Chapter 18.29
TOWN CENTER CODE (TCC)
Sections:
18.29.020 Districts in the Town Center.
18.29.060 Performance standards.
18.29.070 Town Center Code adopted.
18.29.010 Purpose.
The Town Center district is intended to be a transit-oriented development area with a mix of residential, commercial, retail and civic uses that serve the neighborhood and the larger region with goods and services. The Town Center features a wide range of types of uses, from multifamily to townhouse and commercial buildings. Motor vehicles are accommodated in the street designs and parking areas, yet the Town Center district strongly promotes a pedestrian scale through building form and connections to the streetscape. The connectivity is accomplished with sidewalks, landscaping, building locations, signage and pedestrian-oriented development. An improved street grid system provides efficient circulation and supports transit. (Ord. 2667 § 1 (part), 2018)
18.29.020 Districts in the Town Center.
The Town Center includes the West Sumner district, riverside district, station district and the historic central business district (mapped as historic district). Each district has its own unique characteristics, whether it is the increased heights allowed in the West Sumner district, or the connection to the White River in the riverfront district, or the proximity to the Sounder Station of the station district, or the historic character of the historic central business district. These characteristics are a primary focus in the Town Center Code. (Ord. 2774 § 21, 2021; Ord. 2667 § 1 (part), 2018)
18.29.030 Principal uses.
Permitted uses in the Town Center districts are as follows:
A. Accessory parks and recreation facilities for use by on-site employees or residents.
B. Adult entertainment businesses subject to chapter 18.38 SMC.
C. Artist’s studio and workshop having a retail component.
D. Automotive and motorized vehicle sales.
E. Wireless communication facilities1.
F. Churches.
G. Existing residential dwellings lawfully constructed as of the effective date of the ordinance codified in this title.
H. Family child care home or family child day care home in accordance with the provisions of SMC 18.16.025; and child day care centers.
I. Health and fitness club.
J. Hospitals.
K. Hotels, bed and breakfasts and tourist homes.
L. Multifamily dwellings; rooming houses and boarding houses; senior apartments, retirement homes, and continuing care communities; assisted living facilities, board and care homes, hospices, or nursing homes.
M. Private clubs, lodges, fraternal organizations, union halls and social halls.
N. Professional offices.
O. Public off-street parking lots.
P. Restaurants.
Q. Retail.
R. Streets.
S. Taverns, micro-breweries, brewpubs, and bars.
T. Theaters and other enclosed commercial recreation establishments such as bowling alleys and arcades.
U. Vocational or fine arts school.
V. Funeral homes, mortuaries, and funeral parlors.
W. Drive-through businesses. Drive-through businesses located in the Town Center historic central business district (historic district on map) are subject to performance standards at SMC 18.16.080(V).
X. Large group homes. (Ord. 2878 § 27, 2024; Ord. 2812 § 12, 2022; Ord. 2774 § 22, 2021; Ord. 2667 § 1 (part), 2018)
18.29.040 Conditional uses.
Conditional uses allowed in the town center districts are as follows:
A. Churches.
B. Cemeteries.
C. Major utility facility.
D. Mass transit systems including, but not limited to, bus stations, train stations, transit shelter stations, and park and ride lots.
E. Public parks and public recreational facilities.
F. Public facilities.
G. Public off-street parking lots, paid.
H. Public garage.
I. Schools, colleges and universities.
J. Temporary homeless encampments in accordance with SMC 18.36.060.
K. Water towers and water supply plants.
L. Craft coffee roasting in the historic district, subject to the standards at SMC 18.29.060(F).
M. Indoor emergency shelters subject to standards at SMC 18.29.060(G).
N. Indoