Register of Historic E6: Repair Murals. Places in 1977. George Ryan and his wife were important leaders in the growth of the town. Mrs. E7: Update Historic Sumner Ryan was the first post-mistress, and the post Walking Tour. office was located at the Ryan home. Mr. Ryan I12: Make improvements to the was the City’s first mayor. He also opened the Ryan House. community’s first general store, constructed the I16: Work on historic bridge first two-story brick building on Main Street, (painting, marking, lighting). helped extend Main Street, and built the City’s first railroad depot. The Ryan House was donated to the City for use as a library. When a modern library was built on Fryar Avenue, the facility became a museum operated by the Sumner Historical Society. In 1982/1983, Pierce County conducted a cultural resources survey of approximately 61 buildings citywide. The blocks within the Plan Area studied include: !
Main Street and West Main Street
!
Wood Avenue
!
Cherry Avenue
!
Ryan Avenue
!
Thompson Street
!
Washington Street
!
Elizabeth Street
!
State Street
Figure 10 identifies the buildings that were surveyed by Pierce County. No buildings surveyed in the Plan Area were nominated for the National or State historic registries in response to the County survey. However, the structures provide an historic character in the Town Center, especially in the commercial blocks on Main Street between Railroad Street and Wood Avenue. While many of these commercial buildings on Main Street have been
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altered, collectively they convey a historic context for the community. The commercial buildings surveyed in 1982/1983 on Main Street include: !
909 Main Street
!
1101 Main Street
!
1003 Main Street
!
1109 Main Street
!
1004 Main Street
!
1202 Main Street
!
1005 Main Street
!
1207 Main Street
!
1006 Main Street
!
!
1016 Main Street
Northwest Corner of Main Street and Ryan Avenue
! 1022 Main Street Other commercial and residential buildings that were surveyed in 1982/1983 in the Plan Area include: !
NE Corner of Thompson Street and McKinnon Avenue
!
918 Cherry Avenue*
!
634 Elizabeth Street
!
800 Traffic Avenue
!
621 Elizabeth Street
!
732 Ryan Avenue (SW corner of Ryan Avenue and Academy Street)*
!
617 West Main Street
!
638 Elizabeth Street
!
1204 Washington Street
!
905 Sumner Avenue
!
809 Cherry Avenue
!
1104 Maple Street
!
817 Cherry Avenue
!
1020 Ryan Avenue
!
816 Cherry Avenue*
!
!
802 Cherry Avenue
Southeast corner of State Street and Spinning Avenue
! 704 Cherry Avenue *Address changes may have occurred for these properties. Many of the buildings in the 1982/1983 cultural resources survey had been altered to varying degrees. Since the survey is 20+ years old, an updated survey of the above-listed properties, including those on Main Street, would be needed to determine if the originally surveyed buildings still maintain their historic features. Of the buildings listed above, some have been demolished or have undergone extensive changes. These include: !
816 Cherry Avenue (appears to have been removed, unknown time period)
!
1202 Wood Avenue (to be demolished in 2004)
!
1022 Main Street (burned and rebuilt)
!
1104 Maple Street (major recent addition)
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8 Critical Areas Environmentally critical areas receive special attention in City policies and regulations in conformance with State and Federal laws. Since the Town Center Planning Area is largely developed, the extent of critical areas is relatively less than in developing parts of the community. Critical areas include the White (Stuck) River and associated 100-year flood zones shown on Figure 11. Shoreline and flood hazard regulations would affect the location and potentially the type of land use allowed in or adjacent to the critical area for purposes of protecting public health and safety or valued natural resources. Parcels along the White (Stuck) River are subject to a shoreline buffer/setback that varies by location, with smaller setbacks of 50 feet in the more urbanized areas, and larger setbacks along lesser developed areas of 200 feet. The Puyallup River lies outside the Plan Area. The Sumner Shoreline Master Program Inventory in 2002 reviewed conditions along the White River, including the area within the Town Center Plan Area. The relevant shoreline area is identified as Segment “C” SR410 Bridge To Milwaukee Canal”. !
Segment C extends from approximately RM 0.2 to RM 1.05. This segment is constrained by dikes and offers limited instream habitat. Land use in Segment C is predominantly general commercial. No wetlands were identified within the shoreline jurisdiction. “Library Park”, an approximately 0.8 acre City-owned park, provides access to the White River.
An area by the Sumner Library property was identified as a potential opportunity area for restoration: !
Area C-1… is an area with bank erosion. Planting of trees and shrubs in this area would restore riparian cover, reduce erosion along the riverbanks, and improve bird nesting and foraging habitat.
The area designated as Mixed Use Development zone has a 45 foot height limit which will require an amendment to the Shoreline Master Program in this location. The current Urban Environment shoreline designation has a height limit of 35 feet.
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9 Parks and Recreation JUMP START
9.1
Parks and Recreation The Sumner Parks and Open Space Plan (April 1994; Updated 2000) promoted the construction of a Downtown park as a gathering place for civic events. Heritage Park implemented this community plan. It was designed and constructed in 1995-96 at the corner of Main Street, Kincaid Avenue and Cherry Avenue. Built primarily with materials and labor donated by local individuals, families, and businesses, Heritage Park was initially made possible by a generous contribution by the late Senator Knoblauch, who served in the Washington State Legislature for 30 years before retiring in 1977. The Senator's contribution made possible the purchase of the land where the park was built, along with additional items for the park. This half acre downtown park has become a focal point for many community and family activities, including concerts, family gatherings, stage performances, community festivals, and weddings.
I1: Expand Heritage Park – acquire remainder of the Park block for Park expansion. I2: Create an attractive southern entrance to the City at Traffic and Thompson. I8: Identify and create downtown green space areas. I14: Create Riverside trail system with points of access. I11: Replace trees at Heritage Park. I18: Revise Heritage Park Fountain. I10: Continue to improve Alley Park.
The former post office and accompanying parking lot are the only uses remaining on the block. The old post office building south of Heritage Park is now used for private commercial business since the official Sumner Post Office moved to Fryar Avenue. Future acquisition of this southern parcel and park expansion is a City park goal in this Town Center Plan. Other park improvements would replace trees and revise the park fountain. A second smaller public plaza type space is under improvement – “Alley Park.” The Sumner Urban Design Concept Plan promoted the concept of “pedestrian alleyways” connecting Main Street to parking areas behind shops. These alleyways would function as small plazas and corridors with benches, landscaping, and other furnishings. Public right-of-way between the railroad tracks and Ryan Avenue on the north side of Main Street is an opportunity for such a plaza/pedestrianway, and is called “Alley Park.” The Ryan House Museum provides recreational opportunities and cultural programming along with a significant open space downtown. The Town Center Jump Start Matrix promotes the identification and creation of additional Downtown green space areas.
Parks and Recreation
9-1
City of Sumner Town Center Plan July 2005
9.2
Trails The Puyallup and White (Stuck) Rivers are river corridors providing tremendous public access opportunities for the Sumner community, as well as providing aquatic and terrestrial habitat for fish and mammals. The Sumner/Pacific Trail Master Plan (September 1996) and the 2002 Sumner Transportation Plan identify a Class 1 trail – a paved separated trail 12 feet wide – from the river confluence northeast to West Main Street, transitioning to a bike route along West Main Street and Fryar Avenue (due to limited land area and grade changes along the river) until the Sumner Library, at which point a riverside Class 1 trail would recommence and continue northward. See Figure 12, which shows the trail plan. The City’s Capital Facilities Plan identifies $2.3 million to be set aside for trail construction between 2003 and 2009.
9-2
Parks and Recreation
City of Sumner Town Center Plan July 2005
10 Transportation/Circulation 10.1 Streets The Town Center contains key north-south and east-west arterial streets serving the Sumner community as a whole and connecting to regional transportation routes, SR-410 and SR167: !
Traffic Avenue/Fryar Avenue
!
Main Street
A number of collector arterials provide connections between the residential areas in Sumner, arterials, and the regional freeway system: !
Zehnder Street
!
Alder Avenue
!
Thompson Street
!
Wood Avenue
JUMP START I6: Fix up Wood/Main intersection (transportation improvement). I3: Improve public parking behind businesses – landscaping, lighting, signage. I13: Improve directional parking signage. I14: Create Riverside trail system with points of access. I4: Acquire private lots for public use (e.g. liquor store). I16: Work on historic bridge (painting, marking, lighting). I17: Remove 5th leg from Traffic/Main Intersection.
The remaining roadways in the Town Center Planning Area are classified as “local streets” and primarily provide for property access into Sumner. They generally have two travel lanes, have 25 mph speed limits, and provide access between residential or business areas and the arterials. The City’s 2002 Transportation Plan inventories indicated that traffic volumes between 1992 and 2001 show significant growth on regional freeways and Bridge Street just west of the Town Center. Traffic Avenue volumes also substantially increased during the period. Traffic deficiencies were noted at Main Street/Traffic Avenue/Fryar Avenue intersection, Bridge Street, and the SR-410/Thompson Street ramps. Generally, PM peak hour traffic grew less substantially in the residential areas west of Valley Avenue and south of Main Street. The City established an arterial level of service (congestion level ranging from A free flow to F “jammed”) standard policy as follows: The LOS standard for arterials and collectors in the City of Sumner shall be LOS D or better except for the following locations: !
Traffic Avenue/Main Street/Fryar Avenue (LOS F)
!
Main Street/Alder Avenue (LOS F)
Transportation/Circulation
10-1
City of Sumner Town Center Plan July 2005
The levels of service shall be measured using methodologies identified in the Highway Capacity Manual (HCM). The City desires to provide reasonable levels of traffic operations while minimizing the impacts and costs of creating wider roadways and intersections to accommodate traffic. The Transportation Plan identifies improvements that would meet the standard when fully implemented. The LOS F standard at the Traffic Avenue/Main Street/Fryar Avenue intersection is established since providing LOS D would require extensive additional improvements at the horizon year of the Plan, such as providing a four-lane bridge. The City in setting the LOS F standard for the Main Street/Alder Avenue intersection reflects the desire to maintain Main Street as a two-lane street with parking in order to promote the downtown design characteristics. This means that except for the intersections at Main Street/Traffic Avenue/Fryar Avenue and Main Street/Alder Avenue where congestion levels will be maintained or slightly worsen to LOS F, congestion levels would be LOS D on other arterials and collectors. Planned improvements in or near the Town Center area include: !
Main Street/Traffic Avenue/Fryar Avenue intersection, including eliminating access to Traffic Avenue from West Main Street
!
Refurbishing Existing Bridge
!
Expanding Fryar Avenue to five lanes.
Differing levels of growth have been tested with the City’s transportation model, including 50+ dwellings, 179 dwellings (current zoning capacity), and 503 (proposed zoning capacity) dwellings Downtown along with employment growth. While traffic volumes would increase with greater residential growth in the Town Center, the conclusions above – that the City’s adopted arterial level of service standards would be met and the City’s planned improvement list would include improvements at the identified Main Street intersections and Fryar Avenue – would not change.
10.1.1 Commuter Rail “Sound Move,” the 10-year regional transit plan voters approved in November 1996 includes Sounder trains on the Burlington Northern tracks, as well as express buses, light rail, and new transit facilities throughout the Puget Sound region. Particularly important to the Town Center, the City and Sound Transit re-established a rail station on the original 1883 train site, south of Main Street along the Burlington Northern/Santa Fe Line. “Sounder” offers commuter rail service between Tacoma and downtown Seattle and Everett with stops in Puyallup, Sumner, Auburn, Kent, and Tukwila as well as Edmonds and Everett. Future service is anticipated to extend as far south as Lakewood. The Sumner station opened in September 2000 and was part of the first phase of Sound Transit’s program to provide commuter rail service between Everett and Lakewood. There are currently three morning and three afternoon trains serving the Sumner Station during the commute hours. Nine morning and nine afternoon trains are planned within the next three years. According to September 2002 data from Sound Transit, 210 total parking spaces serve the Sumner Commuter Rail station. Sound Transit does not currently count station boardings, but rather total boardings (averaged at 3,200). Sound Transit staff roughly estimate that Sumner station represents about 22 percent of total system boardings, or approximately 704 daily boardings (Summer 2004).
10-2
Transportation/Circulation
City of Sumner Town Center Plan July 2005
These estimates are approximate. More specific boarding information is anticipated in Fall 2004. (Pers. com, Ken Robertson, Sound Transit, August 5, 2004)
10.1.2 Bus Service Pierce County Transit and Sound Transit provide bus service in the City of Sumner. The majority of the routes provide transit service to the Sumner Sounder Train Station facility located on the west side of Traffic Avenue at Maple Street. In addition, Pierce Transit provides paratransit service (SHUTTLE) in proximity to all local fixed route services. As of 2002, the following regular transit routes served Sumner: !
Route 202 provides service between the Sumner Sounder Train Station, downtown Puyallup, east Tacoma, and the Lakewood Mall Transit Service. The route operates on 60-minute headways both during the week and on the weekends.
!
Route 405 provides service between downtown Tacoma, downtown Puyallup, the Sumner Sounder Station, and the Bonney Lake Park-and-Ride. Route 405 provides the most service to Sumner, traveling between the Sounder Station to Wood Avenue, Elm Street, Valley Avenue, Main Street, 64th Street E, and along to SR 410. Route 405 generally operates on 30- to 60-minute headways with no service on weekends.
!
Route 582 is a Sound Transit Regional Express bus route, operated by Pierce County Transit. Route 582 provides service between Tacoma and Bonney Lake, via Sumner. Route 582 operates on 30-minute headways during weekday peak periods. Route 582 does not operate on Saturdays or Sundays.
!
Route 585 is a Sound Transit Regional Express bus route, operated by Pierce County Transit. Route 585 provides service between Lakewood Mall Transit Center, Sumner Sounder Station, and the Auburn Transit Center. Route 585 generally operates on 30- to 60-minute headways on weekdays. Route 585 does not operate on Saturdays or Sundays.
Bus ridership and service levels in the Sumner area are concentrated around the Sumner rail station and transit center with about 181 average daily boardings (ADB) occurring at the station. This number is approximately 60 percent of the total daily boarding activities that occur in the Sumner area. Approximately 313 boardings occur each weekday for the entire Sumner area. On an annual basis, 79,502 weekday passenger boardings and 8,630 weekend passenger boardings occurred in the Sumner area during 2001. By comparison, the total annual ridership for routes (202, 405, 582, and 585) that serve and pass through the City are 448,507 (2001 year end data). On an annual basis, Pierce Transit buses enter and leave the Sumner Rail Station generating 28,880 vehicle trips. While the number of passengers actually riding the bus during the time the vehicle travels within the Sumner area is difficult to accurately estimate, data suggests approximately 40 percent of the total annual ridership of the four bus routes serving Sumner originate, pass through, or are destination-type trips in the Sumner area. Using the 2001 annual numbers, conservative estimates show that each bus trip in the Sumner area carries an average of 6.2 passengers. During the peak transit service hours, when ridership is greatest, the average number of passengers per bus is significantly greater.
Transportation/Circulation
10-3
City of Sumner Town Center Plan July 2005
10.2 Non-Motorized Transportation Much of the Town Center contains a gridded street pattern with sidewalks on both sides of the Street. Sidewalks are missing in some areas, notably: !
Zehnder Street
!
North Street (portions)
!
Railroad Street
!
Most street segments in West Sumner
There are limited formal bicycle facilities in Sumner. For the most part, bicyclists share the road with motorized traffic. City trail and transportation plans include proposed bike routes on the following Town Center streets: !
Zehnder Street
!
West Main Street
!
Maple Street
!
Academy Street
!
Thompson Street
!
Traffic Avenue/Fryar Avenue
!
Narrow Street
!
Wood Avenue
10.3 Parking In 2000 as the Sumner Sounder Train Station was opening, concerns about parking supply and enforcement were voiced by citizens and business owners. A parking study was commissioned and completed in 2001. Overall parking capacity is adequate to accommodate the existing demand in Sumner according to the study. However, some portions of the Downtown and residential areas were experiencing parking demand pressure due to the following conditions at that time: !
Inadequate signage of public parking lots,
!
Aesthetically uninviting public parking lots on the north and west,
!
Lighting and security concerns,
!
Lack of parking restrictions being delineated,
!
Location of parking demand generators more concentrated in some portions of Main Street (railroad tracks to Alder Street),
!
On-street two hour parking areas used inefficiently with spaces undelineated,
!
Lack of parking restrictions enforcement,
!
Access to commuter rail platforms and egress from station parking lots were contributing to onstreet parking demand.
10-4
Transportation/Circulation
City of Sumner Town Center Plan July 2005
The parking study indicated that increases in commuter demand by the year 2020 would result in a demand for an additional 265 to 390 spaces. Future growth would also increase demand, although it is likely that some or all of the increase in peak parking demand would be met by developers onsite even though there are some Downtown areas allowed to pay into a parking improvement fund rather than provide spaces onsite. If new development primarily consisted of office, retail, and industrial, peak parking demand could include between 390 to 557 spaces. New development would likely be required to have their own parking by banks to obtain financing. Potential combined commuter rail and private parking could have a combined parking overflow between the years 2008 and 2012 according to the study. A potential solution for both commuter and new development parking demand could be a parking facility funded by the City and Sound Transit. Recommendations to address parking concerns were developed for short-, medium-, and long-term periods, covering on and off-street parking, development guidelines, and zoning codes. The full recommended list of parking strategies is found in Appendix F, but are summarized below:
Short-Term Parking Recommendations S-1.
Establish a parking management review committee.
S-2.
Periodically review loading zone requirements.
S-3.
Add on-street parking spaces where possible.
S-4.
Delineate time restricted on-street parking spaces.
S-5.
Review disabled parking requirements.
S-6.
Implement Restricted Parking Zones surrounding commuter rail station area.
S-7.
Design and install new public parking signage.
S-8.
Increase enforcement.
S-9.
Review and revise off-street public parking restrictions, striping, and signage.
S-10.
Prepare information packet/brochure/flyer regarding various parking options.
Medium-Term Parking Recommendations M-1.
Improve existing off-street parking lots.
M-2. Monitor and expand Restricted Parking Zones surrounding commuter rail station area, as needed. M-3.
As demand for on-street parking increases, consider additional angle parking.
M-4. Encourage replacement of public parking spaces when surface parking lots are redeveloped. M-5.
Share available parking in private parking lots.
M-6.
Establish Parking Fund.
M-7. Explore options to use Sound Transit commuter rail station parking during large festivals and/or weekend parking. M-8.
Consider public portion of Red Apple site for additional off-street public parking.
Transportation/Circulation
10-5
City of Sumner Town Center Plan July 2005
Long-Term Parking Recommendations L-1.
Require transportation demand management.
L-2.
Consider enhanced on-street parking management options.
L-3.
Consider enhanced off-street parking management options.
L-4. Explore partnership with Sound Transit and use Local Improvement District funds to locate and construct a new parking facility.
10.4 Trolley System In order to provide further connectivity between the Historic Downtown and the newer developing eastern end of Main Street, the City may consider developing a trolley system. The trolley could terminate at the Sounder Station and 160th Avenue or even further east. The main purpose of the trolley would be to shuttle residents and visitors between these two business areas and provide yet another mode of transportation for all ages and abilities. The City would need to explore the feasibility of a trolley system. A steel rail trolley would be the most expensive option due to the cost of laying and maintaining the rail, while a rubber tired system would be the least expensive. The trolley system would also impact on-street parking capacity in the Downtown as the street right-of-way is narrow.
10-6
Transportation/Circulation
City of Sumner Town Center Plan July 2005
11 Public Utilities 11.1 Water The City’s Water System Plan shows that the historic City center is well served by the existing water lines. The City’s Capital Facilities Plan for 2003-2009 identifies needed distribution system improvements at Main Street/Kincaid Avenue (replacement) and Thompson Street and Sumner Avenue (loop).
11.2 Sanitary Sewer The Town Center Planning Area is served by gravity sewer lines which eventually lead to the City’s Wastewater Treatment Plant at the confluence of the White and Puyallup Rivers. The Plan Area is located in two sewer basins, Wastewater Treatment Plant Basin and South Pump Station Basin. Identified deficiencies include periodic repetitive maintenance at Fryar Avenue north of Main Street (grease accumulation), and Sumner Avenue north of North Street (pipe cleaning once a week). The City’s Capital Facilities Plan for 2003-2009 sets aside funds for collection line replacements.
11.3 Stormwater The Town Center Planning Area has a complete storm drainage system consisting of tightlined pipe with collection and direct discharge to the rivers. System maintenance is the primary utility activity in this area. During extreme storm events, the shallow slopes in town preclude rapid draining of water. Future development and redevelopment will comply with the City’s stormwater management regulations. The City is currently updating the Stormwater Management Plan and will be adopting the Department of Ecology Stormwater Management Manual for Western Washington. The Manual contains requirements for treatment of stormwater run-off and for detention/retention. The provision of stormwater management structures is required when new development: !
Creates or adds 2,000 square feet, or greater, of new, replaced or new plus replaced impervious surface area, or
!
Has land disturbing activity of 7,000 square feet or greater.
These requirements are more restrictive than the current regulations. However, much of the Town Center Area already consists of impervious surfaces except along the White (Stuck) River.
Public Utilities
11-1
City of Sumner Town Center Plan July 2005
12 Private Utilities 12.1 Telecommunications Quest provides basic telephone service. Its “central office” is located in the Town Center Planning Area at Maple Street and Kincaid Avenue. Main and branch feeder routes are found along Main Street, Alder Avenue and Wood Avenue. Sprint provides a fiber optic line running along Traffic Avenue and along the BNSF Railroad right-of-way, with a major spur branching off to Tacoma.
12.2 Gas and Electric Puget Sound Energy provides natural gas and electric service to the Town Center Planning Area. Electricity is available throughout as a basic service. A major electric transmission line follows the BNSF Railroad right-of-way. Natural gas is supplied based upon customer request. PSE’s current planned projects for the City of Sumner area include (subject to on-going review, and revision as additional load and growth information is received) the following for the Town Center area: !
Replace 1” natural gas main with 2” main along North Street from Ryan Avenue to Sumner Avenue.
!
Replace 4” natural gas main with 8” main along Wood Ave from Main Street to Zehnder Street.
Private Utilities
12-1
City of Sumner Town Center Plan July 2005
13 Implementation 13.1 Implementation Steps Implementation of the Sumner Town Center Plan will require amendments to the Sumner Comprehensive Plan goals and policies in various elements and to the Comprehensive Plan Land Use Map. These amendments will be made concurrent with final adoption of the Town Center Plan and done by separate ordinance and City Council decisions. Implementation of the Sumner Town Center Plan also requires amendments to the Zoning Code, Zoning Map and the Design and Development Guidelines and the Shoreline Master Program. These amendments will be made through separate ordinances and City Council decisions.�
Implementation Strategies
13-1
City of Sumner Town Center Plan July 2005
14 References City of Sumner (April 1994; Updated 2000). Sumner Parks and Open Space Plan City of Sumner (January 11, 2001) “City of Sumner Main Street Business Survey Results.” City of Sumner (May 2002). City of Sumner Shoreline Inventory. Prepared by Berryman and Henigar and Adolfson Associates. City of Sumner (January 2003). 2003 – 2008 Capital Facilities Plan. City of Sumner (March 2003). Sumner Comprehensive Plan. City of Sumner (March 2003). Urban Design and Concept Plan. Prepared by Dennis Tate Assoc. and Kasprisin Pettinari Design. City of Sumner (August 2003). “’Jump Start’ Town Center Strategy Matrix, Phase I, City of Sumner.” City of Sumner (August 2004): “City of Sumner: Economic Development Planning in Action,” Jones & Stokes (May 2004). Sumner Town Center Housing Strategy Report. Jongejan Gerrard McNeal (September 1996). Sumner/Pacific Trail Master Plan. Leland Consulting Group; LMN Architects; Foster, Pepper & Shefelman; and Property Counselors, December 2002. Sumner, Washington Town Center Strategy, Phase I. Prepared for the City of Sumner and Sound Transit. Municipal Research Services Center of Washington, June 1997. Infill Development: Strategies for Shaping Livable Neighborhoods. Report No. 38. Seattle, WA. Parametrix, Inc (August 2002) Draft Sumner Water System Plan Update. Parametrix, Inc (February 2004). Draft City of Sumner Stormwater Comprehensive Plan. Parametrix, Inc (May 2000). Sanitary Sewer Comprehensive Plan Amendment.
Appendices
14-1
City of Sumner Town Center Plan – Draft
Pierce County (March 1983). Pierce County Cultural Resource Inventory, Vol. VII, Central Planning Area: Puyallup Valley. Pierce County, Planning and Land Services Department (2002). Pierce County Buildable Lands Report. Real Vision Research Inc. (January13, 2003). Market Study Letter/Report from Suzanne Britsch, President, Real Vision Research to John Doan, City of Sumner. Sound Transit (August 5, 2004). Pers. com, Ken Robertson, Sound Transit, and Lisa Grueter, Jones & Stokes. Sound Transit. (May 31, 1996). Sound Move -- The 10-Year Regional Transit System Plan. The Transpo Group (January 2003). 2002 Sumner Transportation Plan. Washington State Department of Ecology (September 2001). Stormwater Management Manual for Western Washington.
14-2
Appendices
1533
1615
HUBBARD ST
HUBBARD ST
1510
1512 1820
FANT ASY N/C
1530
1532
VAD IS NW PASSESSARY JIT
30 17 13
17
19
17
1701
BONNEY AV
1617
05 17 29 16 13 16
AV 16
11
OO D W
09
1601
01 16
1517
1512 1508
1509
1511 1505
1423
1502 1416
1412
1405
BONNEY AV
1501 1423 1417 1413
1411
1414
1415
1420
1426
1425
1422
MCMILLAN AV
1502
1505
1508
1506 1424
01 15
WOOD AV
1418
LAWRENCE AV
1510 1514
AV
29 15
OO D W 07 15
13 13
1325 1313
1316
BONNEY AV
Scale: 1" = 500'
1531
1519
0
500 Feet
926 922 904 832 826
1623
1703
1707
818
817 811
812 808 804
803
804
ACADEMY ST 1716
1720
730
723
726 710
MEEKER AV
1616
1715 1716
1706
1620
1721 1722
1728
1702 1425
1429 63
1402
1410
1420
1436
1430
9
1438
63
5
1502
62
9
18 0
1419
62
5 62
HERITAGE PARK
531
61
9 61
5 60
515 09
528 518 512
9 513 517 521
520 0 514
EADE AV
9 513 517 521
1
AV
5 525
ERVENKA AV
518 522
WO OD
604
1415
1401
725
735
734
807
812
813 809
LEWIS AV
822
1615 1619
1715
1707
VOIGT ST 711
727 723 719
BOYD
711
1611 1612
E S
821
811 1708
817
BONNEY AV
1704
1611 1615
1612 1616
PARK ST
SUMNER ROT ARY CLUB /B OY SCOUT S
W
910
907 829 825
825 821
1624
817
1620
805
816 822 812
MEEKER AV
821
804
805
804
812
811
MEADE AV
817
820 818
817 813
816
812 732
1714
1620
ACADEMY ST
1506
1422
1710
1613
1616
1503
726 720 714 708
1611
MAPLE ST 1516
1704
903
903
914
901
908
907
MEEKER AV
911
MEADE AV
914 908
1702
BONNEY AV
1005
901
WOOD AV
913
915
1504
821 801
727 729 733 721
SUMNER AV
717 715
1607
1517
MAPLE ST 1416
ACADEMY ST
10 514
CORBIN APT
1620
1612 1616
SUMNER MANOR APTS
904
WOOD AV
821
1408
1406
709
1604
MAIN ST
LEWIS AV
1012 1016 1020 902 906 908 912 916
915 913 825
UNIT ED MET HOD IST CHURCH
N
MAIN ST
1518
703
734 730 724 718 714 706 710
1504 CHILD CARE CENT ER
1417
9 513 517 521
1118
250
1707
1420 P AUL G RAHAM CHIROP RACT OR
MAPLE ST
807 809 813 819
SUMNER AV
1416
1315
512
1114
1725
SPARTAN APTS
818
SUMNER AV
907
912 906 902
1410
GREAT NORTHERN ASSURANCE
CHURCH PARKING LOT
826 820 816 802
812
1121
1719
1101
1111
1515
MEDICAL B LD G
1309
517
1110
1711 1715
1640
1506
532
1111 1113 1115
1406
PARK ST
SUMNER AV
1132 608
1102
1631
1608
1602
1201
WOOD AV
1202
1507
1502
THOMPSON ST
1016
1603
1303 1307
1313
1318
MCMILLAN AV
1304
1215 1207 1209
SUMNER AV
917
RYAN AV
727 721 713 707
702
701 1128
604
ALDER AV
1518
MAIN ST
1402
DAIRY FREEZ E
ACADEMY ST
513
1008 1012
RYAN AV
726 706 710 714 718 722
725 715 719
ALDER AV
707 711
714 718 722 724 702 706 710 614 608
1002
911
805 801 733
732
731 723 715 719 705 709 711
918
1122
520 524
912
907 903 825 815 809
RYAN AV
818 812 808 802
811
ALDER AV
802
801
810
821
822
KINCAID AV
KINCAID AV
730 726 722 718 710 714 704 908
1301
1401 1311 1315 1319 1301 1305
WOOD AV
1320
1319
1308 1314
1308
1311
SUMNER AV
ST RYAN AV RYAN AV
902 904 908 912 914 918-920
921
824 820 816 812 806 802 734
733 902
1108 1114 1118 1202 1206 1210 1214
1109 1113 1117 1203 1205
ST
1114 1118 1102 1106 1110 1012
720 910
921 909
ALDER AV
907
908
901
902 908
913
916
KINCAID AV
ST 826
THOMPSON ST
1312
1215
ELEVEN-O-T HREE APT S
1103
1515
Photo Date: 04-02
1726 1722
CHEVRON
1314
512
816
1112 1116
180
SUMNER HIG H SCHOOL
MAPLE ST
PARK ST
1015
1412 1416 1420 1424 1428 1432 1434
ROCKY'S MEATS
ACADEMY ST
VALLEY CHRIST IAN ASSEMB LY
1105
1102
1506
1423 1427 1431 1435 1501
1419
MASON ST
WEAVER APTS
ACADEMY ST
521
812
AT TORNEYS OFF ICE
1306
NAPA AUT O PARTS
MAPLE ST
POLICE ST ATION PARKING
WASH B APTIST CONVENTION
1519
1502
NOR WESTER APT S
MAIN ST
TWIN APT S
POLICE ST ATION PARKING
1718
533 AV E WOOD
808
1005
OFF STREET P ARKING
OFF ST PARKING
CIT Y HALL PARKING LOT
1714
1604 1612
6
4
725 709 705
THOMPSON ST
1003
1302
RY AN HOUSE
PARK ST
1008
1507
1522
60
21
903
815
1002
1520
6
W
233
724
ST ANDREWS CAT HOLIC CHURCH
517
811
918
1508 1512 1516
61
720
PARKING LOT
EXECU TIVE ACCOUNT ING AND T AX SERVICE
1101
1313
1202
POLICE ST ATION & CITY HALL
1001
1229
BOYD A
OF CI
227
708
A R8 9 2 RO8 W
823 805
904
1225
GRAND CENTRAL ST AKEHOUSE
PARKING LOT
1102 1108
Town Center Analysis Area Parcels
1711
SU MNER ECON-O-WASH
BEACH HOUSE QUALITY PARKING LOT T AVERN CLEANERS
1215
MAIN ST
1106 1114 1122 AP PLIANCE SALES/1116 AP TS
PARKING LOT
PARK ST
KINCAID AV
801
THOMPSON ST
228
817 805
712 624
VALLEY BAPT IST CHURCH
715
ST ANDREWS CHU RCH
PARK ST
PARKING F OR FIRE STAT ION
THOMPSON ST
0 914 91 N6 9 1
8
90
6
90
816 728
725 NARROW ST
0
620 618
816
CHERRY AV
RPN 1W
714
TINY 'S T IRE
1201 1207 1211
WASHINGT ON MUTU AL
1020
18
BONNEY
NORTH ST
DENISE B. LO DDS
SALVAT ION ARMY THRIFT ST ORE
FRONTIER BANK
1010
1801
1718 1722
1707
1609 1611 1404
4 62
0 41 SR
RA
614
603
CHIROP RACT IC CLINIC
1714
LEGEND;
SHARRON APT S
1515
GUPTIL AV
E
SUMNER MORTGAG E
610
RAM P SR 410
SR 41 0H W Y
702 706 708
614
620
510
HARRISON ST 502
HUNT AV
438 442
604
430
HARRISON ST
616
506
HARRISON ST
13222 320 63RD ST E HARRISON ST
809 811
HARRISON ST
604
507
512
501
SNYDER LN
445
8
443
519
439
AV
435
TR AF FI C
429
DR 2 18
425
1702
1610
LEE ANN APT S
1411
1217
TERAYAKI HOUSE
CARD SALES/ TAYLOR INTERIORS/ ALD ER ST DELI/ HAIR SALON
ACADEMY ST
1422 1428 1430 1432
705
417
704
HUNT AV
706 415
606 612
409
1606
WASHINGTON ST
1418
709
401
911
1721
1713
16TH ST
1514
PARKING LOT
1104
SUMNER T OWING & REPAIR
1417 1421
1414
A V 712
W
907
IMPERIAL MANOR AP TS
1415
1411
713
W Y
1601
Vicinity & Aerial Map
SUMNER SCHOOL D IST ADMIN BLDG
DAY AND NIGHT CONVENINCE ST ORE
AT TORNEY & ESCROW OF FICE/ WAREHOUSE
MAPLE ST
RED APP LE PARKING LOT
1502
1430
71
H
LIQUOR ST ORE
QU EST
1424
OD WO 6
10
80
603
RIVERSIDE FORD
NICHOLSON'S DRU G ST ORE
BANK OF AMERICA
1503 1507 1509 1511
717
SR 4
PARKING LOT
ACADEMY ST
IMPERIAL MANOR APT S
KID'S WORLD DAYCARE
STATE ST
510
NARROW ST
STATE ST
502
AV
503
442
613 617619
437
430
515
429
426
TR AF FI C
412
714
408
SUMNER ANIMAL G RU B
815
ST
70
6
813
ACADEMY ST
803
423
STATE ST 326
RA IL RO AD
1008 CENT RAL REFRIGERATION
702
646
1213
MAIN ST
SUMNER HOME MORTG AG E
MAPLE ST
20
640
809
638
CHERRY AV
634
801
626
723
624
618
713 717 721
614
MAIN ST
1008 1016 1006 1012-14 1018
HEDG ES ENGINEERING
MAPLE ST
603
610
TRAIN ST ATION
804 419
RA IL RO AD
1228 1116
AV 1111
FRY AR 1116
643
1205
1429
WASHINGTON ST
1218 1222 1302 1306 1310 1314
1101, 1101 1/2, MARKS / 1105APGALLERY PHARMACY TS/LOD GE 1103 1107 1109 1115 1117 1119
SUMNER RED APPLE MARKET
AV
639
COMPUT ER SALES
MAPLE ST
NA RR OW
911
SU MNER WOODWORKER ST ORE HOT PRESS T SHIRTS/ CAT MAN
901
637
815
HUNT AV
631
RU EBEN KNOBLAUCH HERITAGE PARK
USED B OOK STORE
TR AF FI C
913
914 910 902 820 816
627
1313
1420
720
13114 63RD ST E
SEWER T REATMENT P LANT
625
1307
1423
721
SU MNER SEWER TREATMENT PLANT
619
ELIZABETH ST
1510
EVERETT ST
724
SR SR 410 41 HW 0 HW Y Y W E
63RD ST E
413
401
802
E
ST
611
1301
1419
725
E AT ST
Y
646 1/2 637 1/2
S R4 10 C IOF W
E RD S R4 10 HW
N N1 RP
U HO
E
ON ST
5
7 16 SR
12825 HOUSTON RD
13 10
819
SR 41 0H W Y
825
910
WAY NE S ROOFING
SU NSET CHEVROLET
638 1/2
626
906
129TH AVCT E
W
6 20
6 14
504
R&S PRINTING LY NAE FASHION HAIR DESIGN
TR AF FI C
13 D E NR TO US O H
6 42 6 38
SHOP-AUTO-REP
91 AV 0
W MAIN ST
22 3
Y
MP RA
12721 HOUSTON RD E
SR 41 0H W
6
6 26 6 24
1515 1519 1521
1512
1710
1413
1412 1416
D AV WOO
S
6 17 6 15
607
7 ST 6 45 AIN WM
BERRY LAND REST AURANT/ G OLD EN RULE BEARS/ THE B OUNTY BASKET / RS 2ND FLOO ANTIQUES/GIFT S
GAST HOUSE B AKERY COB WEBS REMOVED GIFT STORE/ ANT IQU ES ANT IQU E SHOP / P ICKET FENCE FISHING TACKLE/ ANT IQU ES/G IFT S HOBB Y
AFF ORDAB LE G UITARS/ SUMNER B ICY CLE/T -SHIRT S/ MARG ES SALO
USED TRUCKS SUNSET CHEVROLET
CORNER GIFT BOX
909 1003 1005 1011 1002
926
816
6 41
6 39
33 31 6 27 -6
905
SUNSET CHEVROLET FLEET SALES
7 07
01
601
N WY 67 H SR1
OF CI
7 25
ART S & CRAFTS ST ORE REMOD/CLOSED
823
MAIN ST
7 13
WY W
SR410 HWY E
7 16 SR
7 SR16
Y AV E
TRAVEL AGENCY/ HAIR ST YLING SHARKEY'S TAVERN/ K C KABOOSE B LUE LANT ERN RESTAU RANT ANT IQU ES
SUMNER WEST MINI MALL
809
E
SR 410 H
ARCO - AM-P M MINI-MARKET PSI STORE
SUMNER COLLISION CENTER
SPINNING AV
FS 7 C IO
N N1 RP 67 R1
PARKING LOT ARCO
THE OLD CANNERY FURNITU RE SALES
01
815
SR16
R
PS AM
1 34
13315
08
MCKINNON AV
FS 7 CIO SR16
YN HW
VALLE
1 36
E AV
BLDG D NW LANDSCAPE/ MCD ONALDS SPECTRA
611
67 SR1
YS HW
H WY
1409
EVERETT ST
ALSINS AP TS
NORTH ST G ARD EN MARKET LT D
KMS SALON/ BREAD BOX
SUMNER WEST
DENT AL ROLF EDLUND DDS
BLDG A G REG SHUSTER, D DS
1201
NORTH ST 1014
814
EY LL VA
BULK P LANT W3-0 03
12902 VALLEY AVE E
W/ 7-00 8 RONALD T RACY , DD S BLDG B
91
5 PACIF IC PRIDE PUMPS AND BU LK PLANT
1007
ST
802
R
IF IC
RIMBEY SHEET MET AL
WASHINGTON ST
CHERRY AV
YN HW
AC 01 P
GE
08
67 SR1
COCO J OES RESTAU RANT
RIVERSIDE TAVERN
1006
13127 13209
P AM
E AV 13704
1205
1204
MCLEND ON HARDWARE
TRAFFIC AV
S WY 67 H SR1
N N1 RP 167 SR
EY LL VA
CLE
13123
E HTS DR R HEIG SUMNE
1231
HW Y
N
SR 16 7 13119
ER E MN DR SU HTS IG HE
13025
12726
F1 N 7 RP
SUMNER MULTI SERVICE CENTER
PARKING FOR OLD CANNERY
RE SD
13005
13015
1016
1230
HW
YS
57TH ST E
CIT Y LIB RARY
HT IG HE
12925
SOMMERS BUSINESS PARK
HANSEN, HANSEN & J OHNSON
E
BR ID
ST ORAGE & AZT EC ROOF SY ST EMS
EVERETT ST
1310 E
SR 16 7
ER MN SU
12901 12903 12907 12915
13113
YS HW
T ES
EXECU TIVE AP TS
SUMNER POST OFFICE
25 11
5629
12807
W
EY LL VA
11 PACI 21 FIC AV
E
R ST
1412
AV
5
E
PARAMETRIX INC
Y
1502
LANGDON ST
PARAMETRIX ENGINEERS
HW
ZEHNDE
1310
9
13 42
E DR
13 PACI 07 FIC AV
1302
P UGET POWER SUMNER SUB STAT ION
JOHNSON & BARLOW CPA'S
13428
DAFFODIL HOUSE
PUGET SOUND POWER
E 13 PACI 25 FIC AV
56TH STCT E
1218
1212
ROY AL AIRE CAMPERS SHOP
14 PACI 05 FIC AV
E
1208
717
W Y
1122
1216
518
TE
D OO EW
131ST AV E
E IGHTS DR
SUMNER HEIGHTS DR E
VA LL EY H
E
1300
HS 56T
EDG
HE SUMNER
56TH ST E
MARRI WOOD AP TS
12815 12819
WESTERN WOOD
1213
FRY AR
15 PACI 01 FIC AV
W ES T
1022 1106 1110 1114 1118
1507 1513
1501
16TH ST
1411
1504
131ST AV E
1016
1205
ZEHNDER ST
CHURCH OF CHRIST
16TH ST
1504 1115
IND & COMM PAINT ING SESSLER
TE HS 56T
18
16
1528 1516
55TH ST E
1
SQUIR
1409
SPENCER ENVIRONMENT AL
MET AL ST G BLDG
Figure 1
1718 SUMNER LODGE NURSING HOME
WESTERN WOOD PRESERVING
1621
1600
1616
E
PRECISION AEROSPACE COMPOSIT ES
12803
WESTERN WOOD PERSERVING
1512 1516 1520 1524
16 PACI 09 FIC AV
FRYAR AV
132ND AV E
PRECISION AEROSPACE COMPOSIT ES
ER AV
131ST AVCT E
FLEISCHMANNS Y EAST & VINEG AR
53RD STCT E
W
D OO
LU MB ER Y ARD
1711
STEELE AV
53RD STCT E
PEASE AV
WESTERN WOOD PRESERVING
1711
ELM ST
AV
17
TACOMA AV
128TH AV E
1528 ID T INC
SLEIGHB ELLS CHRIST MAS SHOP PE & CAFE
1701
34
1710
18TH ST
B RIG HT HORIZ ON METALS
17
1511 1514
1723 1727 1801
E 1802 STEELE AVE B US SERVICING
1802
P IVET TA BROS. CONST RUCTION
1723
MELODY APTS
1814
1812
1807 1803
SONOCO-T RENDED INVEST MENT -ANNUAL IND USTRIAL RPT
WY YH
E DR OD WO GE ED
E LL VA ST WE
SUMNER TOWING IMPOUND LOT AND HOUSE
CONST R Y ARD
21
1408 ALL PURPOSE STRUCTU RES
67 SR1
2003
2014 2004 1920 PASQUIRE PANEL-WAREHOU SE
51ST ST E
Town Center Plan
WOODWORTH & CO ASPHALT P LANT
1901
RE
City of Sumner
1819
DD
1815
ED GE WO O
WILLIAMS AV
RE
1513
25
WILLIAMS AV
PASQUIER PANEL
WAT TLES CO-GB W B ATT ERY
WASHINGT ON RHU BARD GROWERS ASSOC
1911 1915 1919
LL UP ST
131ST AVCT
PU YA
WESTERN BEER DISTRIBU TING
1728
50TH STCT E
ED GEW OO DD
E
RE
RD WELL
CT E
50TH STCT E
ED GE WO OD D
1706 WAREHOUSE /OFFICE
528
529
1513 1510
SUMNER TOWING IMPOUND LOT AND HOUSE
CONST R Y ARD
1814
18TH ST 1532
30
1723
17 13
19 17
1701
BONNEY AV
1617
05 17 29 16 13 16
AV 16
11
OO D W
09 16
1601
01 16
1512
1509
1508 1416
1412
1413
1423 1405
BONNEY AV
1502
1505 1501 1423 1417
1502
1411
1414
1415
1420
1426
1425
MCMILLAN AV
1422 1412
LAWRENCE AV
1505
1508
1506 1424
01 15
WOOD AV
1418
1511
1510 1514
AV
29 15
OO D W 07 15
13 13
1325 1313
1725
1316 SPARTAN APTS
1111
1531
1519
1101
922 904 832 826 1707
818
817
812 808 804
803
ACADEMY ST 1716
1720
1715 1716
1706
1620
1721 1722
1728
1429 63
1402
1410
1420
1436
1430
9
1438
63
5
1502
62
9
18 0
1425
62
5 62
WO OD
1 61
9
AV
61
5 60
515 09
528 518 512
9 513 517 521
520 0 514
EADE AV
9 513 517 521
518 522
531
532
HERITAGE PARK
604
1419
725
723
MEEKER AV
710
1616
1702 1415
1401
LEWIS AV
730 726
723 719
BOYD
711
1619
VOIGT ST 711
727
735
734
1715
1707
S
807
818 812
813 809
LEWIS AV
822 1703
1611
E
0 821
1623
804
804
910
907 829 825 811
1615
817
BONNEY AV
1708
1611 1615
PARK ST
SUMNER ROT ARY CLUB /B OY SCOUT S
W
811
903 825 821
1704
817
1624
805
812
MEEKER AV
816 822
821 817 811
MEADE AV
1612 1616 1620
1612
Scale: 1" = 500'
N
1714
903
MEEKER AV
908
907 901
805 732
1710
1620
ACADEMY ST
1506
1422
1704
1613
1616
1503
ACADEMY ST
726 720 714 708
1516
804
812
813
816
812
818
817
820
821 801 727 729 733
721 717
914
911
MEADE AV
914 908
1504
1416
1611
MAPLE ST
MAPLE ST
1406
715
1702
BONNEY AV
1005
915 913
WOOD AV
901
821
825
1408
ERVENKA AV
512
CORBIN APT
MAIN ST 1620
1612 1616
1607
1517
1315
709
1604
SUMNER MANOR APTS
926
MAIN ST
1518
703
SUMNER AV
1504 CHILD CARE CENT ER
904
WOOD AV
902 906 908 912 916
915 913 825
CHURCH PARKING LOT
10 514
1118
1719
1707
1420 P AUL G RAHAM CHIROP RACT OR
MAPLE ST
9 513 517 521
1114
1715
1201
WOOD AV
1202
SUMNER AV
1416
1417
807 809 813 819
SUMNER AV
1410
GREAT NORTHERN ASSURANCE
UNIT ED MET HOD IST CHURCH
1314
512
1110
1711
1640
1506
MEDICAL B LD G
907
912 906 902 826 820 816 812 802 734 730 724 718 714 706 710 604
1406
ROCKY'S MEATS
1309
SUMNER AV
1132 608
1102
1631
1608
1602
1515
1507
1502
THOMPSON ST 1016
BONNEY AV
1313 1301
1318
MCMILLAN AV
1304
1215 1207 1209
SUMNER AV
917
RYAN AV
911 907
805 801 733 727
RYAN AV
713 707 701
702
1121
1518
MAIN ST
1402
DAIRY FREEZ E
PARK ST
517
1008 1012
903
902 904 908 912 914 918-920
825 818
815 809
812
RYAN AV
808 802 732 726 706 710 714 718 722
725 715 719
ALDER AV
707 711
714 718 722 724 702 706 710 614 608
1002
1012 1016 1020
RYAN AV
821
822
ALDER AV
810
811 801
802
731 723 715 719 705 709 711
918
721
KINCAID AV
KINCAID AV
THOMPSON ST
1111 1113 1115
1603
Town Center Plan Area Highways Railroads Existing Buildings, 2002 Parcels, 11-03
CHEVRON
ACADEMY ST
513
912
1103
1515
1303 1307
1401 1311 1315 1319 1301 1305
WOOD AV
1320
1319
1308 1314
1308
1311
SUMNER AV
ST 1114 1118
RYAN AV
1102 1106 1110 1012
921
824 820 816 812 806 802 734 730 726 722 908
1128
520 524
902
1108 1114 1118 1202 1206 1210 1214
1109 1113 1117 1203 1205
ST RA IL RO AD 720 910
921 909
ALDER AV
907
908
901
902 908
913
916
KINCAID AV
A R8 9 2 RO8 W
ST 826
1015
ELEVEN-O-T HREE APT S
521
519
816
1005
1312
1215
1122
180
1726
5 525
4
812
1003
1112 1116
1102
1506
1423 1427 1431 1435 1501
1419
1412 1416 1420 1424 1428 1432 1434
MAPLE ST
PARK ST WASH B APTIST CONVENTION
1718
1722
6
21
817
THOMPSON ST
1008
1714
1612
60
W
E
815
815
1002
1711
533 AV E WOOD
808
ST ANDREWS CAT HOLIC CHURCH
1306
BOYD A
OF CI
233
724
918
1105
1519
1604
NOR WESTER APT S
MAIN ST NAPA AUT O PARTS
ACADEMY ST
VALLEY CHRIST IAN ASSEMB LY
1507
1522
6
720
904
1101
ALDER AV
811
AT TORNEYS OFF ICE
PARK ST
518
805
1108
1520
61
708
1001
PARK ST
517
801
THOMPSON ST
227
733 709 705
624 620
VALLEY BAPT IST CHURCH
715
ST ANDREWS CHU RCH
PARK ST
PARKING F OR FIRE STAT ION
THOMPSON ST
228
725
728
712 816
616
620 618
800
KINCAID AV
RPN 1W
714
OFF STREET P ARKING
OFF ST PARKING
ACADEMY ST 1102
1609 1611 1404
4 62
0 41 SR
RA
614
CHIROP RACT IC CLINIC
LEGEND: 1707
1515
GUPTIL AV
E
SUMNER MORTGAG E
604
RAM P SR 410
SR 41 0H W Y
702 706 708
614
610
510
AV
506
HARRISON ST
903
HARRISON ST 502
603
442
HUNT AV
438
604
430
809 811
HARRISON ST
HARRISON ST
13222 320 63RD ST E HARRISON ST
725 NARROW ST
507
512
501
SNYDER LN
445
8
443
TR AF FI C
439
DR 2 18
435
704
HUNT AV
706 429
SHARRON APT S
LEE ANN APT S
705
425
BONNEY
SUMNER HIG H SCHOOL
WEAVER APTS
FRONTIER BANK
1020
1302
RY AN HOUSE
MAPLE ST
POLICE ST ATION PARKING
1511
1508 1512 1516
1502
MASON ST
1313
MAIN ST
FRONTIER BANK
1010
1229
TWIN APT S
POLICE ST ATION PARKING
1422 1428 1430 1432
709
417
1225
GRAND CENTRAL ST AKEHOUSE
CIT Y HALL PARKING LOT
ACADEMY ST
18
1718 1722
WASHINGTON ST
1418
A V 712
415
CARD SALES/ TAYLOR INTERIORS/ ALD ER ST DELI/ HAIR SALON
WASHINGT ON MUTU AL
1417 1421
1414
713
409
1714
SU MNER ECON-O-WASH
BEACH HOUSE QUALITY PARKING LOT T AVERN CLEANERS
1215 1202
EXECU TIVE ACCOUNT ING AND T AX SERVICE
1502
1430
7
401
PARKING LOT PARKING LOT
1424
OD WO 16
W
IMPERIAL MANOR AP TS
TINY 'S T IRE
DENISE B. LO DDS
PARKING LOT
1503 1507 1509
717
W Y
911
1801
16TH ST 1702
1610
NORTH ST
POLICE ST ATION & CITY HALL
SUMNER T OWING & REPAIR
1721
1713
1606
PARKING LOT
1201 1207 1211
1106 1114 1122 AP PLIANCE SALES/1116 AP TS
1429
1415
1411
1411
1217
TERAYAKI HOUSE
SALVAT ION ARMY THRIFT ST ORE
1420
720
H
1601
1514
SUMNER SCHOOL D IST ADMIN BLDG
DAY AND NIGHT CONVENINCE ST ORE
AT TORNEY & ESCROW OF FICE/ WAREHOUSE
1423
721
10
0
603
RIVERSIDE FORD
1510
EVERETT ST
724
SR 4
1512
WASHINGTON ST
PARKING LOT
RED APP LE PARKING LOT
ACADEMY ST
IMPERIAL MANOR APT S
KID'S WORLD DAYCARE
STATE ST
510
NARROW ST
STATE ST
502
0 914 91 N6 9 1
8
90
6
90
823
70
503
442
80
437
430
AV
429
426
515
412
1313
PARKING LOT
MAPLE ST
RED APP LE PARKING LOT
907
ACADEMY ST SUMNER ANIMAL G RU B
714
408
816
813
6
815
CENT RAL REFRIGERATION
718
646
1307
1218 1222 1302 1306 1310 1314
1104
710 714
640
QU EST
704
638
809
634
CHERRY AV
626
702
624
618
NICHOLSON'S DRU G ST ORE LIQUOR ST ORE
BANK OF AMERICA
MAPLE ST
20
614
805
610
TRAIN ST ATION
801
643
723
639
713 717 721
637
603
631
TR AF FI C
423
STATE ST 326
RA IL RO AD
1228 1116
AV 627
HEDG ES ENGINEERING
1213
MAIN ST
SUMNER HOME MORTG AG E
SUMNER RED APPLE MARKET
814
625
MAIN ST
1008 1016 1006 1012-14 1018
PARKING LOT
MAPLE ST
802
619
ELIZABETH ST
COMPUT ER SALES
MAPLE ST
ST
646
RU EBEN KNOBLAUCH HERITAGE PARK
USED B OOK STORE SU MNER WOODWORKER ST ORE HOT PRESS T SHIRTS/ CAT MAN
NA RR OW
611
803
419
1111
FRY AR 1116 1008
1006
1006
TRAFFIC AV
LY NAE FASHION HAIR DESIGN
901
902 820 816
R&S PRINTING
TR AF FI C
913
914 911
646 1/2
1301
1419
725
13114 63RD ST E
SEWER T REATMENT P LANT
413
401
SR SR 410 41 HW 0 HW Y Y W E
63RD ST E SU MNER SEWER TREATMENT PLANT
646 1/2
637 1/2
802
E
ST
638 1/2
626
804
N N1 RP
Y
606 612
E RD S R4 10 HW
SU NSET CHEVROLET
SHOP-AUTO-REP
S R4 10 C IOF W
E
E AT ST
5
7 16 SR
12825 HOUSTON RD
U HO
ON ST
13 10
819
SR 41 0H W Y
825
910
WAY NE S ROOFING
HUNT AV
W
6 24
6 20
6 42 6 38
6 26
6 14
504
NR TO US HO
910
Y
607
W MAIN ST
3 13 22 D E
6 33 -631
906
SR 41 0H W
6 27
91 AV 0
601
YN HW
MP RA
12721 HOUSTON RD E
6 17 6 15
1205
PARKING LOT
1101, 1101 1/2, MARKS / 1105APGALLERY PHARMACY TS/LOD GE 1103 1107 1109 1115 1117 1119
CORNER GIFT BOX
GAST HOUSE B AKERY COB WEBS REMOVED GIFT STORE/ ANT IQU ES ANT IQU E SHOP / P ICKET FENCE FISHING TACKLE/ ANT IQU ES/G IFT S HOBB Y
AFF ORDAB LE G UITARS/ SUMNER B ICY CLE/T -SHIRT S/ MARG ES SALO
USED TRUCKS SUNSET CHEVROLET
BERRY LAND REST AURANT/ G OLD EN RULE BEARS/ THE B OUNTY BASKET / RS 2ND FLOO ANTIQUES/GIFT S
909 1003 1005 1011 1002
926
816
7 07
01
905
SUNSET CHEVROLET FLEET SALES
7 ST AIN WM
6 39
ART S & CRAFTS ST ORE REMOD/CLOSED
129TH AVCT E
S
7 25
6 45
823
MAIN ST
7 13
WY W
SR410 HWY E
OF CI
Y AV E
TRAVEL AGENCY/ HAIR ST YLING SHARKEY'S TAVERN/ K C KABOOSE B LUE LANT ERN RESTAU RANT ANT IQU ES
SUMNER WEST MINI MALL
809
6 41
DAFFODIL HOUSE
1710
1413
1412 1416
D AV WOO
7 16 SR
7 SR16
ARCO - AM-P M MINI-MARKET PSI STORE
SUMNER COLLISION CENTER
SPINNING AV
67 SR1
SR 410 H
N N1 RP 67 R1
THE OLD CANNERY FURNITU RE SALES
01
815
SR16
FS 7 C IO
R
PS AM
1 34
13315
613 617619
FS 7 CIO SR16
YN HW
VALLE
08
MCKINNON AV
67 SR1
YS HW
PARKING LOT ARCO
CHERRY AV
EY LL VA
BULK P LANT W3-0 03
12902 VALLEY AVE E
1 36
E AV
BLDG D NW LANDSCAPE/ MCD ONALDS SPECTRA
91
5 PACIF IC PRIDE PUMPS AND BU LK PLANT
H WY
CHERRY AV
R
IF IC
1409
EVERETT ST
ALSINS AP TS
NORTH ST G ARD EN MARKET LT D
KMS SALON/ BREAD BOX
SUMNER WEST
DENT AL ROLF EDLUND DDS
BLDG A G REG SHUSTER, D DS
1201
NORTH ST 1014
1006
YN HW
AC 01 P
W/ 7-00 8 RONALD T RACY , DD S BLDG B
08
67 SR1
COCO J OES RESTAU RANT
1007
ST
AV
13127 13209
P AM
GE
TR AF FI C
S WY 67 H SR1
RIVERSIDE TAVERN
RIMBEY SHEET MET AL
WASHINGTON ST
MCLEND ON HARDWARE
611
13123
BR ID
E AV 13704
CLE
13119
R
1231
HW Y
N
SR 16 7 12726
SUMNE
N N1 RP 167 SR
EY LL VA
1205
1204
E
SUMNER MULTI SERVICE CENTER
ER E MN DR SU HTS IG HE
RE SD
13025
1016
1230
HW
YS
57TH ST E
CIT Y LIB RARY
HT IG HE
13015
SOMMERS BUSINESS PARK
HANSEN, HANSEN & J OHNSON
PARKING FOR OLD CANNERY
TS DR E HEIGH
1502
ST ORAGE & AZT EC ROOF SY ST EMS
EVERETT ST
1310 E
SR 16 7
ER MN SU
13005
13113
S WY 67 H SR1
T ES
EXECU TIVE AP TS
SUMNER POST OFFICE
25 11
5629
W
EY LL VA
11 PACI 21 FIC AV
E
17
1711
AV FRY AR
5
E
Parcels and Buildings
CHURCH OF CHRIST
LANGDON ST
PARAMETRIX INC
Y
R ST
P UGET POWER SUMNER SUB STAT ION
PARAMETRIX ENGINEERS
HW
ZEHNDE
1310
9
13 42
E DR
13 PACI 07 FIC AV
1302
ROY AL AIRE CAMPERS SHOP
JOHNSON & BARLOW CPA'S
13428
18
PUGET SOUND POWER
E 13 PACI 25 FIC AV
E
1218
1212
717
W Y
E
14 PACI 05 FIC AV
56TH STCT E
12925
WESTERN WOOD
1213
1208
1
16TH ST
1216
1300
TE
D OO EW
131ST AV E
E IGHTS DR
SUMNER HEIGHTS DR E
VA LL EY H
1122
1515 1519 1521
1507 1513
1501
16TH ST
1411
1504
131ST AV E
W ES T
HS 56T
EDG
HE SUMNER
56TH ST E
MARRI WOOD AP TS
12815 12819
1022 1106 1110 1114 1118
1016
TE HS 56T
1205
ZEHNDER ST
Figure 2
1718 SUMNER LODGE NURSING HOME
SQUIR
1409
SPENCER ENVIRONMENT AL
1504 1115
IND & COMM PAINT ING SESSLER
12807
1517
1512 1516 1520 1524
1516
55TH ST E
12901 12903 12907 12915
1621
1528
E
1711
ELM ST
WESTERN WOOD PRESERVING
MET AL ST G BLDG
15 PACI 01 FIC AV
W
D OO
AV
LU MB ER Y ARD
1711
STEELE AV 1600
1616
FRYAR AV
132ND AV E
16 PACI 09 FIC AV
WESTERN WOOD PERSERVING
ER AV
131ST AVCT E
FLEISCHMANNS Y EAST & VINEG AR
53RD STCT E PRECISION AEROSPACE COMPOSIT ES
PEASE AV
WESTERN WOOD PRESERVING
17
TACOMA AV
128TH AV E
1528 ID T INC
SLEIGHB ELLS CHRIST MAS SHOP PE & CAFE
1701
34
1530
VAD IS NW PASSESSARY JIT
17
1511 1514
B RIG HT HORIZ ON METALS
21
1710
FANT ASY N/C
1802
1812
E 1802 STEELE AVE B US SERVICING
MELODY APTS
1723 1727 1801 1803 1807 1803
WY YH
P IVET TA BROS. CONST RUCTION
PRECISION AEROSPACE COMPOSIT ES
1
1615
1512 1820
E LL VA ST WE
E DR OD WO GE ED
SONOCO-T RENDED INVEST MENT -ANNUAL IND USTRIAL RPT
53RD STCT E
N PF1 67 R
1533
HUBBARD ST
HUBBARD ST
ALL PURPOSE STRUCTU RES
12803
2003
2014 2004 1920 PASQUIRE PANEL-WAREHOU SE
1408
Town Center Plan
WOODWORTH & CO ASPHALT P LANT
1901
RE
City of Sumner
1819
DD
1815
ED GE WO O
WILLIAMS AV
RE
51ST ST E
12725
WILLIAMS AV
PASQUIER PANEL
WAT TLES CO-GB W B ATT ERY
WASHINGT ON RHU BARD GROWERS ASSOC
1911 1915 1919
LL UP ST
131ST AVCT
PU YA
WESTERN BEER DISTRIBU TING
1728
50TH STCT E
ED GEW OO DD
E
RE
RD WELL
CT E
50TH STCT E
ED GE WO OD D
1706 WAREHOUSE /OFFICE
528
529
250
500 Feet
ST
WILLIAMS AV
E
E
E LL VA WY YH
18TH ST
PEASE AV
STEELE AV
D OO W
AV
Figure 3
ELM ST
Existing Land Use Map
AV OO D W
132ND AV E
FRYAR AV
53RD STCT E
TACOMA AV
E
E DR
131ST AVCT E
HUBBARD ST
HUBBARD ST
ST WE
OD WO GE ED
53RD STCT E
Town Center Plan BONNEY AV
DR
PU YA LL UP
50TH STCT E
131ST AVC OO D
City of Sumner
WILLIAMS AV
1ST ST
E L RD WEL
CT E
TH STCT E
ED GE WO OD DR EDE GE WO OD DR EED GE W
16TH ST
OO D
AV
LEGEND:
16TH
16TH ST
Town Center Plan Area Parcels, 11-03 Highways Railroads
W
BONNEY AV
LAWRENCE AV
WOOD AV
PARK ST
20.79 acres
Vacant
BONNEY AV
VOIGT ST
PARK ST
THOMPSON ST
LEWIS AV
ACADEMY ST
LEWIS AV
BOYD
PARK ST
N
W OO D
AV
Scale: 1" = 500'
E
0
BONNEY AV
MEADE AV
MEEKER AV
ACADEMY ST
ACADEMY ST
OF
BOY
CI W
DE AV
THOMPSON ST
ALDER AV
3
SUMNER AV
PARK ST
PARK ST
Commercial
W
MAPLE ST
MAPLE ST
MEEKER AV
SUMNER AV
ACADEMY ST SUMNER AV
RYAN AV
ALDER AV
MAPLE ST
MAPLE ST
ACADEMY ST
MEEKER AV
MEADE AV
WOOD AV
SUMNER AV
RYAN AV RYAN AV
ALDER AV
KINCAID AV KINCAID AV
ACADEMY ST
R AV
THOMPSON ST
THOMPSON ST
KINCAID AV
PARK ST
BONNEY AV
MCMILLAN AV
ST
SUMNER AV
RYAN AV
ST RA IL RO AD ALDER AV
ST CHERRY AV
ST NA RR OW
2
CHERRY AV
AV TR AF FI C
CHERRY AV
NARROW ST
2 2
THOMPSON ST
DR
10
R
2
ACADEMY ST
ACADEMY ST
MAPLE ST
MAPLE ST
4
Civic
36.08 acres
MAIN ST
MAIN ST
GUPTIL AV
4 SR
E
2
MAPLE ST
21.29 acres
MAIN ST
HARRISON ST
4
410 RPN 1W
CLE
RAM P SR
H W Y
5+ 5+
MCKINNON AV
HARRISON ST
5+
5+
2
HARRISON ST
HARRISON ST
SR 41 0
AV TR AF FI C
HUNT AV
W
MAIN ST
MAIN ST
AV
Y
HUNT AV
H W
STATE ST
OF W
SR 41 0
STATE ST
2
E
3
KINCAID AV
NA RR OW
TRAFFIC AV
AV TR AF FI C
AV TR AF FI C
ELIZABETH ST
MAPLE ST
Industrial
Note: Numbers on map represent number of dwelling units
D OO W
63RD ST E
STATE ST
S R4 10 C I
ST
MAIN ST
Multi-Family Residential
20.28 acres
NORTH ST
5+
MAPLE ST
ACADEMY ST
SR SR 41 41 0 H 0 H WY W W Y E
NORTH ST
4.54 acres
MASON ST
AV
E
ST
2
1N PN 7R 16
E AT ST
H W Y
MAIN ST
W MAIN ST
E
SR
E E RDS R4 10
F RY AR AV
MAIN ST
HUNT AV
W
N TO US HO
NORTH ST
ST
Single Family Residential
48.43 acres
WOOD AV
E
2
RYAN AV
DG
AI N WM
H W Y
RA IL RO AD
(STU CK) RIVE R WHIT E BR I
E AV EY LL VA
E
D NR TO US HO SR 41 0
E
E AV EY LL VA
SPINNING AV
S
H W Y
Y AV
Y W
DR E GHTS ER HEI SUMN
P M RA
F IO 7C 16 SR
SR 41 0
VALLE
Land Uses
WASHINGTON ST
WASHINGTON ST
D WOO
N PF1
129TH AVCT E
N WY 67 H SR1 SR410 HWY E
MP RA
N N1 RP
N
VA
H
WASHINGTON ST
YDER LN
N WY 67 H SR 1
S IOF 67 C SR SR1 F S 410 O I HW 67 C YW SR1
7 16 SR
1 PN 7R
T ES W
EY LL
EVERETT ST
WOOD AV
S N Y
SR 16
7H W
SR 16
7H W Y
57TH ST E
ER E MN DR SU HTS IG HE
S WY 67 H S R1
P Y N AM HW R 167 SR
EVERETT ST
EVERETT ST
RE SD HT IG HE ER MN SU
S WY 67 H SR1
S WY 7H
WOOD AV
LANGDON S E
56TH STCT E
16 SR
MCMILLAN AV
FRY AR AV H W Y
5+
SUMNER AV
DR E
VA LL EY
E ST
131ST AV E
SUMNER HEIGHTS
W ES T
TH 56
E DR OD WO GE ED
S DR E HEIGHT SUMNER
TE HS 56T
56TH ST E
ZEHND ER ST
ZEHNDER ST
VENKA AV
131ST AV E
55TH ST E
S
250
500 Feet
2003
2014 2004
WILLIAMS AV
PASQUIER PANEL
RE
PASQUIRE PANEL-WAREHOU SE
1513 1510
1512 1820
MELODY APTS
FANT ASY N/C
1814
1812
1807 1803
SONOCO-T RENDED INVEST MENT -ANNUAL IND USTRIAL RPT
1530
1532
VAD IS NW PASSESSARY JIT
30 17 13
BONNEY AV
1701
17
19
17 05 17 29 16 13 16
AV 16
11
OO D W
09
1601
01 16
1517
1512
1509
1508 1416
1412
1413
1423 1405
BONNEY AV
1502
1505 1501 1423 1417
1502
1411
1414
1415
1420
1426
1425
MCMILLAN AV
1422 1412
LAWRENCE AV
1505
1508
1506 1424
01 15
1411
WOOD AV
1418
1511
1510 1514
AV
29 15
OO D W 07 15
13 13
1325 1313
BONNEY AV
SPARTAN APTS
1531
1519
Photo Date: 04-02
926 922
911
910 904 832
903 825
826 822
821
818
1704
1708
1615 1619
1623
1703
1707
812
811
808
807
804
1716
1803
1720
1804
1616
1722
1716
1706
1620
1425
1429 63
1436
1430
9
1438
63
5
1807 62
18 03
1420
9 62
5 62
HERITAGE PARK
531
WO OD
1808 1 61
9
AV
61
5 60
515
528 518 512
9 513 517 521
520 0 514
EADE AV
9 513 517 521
ERVENKA AV
518 522 10 514
1804
1728
604
1419
1410
725
723
MEEKER AV
1721
1715
VOIGT ST
1502
9 513 517 521
LEWIS AV
829 825 817 803
811
818 812 804
1624
5
528
529
E S
ACADEMY ST 1620
730 726 710
1611 1612
711
727 723 719
BOYD
711
1415
1401
PARK ST
SUMNER ROT ARY CLUB /B OY SCOUT S
W
735
734
1715
1707
1611 1615
1612 1616
1702
1402
500 Feet
N
1802
817
903 825 821 817 813 809 805
MEEKER AV
816 822 812 804
1714
907
MEEKER AV
908
907 901 817 811
MEADE AV
818
732
1710
1620
ACADEMY ST
1506
1422
1704
1613
1616
1503
ACADEMY ST
726 720 714 708
1516
804
812
813 805
812
816
817
820
821 801
727 729 733 721 717
914
911
MEADE AV
914 908
1504
1416
1611
MAPLE ST
821
821
1408
1607
1517
MAPLE ST
1406
715
BONNEY AV
1005
915 913
WOOD AV
1417
1315
709
1702
E
512
MAIN ST 1620
1612 1616
903
WOOD AV
901
UNIT ED MET HOD IST CHURCH
1604
SUMNER MANOR APTS
907
MAIN ST
1518
703
SUMNER AV
1504 CHILD CARE CENT ER
LEWIS AV
1012 1016 1020
912 916 902 906 908
915 913 825
CHURCH PARKING LOT
250
Scale: 1" = 500'
1707
1420 P AUL G RAHAM CHIROP RACT OR
904
1416
MAPLE ST
807 809 813 819
SUMNER AV
1410
GREAT NORTHERN ASSURANCE
BONNEY AV
SUMNER AV
907
912 906 902
1406
525
521
1809
WASH
1101
1111
1515
MEDICAL B LD G
512
1118
1725
0
ROCKY'S MEATS
1309
517
1114
1719
1506
09
1121
CORBIN APT
518
1711 1715
1640
1201
WOOD AV
1202
1507
1502
532
1111 1113 1115
1110
1631
1608
1602
MAIN ST
1402
DAIRY FREEZ E
826 820 816 812 802 734 730 724 718 714 706 710 1132 608
1102
1603
1303 1307
1316 1518
THOMPSON ST
1016
1726
1313
1318
MCMILLAN AV
1304
1215 1207 1209
1515
1810
1802
CHEVRON
PARK ST
SUMNER AV
1128
604
ALDER AV
1312
1215
1122
1718
Town Center Plan Area Parcels
1722
1301
1401 1311 1315 1319 1301 1305
1308 1314
WOOD AV
1320
1319 1311
SUMNER AV
727 707 701
702 1112 1116
1714
SUMNER HIG H SCHOOL
ACADEMY ST
721 713
RYAN AV
726 706 710 714 718 722
725 715 719
ALDER AV
707 711
714 718 722 724 702 706 710 614 608 1008 1012
917
RYAN AV
805 801 733
732
731 723 715 719 705 709 711 1002
911
903 825 815 809
RYAN AV
818 812 808 802
811
ALDER AV
802
801
810
821
822
KINCAID AV
KINCAID AV
918
1506
1423 1427 1431 1435 1501
1419
1412 1416 1420 1424 1428 1432 1434
MAPLE ST
513
912
907
902 904 908 912 914 918-920
921
824 820 816 812 806 802 734 730 726 722 718 710 714 704 908
1502
NOR WESTER APT S
1314
520 524
902
1108 1114 1118 1202 1206 1210 1214
1114 1118
RYAN AV
1102 1106 1110 1012
RYAN AV
720 910
921 909
ALDER AV
907
908
901
902 908
913
916
KINCAID AV
ST A R8 9 2 RO8 W
0 914 91 N6 9 1
8
90
6
90
823 817 815 809 801 733 725 723 713 717 721 709 705 826
1103
1306
NAPA AUT O PARTS
ACADEMY ST
ELEVEN-O-T HREE APT S
THOMPSON ST
517
519
816
1015
1801
1612
6
4
812
1005
1519
1604
60
21
903
THOMPSON ST
1003
1711
533 AV WOOD
808
603
815
1507
1522
6
W
233
724
AT TORNEYS OFF ICE
PARK ST 1102
1422 1428 1430 1432
MASON ST
WEAVER APTS
VALLEY CHRIST IAN ASSEMB LY
1105
WASH B APTIST CONVENTION
1520
61
720
OFF ST PARKING
PARK ST
1008
Phase I Opportunity Sites Other Opportunity Sites Longer Term Opportunity Sites
LEE ANN APT S
MAIN ST
BOYD A
OF CI
227
CHERRY AV
816
805
811
ST ANDREWS CAT HOLIC CHURCH
OFF STREET P ARKING
ACADEMY ST
1101
1302
RY AN HOUSE
MAPLE ST
POLICE ST ATION PARKING
1108
1313
TWIN APT S
POLICE ST ATION PARKING
1102
1229
1202
CIT Y HALL PARKING LOT
1020
1001
1002
1225
GRAND CENTRAL ST AKEHOUSE
PARKING LOT
PARKING LOT
PARK ST
918
KINCAID AV
805
THOMPSON ST 708
1010
ST ANDREWS CHU RCH
904
702
801
1106 1114 1122 AP PLIANCE SALES/1116 AP TS
WASHINGT ON MUTU AL
1215
MAIN ST
FRONTIER BANK
20
715
1201 1207 1211
PARKING LOT
BEACH HOUSE QUALITY PARKING LOT T AVERN CLEANERS
DENISE B. LO DDS
SALVAT ION ARMY THRIFT ST ORE
EXECU TIVE ACCOUNT ING AND T AX SERVICE
ACADEMY ST
PARK ST
PARKING F OR FIRE STAT ION
THOMPSON ST
228
1109 1113 1117 1203 1205
ST RA IL RO AD
1111
ST 624
620
816
VALLEY BAPT IST CHURCH
1308
ST RA IL RO AD
1228 1116
AV
RPN 1W
714
911
LEGEND;
BONNEY AP TS
1707
1609 1611 1404
4 62
0 41 SR
RA
618 610
603
HUNT AV
CHIROP RACT IC CLINIC
SHARRON APT S
1515
GUPTIL AV
E
SUMNER MORTGAG E
S R4 10 C IOF W
RAM P SR 410
SR 41 0H W Y
702 706 708
614
620
510
HARRISON ST
616
506
HARRISON ST 502
606 612
438 442
604
430
IMPERIAL MANOR AP TS
809 811
HARRISON ST
HARRISON ST
13222 320 63RD ST E HARRISON ST
907
1805 1802
1718 1722
SU MNER ECON-O-WASH
TERAYAKI HOUSE
1104
ACADEMY ST
604
507
512
501
SNYDER LN
445
8
443
614
439
AV
435
TR AF FI C
429
DR 2 18
425
RIVERSIDE FORD
1714
NORTH ST
POLICE ST ATION & CITY HALL
SUMNER T OWING & REPAIR
1801
Potential Opportunity Sites
16TH ST 1702
1610
WASHINGTON ST
1418
1411
1217
TINY 'S T IRE
Figure 4
SUMNER SCHOOL D IST ADMIN BLDG
DAY AND NIGHT CONVENINCE ST ORE
AT TORNEY & ESCROW OF FICE/ WAREHOUSE
MAPLE ST
RED APP LE PARKING LOT
1721
1713
1606
PARKING LOT
CARD SALES/ TAYLOR INTERIORS/ ALD ER ST DELI/ HAIR SALON
MAPLE ST
1417 1421
1414
705
417
SU M
HUNT AV
706 415
1601
1514
1508 1512 1516
WASHINGTON ST
A V 712
409
813
ACADEMY ST IMPERIAL MANOR APT S
1415
1411
709
W
401
LIQUOR ST ORE
QU EST
1502
713
W Y
CENT RAL REFRIGERATION
KID'S WORLD DAYCARE
NICHOLSON'S DRU G ST ORE
1503 1507 1509 1511
1430
71
H
0
603
HEDG ES ENGINEERING
BANK OF AMERICA
1424
OD WO 6
10
80
STATE ST
510
SUMNER HOME MORTG AG E
1429
717
SR 4
TRAFFIC AV
NE R
70
6
815
STATE ST
502
AV
503
442
613 617619
437
430
MCKINNON AV
429
426
515
412
714
408
SUMNER ANIMAL G RU B
TR AF FI C
423
STATE ST 326
803
804 419
TRAIN ST ATION
814
646
802
640
728
638
712
634
CHERRY AV
624
618
NARROW ST
614
1213
MAIN ST
SUMNER RED APPLE MARKET
704
626
ELIZABETH ST 610
COMPUT ER SALES
1008 1016 1006 1012-14 1018
PARKING LOT
MAPLE ST
NA RR OW
643
SU MNER WOODWORKER ST ORE HOT PRESS T SHIRTS/ CAT MAN
TR AI N
639
725 NARROW ST
637
RU EBEN KNOBLAUCH HERITAGE PARK
USED B OOK STORE
ST AT IO
91 AV 0
TR AF FI C
911 901
902 820 816
631
1313
1420
720
13114 63RD ST E
SEWER T REATMENT P LANT
627
1205
1423
721
SU MNER SEWER TREATMENT PLANT
625
1510
EVERETT ST
724
SR SR 410 41 HW 0 HW Y Y W E
63RD ST E
413
401
802
E
ST
619
LY NAE FASHION HAIR DESIGN
MAIN ST
GAST HOUSE B AKERY COB WEBS REMOVED GIFT STORE/ ANT IQU ES ANT IQU E SHOP / P ICKET FENCE FISHING TACKLE/ ANT IQU ES/G IFT S HOBB Y
AFF ORDAB LE G UITARS/ SUMNER B ICY CLE/T -SHIRT S/ MARG ES SALO
R&S PRINTING
MAPLE ST
1307
1419
725
E AT ST
Y
N N1 RP
12825 HOUSTON RD
611
HUNT AV
7 16 SR
DE SR NR TO 41 US 0H HO W
913
914 910
910
E
825
5
819
13 10
646 1/2 637 1/2
906
SPINNING AV
SR 41 0H W Y
SU NSET CHEVROLET
638 1/2
626
1515 1519 1521
1512
1710
1413
1412 1416
D AV WOO
129TH AVCT E
WAY NE S ROOFING
6 20
6 42 6 38
1002
926
816 USED TRUCKS SUNSET CHEVROLET
SHOP-AUTO-REP
6 14
504
NR TO US HO
6
6 26 6 24
01
6 45
905
SUNSET CHEVROLET FLEET SALES
7 07
7 ST AIN WM
6 41
6 39
33 31 6 27 -6
6 15
607
W MAIN ST
3 13 22 D E
W
1008 7 25
7 13
6 17
Y
FRY AR 1116
Y AV E
823
MAIN ST
SUMNER COLLISION CENTER
1301
1218 1222 1302 1306 1310 1314
BEARS/ THE B OUNTY BASKET / 1101, G OLDRSEN2NDRULEFLOO ANTIQUES/GIFT S CORNER 1101 1/2, MARKS / GIFT BOX 1105APGALLERY PHARMACY TS/LOD GE 1103 909 1003 1005 1011 1107 1109 1115 1117 1119
TRAVEL AGENCY/ HAIR ST YLING SHARKEY'S TAVERN/ K C KABOOSE B LUE LANT ERN RESTAU RANT ANT IQU ES
SUMNER WEST MINI MALL
809
01
MP RA
12721 HOUSTON RD E
BERRY LAND REST AURANT/
ARCO - AM-P M MINI-MARKET PSI STORE
ART S & CRAFTS ST ORE REMOD/CLOSED
SR 41 0H W
ARCO
THE OLD CANNERY FURNITU RE SALES
601
SR410 HWY E
S
08
WY W
N WY 67 H SR1
OF CI
1 36
E
SR 410 H
V 1 34
13315
IF
815
SR16
FS 7 C IO
MP RA
N WY 7H SR16
FS 7 CIO SR16
N N1 RP 167 SR
VALLE
P AC
E
1409
EVERETT ST
ALSINS AP TS
NORTH ST G ARD EN MARKET LT D
PARKING LOT
611
67 SR1
YS HW
AV
BLDG D NW LANDSCAPE/ MCD ONALDS SPECTRA
CHERRY AV
BULK P LANT W3-0 03
12902 VALLEY AVE E
EY ALL
WY IC H
SUMNER WEST
DENT AL ROLF EDLUND DDS
BLDG A G REG SHUSTER, D DS
1201
NORTH ST 1014
KMS SALON/ BREAD BOX
91
5 01
PACIF IC PRIDE PUMPS AND BU LK PLANT
W/ 7-00 8 RONALD T RACY , DD S BLDG B
08
MP RA
MCLEND ON HARDWARE
1007
ST
1006
YN HW
GE
RIMBEY SHEET MET AL
WASHINGTON ST
N
67 SR1
RIVERSIDE TAVERN
AV
67 SR1
COCO J OES RESTAU RANT
BR ID
E AV 13704
TR AF FI C
13127 13209
R
EY LL VA
CLE
13123
YS HW
SUMNE
N N1 RP 167 SR
1231
HW Y
N
SR 16 7 13025
ER E MN DR SU HTS IG HE
RE SD
13015
13119
7 16 SR
SUMNER MULTI SERVICE CENTER
HT IG HE
13005
13113
YS HW
T ES
1205
1204
E
PARKING FOR OLD CANNERY
TS DR E HEIGH
1016
1230
HW
YS
57TH ST E
SR 16 7
ER MN SU
12925
SOMMERS BUSINESS PARK
HANSEN, HANSEN & J OHNSON
CIT Y LIB RARY
SUMNER AV
1310 E
25 11
5629
12815 12819
W
EY LL VA
11 PACI 21 FIC AV
E
1502
ST ORAGE & AZT EC ROOF SY ST EMS
EVERETT ST
PARAMETRIX INC
Y
R ST EXECU TIVE AP TS
SUMNER POST OFFICE
PARAMETRIX ENGINEERS
HW
1507 1513
1501
16TH ST
LANGDON ST
9
5
13 PACI 07 FIC AV
ZEHNDE
1310
ROY AL AIRE CAMPERS SHOP
JOHNSON & BARLOW CPA'S
13428
1302
P UGET POWER SUMNER SUB STAT ION
E
1810
DAFFODIL HOUSE
PUGET SOUND POWER
E 13 PACI 25 FIC AV
56TH STCT E
1218
1212
AV
E
14 PACI 05 FIC AV
E
1213
1208
717
W Y
1122
FRY AR
VA LL EY H
13 42
SUMNER HEIGHTS DR E
MARRI WOOD AP TS
12807
WESTERN WOOD
1216
1300
TE
E DR
E IGHTS DR
131ST AV E
D OO EW
56TH ST E
W ES T
HS 56T
HE SUMNER
EDG
TE HS 56T
1205
ZEHNDER ST
1022 1106 1110 1114 1118
1802
16
1528 1516 1504
131ST AV E
1016
1809
CHURCH OF CHRIST
16TH ST
1504 1115
IND & COMM PAINT ING SESSLER
1801
SQUIRE AP TS
1409
SPENCER ENVIRONMENT AL
MET AL ST G BLDG
55TH ST E
15 PACI 01 FIC AV
1718 SUMNER LODGE NURSING HOME
WESTERN WOOD PRESERVING
1621
1600
1616
E
PRECISION AEROSPACE COMPOSIT ES
1290112903 12907 12915
WESTERN WOOD PERSERVING
1512 1516 1520 1524
16 PACI 09 FIC AV
FRYAR AV
132ND AV E
PRECISION AEROSPACE COMPOSIT ES
ER AV
131ST AVCT E
FLEISCHMANNS Y EAST & VINEG AR
53RD STCT E
W
D OO
LU MB ER Y ARD
1711
STEELE AV
53RD STCT E
PEASE AV
WESTERN WOOD PRESERVING
1711
ELM ST
AV
17
TACOMA AV
1528 ID T INC
SLEIGHB ELLS CHRIST MAS SHOP PE & CAFE
1701
34
1710
18TH ST
B RIG HT HORIZ ON METALS
17
1511 1514
1723 1727 1801
E 1802 STEELE AVE B US SERVICING
1802
P IVET TA BROS. CONST RUCTION
1617
WY YH
E DR OD WO GE ED
E LL VA ST WE
SUMNER TOWING IMPOUND LOT AND HOUSE
CONST R Y ARD
1723
ALL PURPOSE STRUCTU RES
1615
HUBBARD ST
HUBBARD ST
1408
1533
21
ST ST E
Town Center Plan
WOODWORTH & CO ASPHALT P LANT
1819
DD
1815
ED GE WO O
WILLIAMS AV
RE
City of Sumner
1901
1920
WAT TLES CO-GB W B ATT ERY
WASHINGT ON RHU BARD GROWERS ASSOC
1911 1915 1919
LL UP ST
131ST AVCT
PU YA
WESTERN BEER DISTRIBU TING
1728
50TH STCT E
ED GEW OO DD
E
RE
RD WELL
CT E
TH STCT E
ED GE WO OD D
1706 WAREHOUSE /OFFICE
ST
WILLIAMS AV
E
E
E LL VA WY YH
18TH ST
PEASE AV
STEELE AV
D OO W
AV
Figure 5
ELM ST
Sumner Zoning Map
AV OO D W
132ND AV E
FRYAR AV
53RD STCT E
TACOMA AV
E
E DR
131ST AVCT E
HUBBARD ST
HUBBARD ST
ST WE
OD WO GE ED
53RD STCT E
Town Center Plan BONNEY AV
DR
PU YA LL UP
50TH STCT E
131ST AVC OO D
City of Sumner
WILLIAMS AV
1ST ST
E L RD WEL
CT E
TH STCT E
ED GE WO OD DR EDE GE WO OD DR E ED GE W
16TH ST
16TH
LEGEND:
W
OO D
AV
16TH ST
WOOD AV
SUMNER AV
RYAN AV
RA IL RO AD
ST
F RY AR AV
BONNEY AV BONNEY AV
MCMILLAN AV
ST RA IL RO AD
(STU CK) RIVE R
MAIN ST
MAIN ST
Low Density Residential 6,000
SUMNER AV
BONNEY AV
PARK ST
OF
BOY
CI W
DE AV
THOMPSON ST
LEWIS AV LEWIS AV
MEEKER AV
BOYD
PARK ST
ACADEMY ST
VOIGT ST
W OO D
AV
Scale: 1" = 500'
E 0
BONNEY AV
MEEKER AV
ACADEMY ST
ACADEMY ST
VENKA AV
THOMPSON ST
PARK ST
R AV
THOMPSON ST
THOMPSON ST
PARK ST
PARK ST ALDER AV
THOMPSON ST
KINCAID AV
CHERRY AV
PARK ST
Medium Density Residential
W
MAPLE ST
MAPLE ST
MEADE AV
RYAN AV
SUMNER AV
ACADEMY ST
ACADEMY ST
RYAN AV
ALDER AV
KINCAID AV
CHERRY AV
ACADEMY ST
MAPLE ST
MAPLE ST
SUMNER AV
ACADEMY ST
ACADEMY ST
MAPLE ST
MAPLE ST
ALDER AV
KINCAID AV
CHERRY AV
ST NA RR OW
NARROW ST
MAPLE ST
HARRISON ST
YDER LN
10
R
Low Density Residential 12,000
N
MAIN ST
MAIN ST
MEEKER AV
WOOD AV
RYAN AV
SUMNER AV
MAIN ST
MEADE AV
MAIN ST
ALDER AV
ST
KINCAID AV
NA RR OW
TRAFFIC AV
AV
AV
TR AF FI C
4 SR
E
410 RPN 1W
Light Industrial
4.82 acres
GUPTIL AV
H W Y
31.59 acres
WOOD AV
RYAN AV MAIN ST
MAPLE ST
MCKINNON AV
HARRISON ST
RAM P SR
SR 41 0
AV TR AF FI C
HARRISON ST
HARRISON ST
CLE
W
Heavy Industrial
NORTH ST
AV
Y
AV
H W
STATE ST
TR AF FI C
SR 41 0
STATE ST
General Commercial
15.58 acres
2.62 acres
D OO W
63RD ST E
STATE ST
DR
ST
MAPLE ST
ACADEMY ST
SR SR 41 41 0 H 0 H WY W Y W E
HUNT AV
E
ELIZABETH ST
HUNT AV
H W Y
ST IN MA
TR AF FI C
1N PN 7R 16
E AT ST
SR
E E RDS R4 10
N TO US HO
OF W
H W Y
NORTH ST
AV
SR 41 0
E
W
HUNT AV
D NR TO US HO
Central Business District
24.50 acres
MASON ST
W MAIN ST
S R4 10 C I
H W Y
NORTH ST
ST
MAIN ST
E
19.27 acres
57.62 acres E
E
W
SR 41 0
DG
E AV EY LL VA
SPINNING AV
S
Y AV
E AV EY LL VA
DR E GHTS N ER HEI N1 SUMN RP
P M RA
F IO 7C 16 SR
VALLE
BR I
Zoning Designations
WASHINGTON ST
WASHINGTON ST
D WOO
N PF1
129TH AVCT E
7
N WY 67 H SR1 SR410 HWY E
MP RA
N N1 RP
Y W
ER E MN DR SU HTS IG HE
N WY 67 H SR 1
S IOF 67 C SR SR1 F S 410 O I HW 67 C YW SR1
7 16 SR
7
H
WASHINGTON ST
WHIT E
RE SD HT IG HE ER MN SU
S WY 67 H S R1
16 SR N MP WY RA H 7 16 SR
EY LL
E
EVERETT ST
WOOD AV
S N Y
SR 16
7H W
SR 16
7H W Y
57TH ST E
VA
LAWRENCE AV
LANGDON S EVERETT ST
EVERETT ST
T ES W
Town Center Plan Area Parcels, 11-03 Highways Railroads
E
56TH STCT E
S WY 67 H SR1
YS HW
WOOD AV
FRY AR AV H W Y
SUMNER AV
DR E
VA LL EY
E ST
131ST AV E
SUMNER HEIGHTS
W ES T
TH 56
E DR OD WO GE ED
S DR E HEIGHT SUMNER
56TH ST E
ZEHND ER ST
ZEHNDER ST
TE HS 56T
MCMILLAN AV
131ST AV E
55TH ST E
S
250
500 Feet
E
ST UP ALL PUY WES
TACOMA AV
BONNEY AV
WO
OD
AV
PEASE
RAI
SUMNER AV
AD ST RYAN AV
R AV
RAI
LRO
FRYA
LEGEND:
Town Center Plan Area Parcels
BONNEY AV
LAWRENCE AV
MCMILLAN AV
16TH ST
Zoning Designations Central Business District General Commercial Heavy Industrial Light Industrial Low Density Residential 12000 Low Density Residential 6000 Medium Density Residential Mixed Use Development
LANGDON ST
BONNEY AV
ST AD LRO
UC (ST ITE
MCMILLAN AV
R IVE K) R
E
IOF
10 C
SR4
30.69 acres 25.60 acres
WASHING 15.58 acres
MASON ST
2.62 acres 28.18 acres
NORTH ST
THOMPSON ST
PARK ST PARK ST
THOMPSON ST
OD
BONNEY AV
MEEKER
Scale: 1" = 500'
LEWIS AV
MEEKER
MEADE AV
MAPLE ST MAPLE ST
MAIN ST
0
250
ACADEMY ST ACADEMY ST
AV
PARK ST
LEWIS AV
BOYD PARK ST
WO
MAIN ST
MEEKER
SUMNER AV
SUMNER AV
ALDER AV
ACADEMY ST ACADEMY ST
17.30 acres
MAIN ST
MEADE AV
SUMNER AV
RYAN AV
ALDER AV
RYAN AV
RO NAR
PARK ST
MAIN ST
MAPLE ST MAPLE ST
RYAN AV
T CHERRY AV
WS
AV FFIC TRA V FFI TRA
HARRISON ST
MAIN ST MAIN ST
MAPLE ST ALDER AV
WS T KINCAID AV KINCAID AV
RO NAR
MAPLE ST
KINCAID AV KINCAID AV
WY
THOMPSON ST
MAIN ST MAIN ST
ACADEMY ST
W
NYDER LN
10 H
MASON ST
VOIGT ST
WO
OD
AV
N
VOIGT ST W
E S
WO
OD
GUPTIL AV
SR4
Sumner Zoning Alternative
23.68 acres
CA
FFI TRA
64TH STCT E
HARRISON ST
STATE ST
WASHINGTON ST
T
ST MAIN
MCKINNON AV
STA
STATE ST HUNT AV
T TE S
ES
ELIZABETH ST
V
STATE ST
NORTH ST NORTH ST
MAIN ST
CA
RD E
IDG
MAPLE ST
HUNT AV
ST
BR
W SPINNING AV
129TH AVCT E
DE ON R
AV E
Figure 6
14.53 acres
AV
TON
S HOU
DE
EY A VALL
EY VALL
EVERETT EVERETT
WASHINGTON ST
WH
RE OD D EWO EDG
57TH ST E
WOOD
YW
VE
VALLEY AV E ON R T US O H
HOU
HW
WO
EVERETT
WOOD AV
410
Town Center Plan Substitute
ELM ST
V
A OD
WOOD AV WOOD AV W OO DA V
R AV FRYA
ST E SR SR1 167 H 67 H WY WY S N
131ST AV E
56TH
SR
ZEHNDER ST
EVERETT
ALDER AV
132ND AV E
131ST AVCT E
E
D DR E WY N
7H SR16
AV E SR1 S Y HW N1 N 7 P 6 1 R R S 67 F S 7 HWY N MP SR1 O I C 7 6 SR1 RA SR16
R410 HWY E
STEELE AV
HWY
EDGEWOO
ZEHNDER ST
YS 67 HW
18TH ST
16TH ST 16TH ST 16TH ST
SUMNER AV SUMNER AV
E
FRYAR AV
DR
LLEY
OD
WO
PMUD
PMUD
ST E 56TH SUMNER HEIGHTS DR E
VALLEY
City of Sumner
T VA
GE
ED
56TH STCT E
PUYALLUP ST
HUBBARD HUBBARD
55TH ST E
131ST AV E
56TH ST E
PUYALLUP ST
WILLIAMS AV
131ST AVCT E
L RD E
D DR
ALDWEL
WOO
29TH AVCT E
EDGE
PUYALLUP ST
AV
500
750
1000 Feet
1513 1510
SUMNER TOWING IMPOUND LOT AND HOUSE
CONST R Y ARD
1814
18TH ST 1532
30
1723
17 13
19 17
1701
BONNEY AV
1617
05 17 29 16 13 16
AV 16
11
OO D W
09 16
1601
01 16
1512
1509
1508 1416
1412
1413
1423 1405
BONNEY AV
1502
1505 1501 1423 1417
1502
1411
1414
1415
1420
1426
1425
MCMILLAN AV
1422 1412
LAWRENCE AV
1505
1508
1506 1424
01 15
WOOD AV
1418
1511
1510 1514
AV
29 15
OO D W 07 15
13 13
1325 1313
1316
BONNEY AV
1313 1301
1318
MCMILLAN AV
1304
1215 1207 1209
Buildings Reviewed in 1982/83 County Cultural Resources Survey Buildings which were Replaced or Demolished
1531
r
1506
Ryan House
922 910
907
904 832 826
1703
1707
818
817
812 808 804
803
804
807
818 812
813 809
LEWIS AV
822
1623
1715
1707
S 821
1615
ACADEMY ST 1716
1720
1715 1716
1706
1620
1721 1722
1728
1429 63
1410
1420
1436
1430
9
1438
63
5
62
9
18 0
1425
62
5 62
WO OD
1 61
9
AV
61
5 60
515 09
528 518 512
9 513 517 521
520 0 514
EADE AV
9 513 517 521
ERVENKA AV
518 522 10 514
531
532
HERITAGE PARK
604
1419
725
723
MEEKER AV
1616
1702 1415
1401
LEWIS AV
730 726 710
1619
VOIGT ST 711
727 723 719
BOYD
711
1611 1612
E
0
735
734
732
829 825 811 1708
817
BONNEY AV
1704
1611 1615
PARK ST
SUMNER ROT ARY CLUB /B OY SCOUT S
W
811
903 825 821
1624
817
1612 1616 1620
ACADEMY ST
1506
Scale: 1" = 500'
N
1714
1620
1616
1503
1422
1710
1613
805
812
MEEKER AV
816 822
821
804
805
804
812
811
MEADE AV
817
820 818
817 813
816
812
1516
ACADEMY ST
726 720 714 708
1611
1704
903
MEEKER AV
901
908
907
914
911
MEADE AV
914 908
1504
1416
821 801 727 729 733
721 717
BONNEY AV
1005
915 913
WOOD AV
901
821
825
1408
1406
715
1702
MAPLE ST
MAPLE ST
1315
9 513 517 521
512
CORBIN APT
MAIN ST 1620
1612 1616
1607
1517
MAPLE ST
709
1604
SUMNER MANOR APTS
926
MAIN ST
1518
703
SUMNER AV
1504 CHILD CARE CENT ER
904
WOOD AV
902 906 908 912 916
915 913 825
CHURCH PARKING LOT
1314
512
1118
1725
SPARTAN APTS
1519
1502
517
1114
1719
1707
1420 P AUL G RAHAM CHIROP RACT OR
1417
807 809 813 819
SUMNER AV
1416
UNIT ED MET HOD IST CHURCH
1402
513
1110
1715
1101
1111
1502
MEDICAL B LD G
1309
9
1102
1711
1640
1201
WOOD AV
1202
1515
1507
THOMPSON ST 1016
1303 1307
1401 1311 1315 1319 1301 1305
1308 1314
WOOD AV
1320
1319 1311
SUMNER AV
912 906 902 826 820 816 812 802 734 730 724 718 714 706 710 608
1410
GREAT NORTHERN ASSURANCE
PARK ST
SUMNER AV
1121
1406
ROCKY'S MEATS
907
917
RYAN AV
911 907
805 801 733 727
RYAN AV
713 707 701
702 1111 1113 1115
604
614 608
1008 1012
903
902 904 908 912 914 918-920
825 818
815 809
812
RYAN AV
808 802 732 726 706 710 714 718 722
725 715 719
ALDER AV
702 706 710
707 711
714 718 722 724
723 715 719
KINCAID AV
705 709 711 1002
1012 1016 1020
RYAN AV
821
822
ALDER AV
810
811 801
802
731
1103
THOMPSON ST 918
1132
520 524
912
1128
1631
1608
MAIN ST
1402
DAIRY FREEZ E
ACADEMY ST
721
KINCAID AV
816 812 806 802 734 730 726 722 718 908
SUMNER AV
1114 1118
RYAN AV
1102 1106 1110 1012
921
824 820
817 902
1108 1114 1118 1202 1206 1210 1214
1109 1113 1117 1203 1205
ST RA IL RO AD 720 910
921 909
ALDER AV
907
908
901
902 908
913
916
KINCAID AV
ST 826
1015
ELEVEN-O-T HREE APT S
521
519
816
1005
1312
1215
1122
1603
1602
533 AV E WOOD
812
1003
1112 1116
1102
180
Town Center Plan Area Highways Railroads Existing Buildings, 2002 Parcels, 11-03
CHEVRON
MAPLE ST
PARK ST WASH B APTIST CONVENTION
1515
1518
5 525
4
733
THOMPSON ST
1008
1718
1726
6
21
725 709 705
815
1002
1105
1714
1722
60
E
ST ANDREWS CAT HOLIC CHURCH
1711
1612
6
233
808
918
1306
NAPA AUT O PARTS
ACADEMY ST
VALLEY CHRIST IAN ASSEMB LY
1604
61
W
227
724
1108
1412 1416 1420 1424 1428 1432 1434
MAIN ST
BOYD A
OF CI
228
720
904
1101
ALDER AV
811
AT TORNEYS OFF ICE
PARK ST
518
805
THOMPSON ST 708
1001
PARK ST
517
801
710 714
712 704 624 620
VALLEY BAPT IST CHURCH
715
ST ANDREWS CHU RCH
PARK ST
PARKING F OR FIRE STAT ION
THOMPSON ST
0 914 91 N6 9 1
8
90
6
90
823 816 728
725 NARROW ST
816
616
620 618
800
KINCAID AV
RPN 1W
714
r
OFF STREET P ARKING
OFF ST PARKING
ACADEMY ST
1519
1522
4 62
0 41 SR
RA
614
CHIROP RACT IC CLINIC
LEGEND:
SUMNER HIG H SCHOOL
WEAVER APTS
FRONTIER BANK
1102
1302
RY AN HOUSE
MAPLE ST
POLICE ST ATION PARKING
1609 1611 1404
1507
GUPTIL AV
E
SUMNER MORTGAG E
604
RAM P SR 410
SR 41 0H W Y
702 706 708
614
610
510
AV
506
HARRISON ST
903
HARRISON ST 502
603
442
HUNT AV
438
604
430
809 811
HARRISON ST
HARRISON ST
13222 320 63RD ST E HARRISON ST
0
507
512
501
SNYDER LN
445
8
443
TR AF FI C
439
DR 2 18
435
NARROW ST
HUNT AV
706 429
BONNEY
1707
1515 1520
1506
1423 1427 1431 1435 1501
1419
705
425
SHARRON APT S
NOR WESTER APT S
MASON ST
1313
MAIN ST
FRONTIER BANK
1020
1229
TWIN APT S
POLICE ST ATION PARKING
1511
1508 1512 1516
1502
709
417
1225
1202
1104
1010
18
1718 1722
LEE ANN APT S
A V 712
415
1714
SU MNER ECON-O-WASH
BEACH HOUSE QUALITY PARKING LOT T AVERN CLEANERS
1215
GRAND CENTRAL ST AKEHOUSE
CIT Y HALL PARKING LOT
1422 1428 1430 1432
713
409
CARD SALES/ TAYLOR INTERIORS/ ALD ER ST DELI/ HAIR SALON
WASHINGT ON MUTU AL
ACADEMY ST
1801
16TH ST 1702
1610
WASHINGTON ST
1418
7
401
911
TINY 'S T IRE
POLICE ST ATION & CITY HALL
SUMNER T OWING & REPAIR
1721
1713
1606
NORTH ST
DENISE B. LO DDS
EXECU TIVE ACCOUNT ING AND T AX SERVICE
1502
1430
1417 1421
1414
OD WO 16
W
PARKING LOT PARKING LOT
1424
717
W Y
1601
1514
PARKING LOT
1201 1207 1211
PARKING LOT
1503 1507 1509
1415
1411
1411
1217
DAY AND NIGHT CONVENINCE ST ORE
1106 1114 1122 AP PLIANCE SALES/1116 AP TS
1420
720
H
1510
SUMNER SCHOOL D IST ADMIN BLDG
TERAYAKI HOUSE
SALVAT ION ARMY THRIFT ST ORE
1429
WASHINGTON ST
1218 1222 1302 1306 1310 1314
AT TORNEY & ESCROW OF FICE/ WAREHOUSE
1423
721
10
80
603
RIVERSIDE FORD
1512
EVERETT ST
724
SR 4
1313
PARKING LOT
RED APP LE PARKING LOT
ACADEMY ST
IMPERIAL MANOR AP TS
1307
PARKING LOT
MAPLE ST
RED APP LE PARKING LOT
907
IMPERIAL MANOR APT S
KID'S WORLD DAYCARE
STATE ST
510
815
ST
6
813
70
STATE ST
502
AV
503
442
613 617619
437
430
MCKINNON AV
429
426
515
412
714
408
A R8 9 2 RO8 W
TRAFFIC AV
CENT RAL REFRIGERATION
ACADEMY ST SUMNER ANIMAL G RU B
QU EST
704
646
702
640
NICHOLSON'S DRU G ST ORE LIQUOR ST ORE
BANK OF AMERICA
MAPLE ST
20
638
809
634
CHERRY AV
626
805
624
618
801
614
723
610
TRAIN ST ATION
713 717 721
643
HEDG ES ENGINEERING
1213
MAIN ST
SUMNER HOME MORTG AG E
SUMNER RED APPLE MARKET
603
639
TR AF FI C
423
STATE ST 326
ST
1228 1116
AV 637
MAIN ST
1008 1016 1006 1012-14 1018
PARKING LOT
MAPLE ST
814
631
COMPUT ER SALES
MAPLE ST
802
627
RU EBEN KNOBLAUCH HERITAGE PARK
USED B OOK STORE SU MNER WOODWORKER ST ORE HOT PRESS T SHIRTS/ CAT MAN
NA RR OW
625
803
419
1111
FRY AR 1116 1008
1006
1006
911
LY NAE FASHION HAIR DESIGN
901
619
ELIZABETH ST 815
HUNT AV
820 816
R&S PRINTING
TR AF FI C
913
914 902
825
646
1301
1419
725
13114 63RD ST E
SEWER T REATMENT P LANT
413
401
SR SR 410 41 HW 0 HW Y Y W E
63RD ST E SU MNER SEWER TREATMENT PLANT
646 1/2
611
802
E
ST
646 1/2
804
N N1 RP
Y
606 612
E RD S R4 10 HW
638 1/2
637 1/2
S R4 10 C IOF W
E
E AT ST
5
7 16 SR
12825 HOUSTON RD
U HO
ON ST
13 10
819
SR 41 0H W Y
SU NSET CHEVROLET
SHOP-AUTO-REP
626
DAFFODIL HOUSE
1710
1413
1412 1416
D AV WOO
910
WAY NE S ROOFING
910
W
6 24
6 20
6 42 6 38
6 26
6 14
504
NR TO US HO
6 33 -631
906
Y
607
W MAIN ST
3 13 22 D E
129TH AVCT E
SR 41 0H W
6 27
91 AV 0
6 17 6 15
1205
PARKING LOT
1101, 1101 1/2, MARKS / 1105APGALLERY PHARMACY TS/LOD GE 1103 1107 1109 1115 1117 1119
CORNER GIFT BOX
GAST HOUSE B AKERY COB WEBS REMOVED GIFT STORE/ ANT IQU ES ANT IQU E SHOP / P ICKET FENCE FISHING TACKLE/ ANT IQU ES/G IFT S HOBB Y
AFF ORDAB LE G UITARS/ SUMNER B ICY CLE/T -SHIRT S/ MARG ES SALO
USED TRUCKS SUNSET CHEVROLET
BERRY LAND REST AURANT/ G OLD EN RULE BEARS/ THE B OUNTY BASKET / RS 2ND FLOO ANTIQUES/GIFT S
909 1003 1005 1011 1002
926
816
7 07
01
6 45
905
SUNSET CHEVROLET FLEET SALES
7 ST AIN WM
6 39
ART S & CRAFTS ST ORE REMOD/CLOSED
601
YN HW
RA IL RO AD
N HW Y
7 25
6 41
823
MAIN ST
7 13
MP RA
12721 HOUSTON RD E
Y AV E
TRAVEL AGENCY/ HAIR ST YLING SHARKEY'S TAVERN/ K C KABOOSE B LUE LANT ERN RESTAU RANT ANT IQU ES
SUMNER WEST MINI MALL
809
WY W
SR410 HWY E
S
7 SR16
ARCO - AM-P M MINI-MARKET PSI STORE
SUMNER COLLISION CENTER
SPINNING AV
67 SR1
SR 410 H
N N1 RP 67 R1
THE OLD CANNERY FURNITU RE SALES
01
815
SR16
FS 7 C IO
R
PS AM
08
G ARD EN MARKET LT D
PARKING LOT ARCO
CHERRY AV
EY LL VA 1 34
13315
1 36
E AV
1014
BLDG D NW LANDSCAPE/ MCD ONALDS SPECTRA
1409
EVERETT ST
ALSINS AP TS
NORTH ST
KMS SALON/ BREAD BOX
SUMNER WEST
DENT AL ROLF EDLUND DDS
611
FS 7 CIO SR16
YN HW
VALLE
W/ 7-00 8
1201
NORTH ST
RONALD T RACY , DD S BLDG B
BLDG A G REG SHUSTER, D DS
WY IC H
CLE
67 SR1
YS HW
1007
ST
91
5 PACIF IC PRIDE PUMPS AND BU LK PLANT
RIMBEY SHEET MET AL
WASHINGTON ST
CHERRY AV
R
IF
GE
1006
YN HW
AC 01 P
RIVERSIDE TAVERN
1205
1204
MCLEND ON HARDWARE
08
67 SR1
COCO J OES RESTAU RANT
E AV 13704
AV
67 SR1
R
EY LL VA
BR ID
TR AF FI C
13127 13209
P AM
SUMNE
N N1 RP 167 SR
1231
1230
HW SR 16 7 13123
YS HW
BULK P LANT W3-0 03
12902 VALLEY AVE E
OF CI
SUMNER MULTI SERVICE CENTER
ER E MN DR SU HTS IG HE
13025
TS DR E HEIGH
1016
E CIT Y LIB RARY
1308
57TH ST E
PARKING FOR OLD CANNERY
RE SD
13015
13119
7 16 SR
E
HT IG HE
13005
SOMMERS BUSINESS PARK
HANSEN, HANSEN & J OHNSON
SR 16 7
ER MN SU
12925
13113
S WY 67 H SR1
Y
1502
ST ORAGE & AZT EC ROOF SY ST EMS
EVERETT ST
1310 E
YS
5629
W
T ES
HW
EXECU TIVE AP TS
SUMNER POST OFFICE
SUMNER AV
E
1983 Cultural Resources Survey
CHURCH OF CHRIST
LANGDON ST
PARAMETRIX INC
EY LL VA
R ST
P UGET POWER SUMNER SUB STAT ION
PARAMETRIX ENGINEERS
11 PACI 21 FIC AV
ZEHNDE
1310
25 11
13 PACI 07 FIC AV
17
1711
AV FRY AR
5
13428
1302
ROY AL AIRE CAMPERS SHOP
JOHNSON & BARLOW CPA'S
56TH STCT E
18
PUGET SOUND POWER
E 13 PACI 25 FIC AV
E
1218
1212
717
W Y
E
14 PACI 05 FIC AV
13 42
E DR
12815 12819
WESTERN WOOD
1213
1208
1
16TH ST
1216
1300
TE
D OO EW
131ST AV E
E IGHTS DR
SUMNER HEIGHTS DR E
VA LL EY H
1122
1515 1519 1521
1507 1513
1501
16TH ST
1411
1504
131ST AV E
W ES T
HS 56T
EDG
HE SUMNER
56TH ST E
MARRI WOOD AP TS
12807
1022 1106 1110 1114 1118
1016
TE HS 56T
1205
ZEHNDER ST
Figure 10
1718 SUMNER LODGE NURSING HOME
SQUIR
1409
SPENCER ENVIRONMENT AL
1504 1115
IND & COMM PAINT ING SESSLER
12726
1517
1512 1516 1520 1524
1516
55TH ST E
12901 12903 12907 12915
1621
1528
E
1711
ELM ST
WESTERN WOOD PRESERVING
MET AL ST G BLDG
15 PACI 01 FIC AV
W
D OO
AV
LU MB ER Y ARD
1711
STEELE AV 1600
1616
FRYAR AV
132ND AV E
16 PACI 09 FIC AV
WESTERN WOOD PERSERVING
ER AV
131ST AVCT E
FLEISCHMANNS Y EAST & VINEG AR
53RD STCT E PRECISION AEROSPACE COMPOSIT ES
PEASE AV
WESTERN WOOD PRESERVING
17
TACOMA AV
128TH AV E
1528 ID T INC
SLEIGHB ELLS CHRIST MAS SHOP PE & CAFE
1701
34
1530
VAD IS NW PASSESSARY JIT
17
1511 1514
B RIG HT HORIZ ON METALS
21
1710
FANT ASY N/C
1802
1812
E 1802 STEELE AVE B US SERVICING
MELODY APTS
1723 1727 1801 1803 1807 1803
WY YH
P IVET TA BROS. CONST RUCTION
PRECISION AEROSPACE COMPOSIT ES
1
1615
1512 1820
E LL VA ST WE
E DR OD WO GE ED
SONOCO-T RENDED INVEST MENT -ANNUAL IND USTRIAL RPT
53RD STCT E
N PF1 67 R
1533
HUBBARD ST
HUBBARD ST
ALL PURPOSE STRUCTU RES
12803
2003
2014 2004 1920 PASQUIRE PANEL-WAREHOU SE
1408
Town Center Plan
WOODWORTH & CO ASPHALT P LANT
1901
RE
City of Sumner
1819
DD
1815
ED GE WO O
WILLIAMS AV
RE
51ST ST E
12725
WILLIAMS AV
PASQUIER PANEL
WAT TLES CO-GB W B ATT ERY
WASHINGT ON RHU BARD GROWERS ASSOC
1911 1915 1919
LL UP ST
131ST AVCT
PU YA
WESTERN BEER DISTRIBU TING
1728
50TH STCT E
ED GEW OO DD
E
RE
RD WELL
CT E
50TH STCT E
ED GE WO OD D
1706 WAREHOUSE /OFFICE
528
529
250
500 Feet
ST
City of Sumner
WILLIAMS AV
Town Center Plan
DR E
51ST ST E
V ST WE E WY YH LE AL
TACOMA AV
AV
Figure 11
ELM ST
Critical Area Map
AV W OO D
132ND AV E
FRYAR AV
53RD STCT E
W
D OO
BONNEY AV
131ST AVCT E
STEELE AV
128TH AV E
E DR OD WO GE
18TH ST
PEASE AV
ED
53RD STCT E
HUBBARD ST
HUBBARD ST
WILLIAMS AV
DR EED GE WO OD
PUYALLUP ST
PU YA LL UP
131ST AVCT E WO OD
E
50TH STCT E
D ELL R ALDW
H AVCT E
50TH STCT E
ED GE WO OD DRE EG D E
PUYALLUP ST
16TH ST
16TH ST
LEGEND:
W OO D
AV
16TH ST
BONNEY AV BONNEY AV
MCMILLAN AV
WOOD AV
SUMNER AV
OA D RA
WOOD AV
SUMNER AV
WOOD AV
RYAN AV
MAIN ST
W LEWIS AV
BONNEY AV
MEEKER AV
SUMNER AV
ALDER AV
PARK ST
VOIGT ST
PARK ST
W
K
C
EADE AV
THOMPSON ST
ERVENKA AV
THOMPSON ST
PARK ST
ACADEMY ST
LEWIS AV
MEEKER AV
BOYD
SUMNER AV
RYAN AV
PARK ST
PARK ST
ACADEMY ST
ACADEMY ST
W OO D
AV
E
0
MAPLE ST
MAPLE ST
MEADE AV
RYAN AV
ALDER AV
SUMNER AV
ACADEMY ST
ACADEMY ST
NER AV
THOMPSON ST
THOMPSON ST
SNYDER LN
KINCAID AV
PARK ST
THOMPSON ST
IRCLE
ACADEMY ST
ALDER AV
KINCAID AV
CHERRY AV
NARROW ST
CHERRY AV
AV IC AF F TR N1 W
ACADEMY ST
ACADEMY ST
BOYD A
F IO
SR
KINCAID AV
ST OW NA RR
AV IC IC AF F
0 RP
DR
E
MAPLE ST
MAPLE ST
GUPTIL AV
Y
0C 41 SR
RA M P
SR4 1
MAPLE ST
MAPLE ST
HARRISON ST
MCKINNON AV
HARRISON ST
RAM P
SR 41 0H W
TR
HARRISON ST
HARRISON ST
CL E
W
MAPLE ST
AF F
CHERRY AV
AV AF FI C TR
MAPLE ST
Scale: 1" = 500'
N
MAIN ST BONNEY AV
MEADE AV
WOOD AV
RYAN AV
MAIN ST
MAIN ST
SUMNER AV
MAIN ST
ALDER AV
KINCAID AV
ST OW NA RR
TRAFFIC AV
MAIN ST
AV
W Y
RYAN AV
ST OA D IL R MAIN ST
TR STATE ST
HUNT AV
0H
NORTH ST
OD WO
SR 41 63RD ST E
STATE ST
AV
STATE ST
HUNT AV
ST
MAPLE ST
ACADEMY ST
SR SR 41 41 0 H 0 H WY W W Y E
W
E
ELIZABETH ST
10 C IOF
Y
ST
N
E AT ST
H W
SR4
E E RDS R4 ON 10 ST
NORTH ST
MASON ST
W MAIN ST
E
1 PN 7R
U HO
Y
D NR
HUNT AV
TO US HO SR 41 0H W
AV
MAIN ST
A IN WM
W
NORTH ST
ST
E
SPINNING AV
129TH AVCT E
S
E
Flood Zones (FEMA)
100-Year Flood Zones Areas with Minimal Flooding
D AV WOO
F IO 7C
AV
AV
E
6 R1 PS M RA
16 SR
W Y
VALLE Y AV
Y LLE VA
Y LLE VA
Sumner Shoreline Setbacks Wetlands
WASHINGTON ST
WASHINGTON ST
RA RE
F1 N
H
M RA
N
S DR E HEIGHT
ER E MN DR SU HTS IG HE
D TS
7 RP
SR410 HWY E
SR 41 0
YN HW
N1 RP 67 R1 S P
N M WY RA 7H
N R SUMNE N1 RP 67 R1 S P
BR ID GE
Critical Areas:
EVERETT ST
IL R
UCK ) RIV ER
H IG HE
6 SR1
SR1
N WY 67 H
67 SR1
S WY
6 SR1
FRY AR
R NE
FS 7 CIO SR SR16 F S 41 0 IO C H 67 WY SR 1 W
67 H
S WY
WASHINGTON ST
E (ST
E
WHIT
M SU
T ES W
EY LL VA
Y W H
ST
57TH ST E
SR 16 7H W SR Y 16 S 7H W Y N
E SR1
67 H
EVERETT ST
EVERETT ST
56TH STCT E
SR1
YS HW
WOOD AV
LANGDON ST
E
SUMNER HEIGHTS DR E
Town Center Plan Area Parcels, 11-03 Highways Railroads
E
MEEKER AV
HW Y
LAWRENCE AV
V AR A
E ST
VA LL EY
FRY
H 56T
W ES T
DR
131ST AV E
S DR HEIGHT
OD WO GE ED
SUMNER
TE
AV E
67 SR1
ZEHNDE R ST
ZEHNDER ST
HS 56T
56TH ST E
MCMILLAN AV
131ST AV E
55TH ST E
S
250
500 Feet
2 004
W ILLI AMS AV
A S P Q UIE R PANEL
1 920 A S P Q UIRE PANEL-W AREHO USE
1513
1533
SUM NERTO WI NG IM POUN DLOT AND HO USE
30
1016
1110
1114
1118
1 610
#
1722 1 313
B ON N EY AV 1631
1608
1711
1715
Proposed Trailhead
1725
1640
1531
1 111
1809 WASHIN GTO N ST
Proposed Water Access
Photo Date: 04-02
1415
1429
1420
1430
1619
1623
1703
1707
9 26 9 07 9 03 8 21 8 11
8 12
8 12
1803
1811
1817 1903 1907 ACA DEM Y ST
1814
1904
1916
VOI GT ST 1706 1620
1616
1721
1804
1815
1905 VOI GT ST
1915
1818
1906 7 06
1722
7 25
L EWI SA V
1715 1716
1728
639
1436
U S O OD F
629 625
1808
621
HERIT AG E PARK
5 31
5 32
1901
1807
635
1438
W OO D
1815 1814
1907 63RD STCT E 1904
1914
619
AV
615 605
E
S
1804
1720
7 23
1611 1612
1502
10
U MN E S R ROTA RY CL U B/B O Y SCOU TS
9 11
9 22
1615
1716
1906
W
8 25
8 26 8 32 9 04 L EWI SA V 1708
ST
MCDO NALDS RE S TAU RANT
8 17
8 22
1704
7 30 7 10
M EEK ER A V
7 26
1419 1425 PARK ST
1410
8 07
8 18
1624
MA I N
7 35
1620
1818
OFFICE 1S T F L O OR/ APTS 2N DFLO OR
1 80 3
1402
8 08
ACA DEM Y ST
1616
1812
1911
Source: City of Sumner Community Development/ Park Department
8 04
1715
1702 1401
PARK ST
1802
9 10
9 07 9 03 8 29 8 25 8 17 8 11
8 04
1707
400 Feet
N
UBW AY/ STATE F S A RM
1714
8 03
8 12
8 18
B ON N EY AV
8 21 8 13 8 17 8 09
8 16 8 22 8 04
8 05
1615
1612
7 34
1710
1620
ACA DEM Y ST
1506
7 11
7 27 7 23 7 19 7 11
B ON N EY AV
9 04
9 03
9 14 9 08
M EEK ER A V
9 11 9 07
8 12
M EEK ER A V
8 25
1616
1611
7 32
1422
1704
1613
7 03
B OY D
1702
9 01 8 21 8 11
8 17
8 20 8 12 8 18 M EAD E A V
1611
200
MAIN ST 1620
MAPLE ST
ACA DEM Y ST
7 26 7 20 7 14 7 08
1616
UM NER MA NOR APTS S
1503
1406
7 15 7 17 7 21 7 27 7 29 7 33
1612
1607
1516
8 04
8 13 8 05
8 12
8 01
1504
1315
7 09
1604
MAPLE ST 1416
8 17
8 21
1408
0
MAIN ST
1518 MEDI CAL BLDG
1517
MAPLE ST
8 16
SU MN ER A V 8 07 8 09 8 13 8 19 8 21
9 08 9 14 M EAD E A V
CH URCH A RKING LOT P
UNI TE D M ETHOD IS T CH URCH
1309
UNI TE D
Proposed Restroom
% $
1719
P ARTAN APTS S
1519
1906
PARKI NG LOT FO R WI L ARD YO UTH CENTER WI L ARD YO UTH CENTER
1 303 1 307
1 304 1 318 M CMI LLAN AV 1 313 1 301
1603
1907 LAN GD ON S
1814
6 32
1 207 1 209
1825
1810
1726
1612
60 6
CORBI NA P T
1802
1 101 8 25
9 02 6 08
1102
1801
1718
1506
1504
PAUL G RAHAM CHIL D CARE CENTER CHIRO PRACTOR
1417
8 26 8 20 8 16 8 12 8 02 7 34 7 18 7 24 7 30 SU MN ER A V 7 14 7 06 7 10
7 02
1121
W OO D A V 9 13 9 15 9 01
9 15 9 13
9 08 9 12 9 16 9 02 9 06
9 06
9 07
9 12
SU MN ER A V
R YAN AV 9 11 9 17 9 07 9 03 8 25 8 21 8 15 8 09 8 01
8 05
8 12 8 18 R YAN AV 8 02 8 08
7 06 7 10 7 14 7 18 7 22 7 26 7 32 R YAN AV 7 01 7 07 7 13 7 17 7 21 7 27 7 33
7 25 7 07 7 11 7 15 7 19
1111 1 113 1115
1714
1 201
1515
1 519
1711 LAN GD ON ST
1 316
1 215
1 108 1 114 1 118 1 202 1 206 1 210 1 214 SU MN ER A V
1 202 W OO D A V 1 012 1 0161 020
W OO D A V 1 005
R YAN AV
9 02 90 4 9 08 9 12 9 14 9 18-9 20
9 07 8 11 8 01
A LD ER A V A LD ER A V
7 02 7 06 7 10 6 14 6 08
1008 1012
1132
1 516
1 502 1 510 W RIG HT AV
1 405
1 411
B ON N EY AV 1 405 1 423
1 426
1 508 1 412
1707
1604
1602
Possible Trail Proposed Bike Route Proposed Trail
1 325
1 401
1 320
W OO D A V 1 301 1 305 1 311 1 315 1 319
1 308
IL R RA 1 114 1 118
R YAN AV
1 012
9 21 9 21 9 09
A LD ER A V
8 22 8 10
8 02 7 14 7 18 7 22 7 24
7 31 7 05 7 09 7 11 7 15 7 19 7 23 1002
1507
1502
THO MPSO N ST
THO MPSO N ST 918
1518
5 28
912
1128
ASS UR ANCE
5 21
908
1122
L EVEN- O- THREE APTS E
1103
1506
Existing Trail
O NN E B Y APTS
1 502 1 416
L AWR ENC E AV 1 423 1 501 1 505 1 413
1 502 1 420
1 411
1 412
1 414
1 508
1 506 1 505
1 424 1 422
M CMI LLAN AV 1 415 1 425
15 01
1 411
H ARRON APTS S
1609 1611 1404
1519
1802
1722
1707
20
902
1015
1502
1423 1427 1431 1435 1501
C
V
826
1005
1430 1432
Parcels
1815
Scale:
5 21
724
THO MPSO N ST
1003
1419
ACA DE MY ST
PARK ST 1112 1116
1718
1 509
1 512
1 511
7 15 0
13
W OO D A V
1 418
1714
WASHIN GTO N ST 1422 1428
MAIN ST 1406 GREAT 1410 1416 1420 N ORTHERN
5 22 AV
THO MPSO N ST 808 812 816
1 109 1 113 1 117 1 203 1 205
D ST
1 102 1 106 1 110
OA IL R RA 7 20 9 10
9 13 9 01
K IN CA ID A V
8 16 8 12 8 06 8 02
7 10 7 14 7 18 7 22 7 26 7 30 7 34 K IN CA ID A V
7 28
7 12 7 04 815
1515
1515
1805
CHEVRON
DAIRY FREEZE
5 21
720
ST ANDREW S CATHOLI CCH URCH
1507
WH IT W O
1801
MASO N ST
WEAVER APTS
1215
PARK ST
1 612 1 724 W RIG HT AV
B ON N EY AV 1 701 1 617 1 601 1702
1610
533 VE WO OD A
708
811
1105
1102
1411
MAPLE ST 1314
SU MN ER A V
805
1101
WASH BAPTIS T CON VENTIO N
6 04
801
1008
1511
1 715
17
17 2 17 1
9
17 13 5 17 0 9 16 2 3 16 1
A V 1 16 1
OO D W
16 09
1 16 0
1 510 1 514
A V
15 29
OO D
1606
NOR WESTERA PTS
ROCKY'S MEATS
ACA DE MY ST
VALL E Y CHRI S T I AN ASSEMBLY
0 52 4
715
THO MPSO N ST
9 08
ST
9 16 K IN CA ID A V
9 02 9 08 8 24
8 20
8 17 8 15
C HERR Y AV
8 09
7 04
V A AF TR
VA L EY A PTIS T CH URCH B
1002
1721
16TH ST
61 6
E
1001
PARK ST
918
1509
GU PTI L A
Y
RP N 1W
DAFFODI L HO USE
1713
62 4
H W
4 SR
#
41 0
T ANDREW S CH URCH S
PARK ST A RKING FOR FIRE STATIO N P
904
ACA DEM Y ST
A LD ER A V
SR
U MNER S MOR TGAGE
CHIRO PRACTI C CLI NIC
7 02
RA MP SR4 10
614
O LICE S P T ATI ON & CIT Y HALL
1108
WASHIN GTO N ST 1414 1418
LEGEND;
Town Center Plan Area
E E ANN APTS L
1402
NAPA AUTO PARTS
MAPLE ST
O LICE S P T ATI ON PARKI NG
1102
1313
RYAN HOU S E
ATTORNEYS OFFICE
CIT Y HALL PARKI NG LOT
1020
1229
TWI N APTS
O LICE S P T ATI ON PARKI NG
ACA DEM Y ST
1417 1421
1412 1416 1420 1424 1428 1432 1434
MAIN ST 1302 1306 1312
OFF ST PARK ING
RO NTI ERBAN K F
1010
1225
OFF STREET PARKI NG
MAPLE ST
RE D APPLE PARKI NG LOT UM NER TOW IN G S & REPAI R
K IN CA ID A V
510
816
9 03 7 05 7 09 7 13
506
809 81 1 HA RRI SON ST
6 24
502
# %
HA RRI SON ST 702 706 708 714
HA RRI SON ST
6 20
442
RIVERSID E FORD
507
6 16
438
501
6 04
430
445
6 14 6 18 6 20 M CKI NN ON AV 6 11 6 13 6 176 19
1 322 2 3 20 63R D ST E HA RRISO N ST
443
6 10
425 429 435 439 HA RRI SON ST
V
415
A
409
IM PE RI AL M ANO RAPTS
1411
1817 54TH STCT E 1702
CHURCH O F CHRI ST
1601
EVE RETT ST 1508 1512 1516 1520 1522
1502
705
W
911
1430
V A 712
Y
907
1424
1503 1507
709
H W
A RKING LOT P
XECU TIVE ACCOU NTIN G E AND TAX SE R VICE
WASHI NGTO N MUTU AL
1215
GRAND CENTRAL STAKEHO USE
A RKING LOT P
1810
UM NER HI GH S S C HOO L
E AC HH OUSE B QUALI TY P A RKING LOT TAVERN CL E AN ERS
MAIN ST 1202
1104
ACA DEM Y ST
IM PERIA L MAN OR APTS
KID' S WO RLD DAYCA RE
ST ATE ST 603
FI C
41 0
OA D
1 23 0
NA 8 R R 9 28 O W
90 89 10 91 91 4 69 1
8 23
70 0
ST ATE ST 510
502
AF
SR
%$
442
8 01
8 02
6
813
ACA DEM Y ST UM NER ANI MAL GRUB S
I QUO RSTO RE L QUEST
TINY' S TIRE
1201 1207 1211
1809
1802
SUMN ER CO N- O- WASH E
TE RA YAKI HO USE
DENIS E B . LO DD S
1801
NO RTH ST 1302 1306 1310 1314
DAY AND NI GHT CONVEN INC E STORE
ATTORNEY &ESCRO W OFFICE/ W AREH OUSE
ALVATI ON ARM Y S TH RIF T S T O RE
MAIN ST 1106 APP 1114 1122 L I ANCE BANK OF ALES/ S 1116 APTS AMERI CA
A RKING LOT P
1420
OD WO 716
417
430
503
1515 1519 1521
A RKING LOT P
CARD S ALES/ TAYL O RI NTERI ORS/ AL D ERST D E LI / HAIR SALON
MAPLE ST
8 05
A TR
CE N TRAL REFRI GERATIO N
7 23 7 25 7 33
646
HEDGES E GIN EE N R ING
NICH OLSON' S DRUG S T O RE
COM PUTERSALES
7 17 7 21
640
8 14
638
1718 S M NER LODGE U NURSIN G HOM E
16TH ST 1512 1510 1514
713
401
437
8 16
O W RR
634
A RKING LOT P
RUEBENKN OBLAUCH HERI TAGE P A RK
1412 1416
720
426
429
8 03
423
8 02
419
1 23 1
1 22 8 1 11 6
F RY AR AV 1 11 1 1 11 6
FI C
9 11 9 01
624
8 15
618
MAIN ST 1008 GAST1016 HO USE 1006 1012 -14 BAKERY 1018
COBW EBS REMO VED U S M NER HO ME G IF T STO RE/ ANTI QUE S H OP/ ANTI QUES M ORTG AGE PI CKET FENCE IF SHIN GTA CKLE / ANTIQ UES/G IF TS H OBBY
MAPLE ST
A
9 13
9 14 9 06 9 10 9 02 8 16 8 20
614
E RRYLAN DRESTAUR ANT/ B
1429
717
1311 4 63R D ST E
E W ERTREATM ENT S PLANT
626
TRAIN STATIO N
FI C
326
63RD ST E S MN ERSEWER U TRE A TMENT PLANT
643
1313
UM NER SCHOO L DI S S T AD MI N BL D G
1205 1213 1217 NO RTH ST 1218 1222
1101 G, OLDEN RULE BEARS/THE BO UNTY BASK ET / RS 2ND FLOO ANTI QUES/ GIF TS 1101 1 /2, GALLE R Y/ M ARKS 1105APTS/ LODG E H ARM ACY P 1103 110 7 1109 1115 1117 1119
UM NER REDA PP S L E MARKET
8 04
H W Y H W W Y E
413
ST ATE ST 408 412
6 03
S
639
7 14
TE
637
1507 1513
721
TA
631
1307
1423
724
S
627
1301
1419
725
SR 4 10
401
41 0
7 06
SR
T
610
HU NT A V
E
N
Y
6 04 6 06 6 12 HU NT A V
H W
HOT PRES S T SHI RTS / CATM AN
MAPLE ST
W
41 0
1 PN R 67
SR
IOF
E
1 SR
RD
R4 10 C
E
646 1/2 637 1/2 611 619 625 ELIZ ABE TH ST
V
1710
1409 1413 EVE RETT ST
1415
AV
Y
ON
P M
ST OU H
638 1/2
AL S I NS APTS
D WOO
H W
RA
1282 5 HO UST ON R D
41 0
105 13
HU NT A V
WAYN ES ROO F I NG
SR
H OP-A UTO- REP S
626
R&S PRIN TIN G Y N AE FASHI ON L HAI R DES I GN US E D BOO KSTO RE SUM NER WO ODW ORKER T O RE S
V
504
R
8 25
ON
8 19
ST OU H
W
9 10 SP IN NI NG AV
Y
4 61
SUNSET CHEVROLET
V
223 13DE
4 62
0 62
6 62
2 64
8 63
1002
926
90 6
W MAIN ST
8 15
WY E
5 61
607
W
3
0
601
1 3 7-6 3 6 62
909 1003 1 005 1011
AFFOR DABLE GUI TARS/ UM NER BICYC L S E / T-S HI RTS/ MA RGES SALO
816 USEDTRU CKS UN SE S T CHEVRO LE T
91
7 61
905
UN SE S T CHEVRO LE T FLEET SALES
7 70
T RAF FIC AV
A RTS & CRAFTS T O RE REM OD/ CLOSED S
W
S R4 1 0H W
1 00 8
3 71 01 5 7 164 ST 9 64 IN 63 MA
AF
1
823
MAIN ST
5 72
TR
N RP
SUM NER COLLIS IO N CENTER
E
TRAVEL AGENC Y/ HAI RSTYLI H ARKEY' S N G S TAVERN / CORN E R KC KABOO S E BLUE L AN TERN GIF T BOX RE S TAU RANT AN TIQ UES
UM NER W E S S T MI NI M AL L
809
7 25 NA RR OW ST
7 16 SR
ARCO - AM- PM M IN I- MARKET PSI S T O RE
LN
P AM R
1331 5
ARCO
THE O L D CAN NERY FU RNI TURE SALES
1201
GARD E N MARKET L TD
A RKING LOT P
C HERR Y AV
AV EY LL VA
401 13
N AR RO W ST
N
Y HW CI FIC 1P A 50 608 E 13
C HERR Y AV 6 03
A CIF I CPRI DE P U MPS A ND BULKPLANT P
1007 NO RTH ST 1014
KMS SALON / BREAD BOX
UM NER W E S ST
FI C
Y HW 1 67 SR
W/ 7-0 08 RONALD TRACY, DDS BLDG B
DENTAL RO LF B DG A G RE L G EDLUND DDS SHUSTER, DDS L DG D NW LAN DSCAPE/ B M CDO NALDS SPECTRA
TR
H WY
S
VALL E Y AV
N
ST
80
F 7 CI O R16
YS HW
E
COC OJ O E S RE S TAU RANT
U LKPLANT W3- 003 B
1 67 SR
G
RIM BEY H E T METAL S
WASHIN GTO N ST 1204
MCLENDO N HARDW ARE
ST
P AM R
B RI D
704 13 RIVERSID E TAVERN
1 00 6
N WY 7H 16 SR
N
E
NA
1 67 SR
1
AV EY LL VA
AF
1312 7 1320 9
UM NER MU L S TI S RVI CE CEN TE E R
5 19
1312 3
YS HW
PN 7R 16 SR
NE R H SU M
ST
S Y H W
N
16 7
Y
SR
H W 16 7 SR
1311 3
A
ER E MN D R S U H TS IG HE
E DR
1302 5
V
CIT Y L I BRARY
1205
1 308 1 314
5
TS GH EI H ER MN SU
1301 5
T ES
Y
%
11 2 PAC I 1 FIC A VE
PARKIN GFO R OLDC ANNERY
SD R E EIG HT
1016
1 319
1 31 0
11 2
5 629
W
E LL
Y
XECU TIVE APTS E
EVE RETT ST SOM MERS U S B I NESS PARK
57TH ST E
A RAMETRI XI NC P
W H
1501 1502
T O RAGE & AZTEC S RO OF SYSTEMS
SUMN ER O ST OFFI CE P
HANSEN, H ANSEN& J OHN S ON
A RAMETRI XEN GIN E RS P
#
ER ST
1 311
E 13 0 PAC I 7 FIC A VE
E
ZEH ND
1310
ROYAL AIRE CAMPERS SHO P
J OH NSON & A RL B O W CPA'S
1342 8
1302
PU GET POW ER UM NER SUB STATI ON S
GHTS D R E
56TH STCT E
A
U GET SOU ND POW ER P
13 2 PAC I 5 FIC A VE
E
1218
1216
14 0 PAC I 5 FIC A VE
5 1342
R DD OO
H W Y
1212
SU MN ER A V
E
LL EY
1213
1208
F RY AR AV
ST
VA
1 30 0
H
EW ED G
131ST AV E
SU MN ER HEI
ST
1122
17
131ST AV E
5 6T
W E
1022 1106 1110 1114 1118
13
1 504
1205
ZEHND ER ST
1016 15 0 PAC I 1 FIC A VE
1311 9
W
WESTERN WO OD
1504 1115
IN D& CO MM A INTI NG SES P S LER
E ST TH 56
D
1814
Q UIRE APTS S
1409 16TH ST
SPE N CER N VIRO NM ENTAL E
METAL STG BLDG
56TH ST E
T ACO MA A V
1 517
1 512 1 516 1 520 1 524
1 516
RECI SIO NA E P RO SP A CE CO MPOSI TES
1300 5
WESTERN WO OD PRESE R VING
1 528
16 0 PAC I 9 FIC A VE
55TH ST E
OO
U MBER YARD L
1 621
WESTERN WO OD PERS E RVI NG
1 600
132ND AV E
RECI SIO NA E P RO SP A CE CO MPOSI TES
P EASE AV 1 711
ST EELE AV
F RYA R AV
1 616
131ST AV CT E
53RD STCT E
W
1908
1711
ELM ST
1 723
1 710
L EI S F CH MAN NS YEAST & VI NEGAR
Sumner Trail Plan ELM
1528 IDT IN C
WESTERN WO OD PRESERVIN G
L EIG HBELL S S CHRI S T M AS SHO PP E &C AFE
1701
34
E
1532
VADI S NW A S ESS P ARY J IT
1 728
Y
1 723 1 727 1 801
HW
18TH ST 1530
17
EY
E DR D
1802 S TEE LE AV E BUS E RVI CIN G S
1511 1514
BR IGH T HORI ZON M E TA L S
1 705
A NTASY N /C F
PIV E T TA BROS. CONSTRUCTI ON
1 511
1 820 O NO CO- TRE S N DED INVESTM E N T-AN NUA L IN DUSTRI AL RPT
1 802 1 814 W ILLI AMS AV
1 812
LL VA
O WO GE ED
1 807 1 803
ST WE
MELODY APTS
Figure 12
1615 HU BB ARD ST
1512 CONSTR YARD
1 507
AL L PURPOSE T RU CTURES S
1 501
HU BB ARD ST 1510
1408
WO ODW ORTH & CO ASPHALT PLANT
1 415
D RE
1 417
OO D
1 911 1 915 1 919
ED G EW
1 901
E
WASHI NGTO N RHUBARD GRO WERS AS SO C
1
ST LL U P
WESTERN BE ER DI S T RI BUTI NG
Town Center Plan
2 003
2 014
1706
WAREH OUSE /O F I CE
PU YA
131ST AV CT E R
City of Sumner
1725
1510
WATTLES CO -GBW BATTERY
ED GE W OO DD
1615
1515 PUYA LLU P ST
1402
1 819
E
RD E WEL L CA LD
R
1409
PUYA LLU P ST
1 815
129TH AV CT E OD D
1307 1302
CHURCH O F JE SUS CH RIS T PARKI NG
City of Sumner Town Center Plan July 2005
15 Appendices A. Deleted. Available under separate cover: B. Sumner, Washington Town Center Strategy, Phase I C. Town Center Forum/Meeting Summaries D. Town Center Housing Strategy E. Economic Development Related Studies F. Downtown Parking Study
Appendices
15-3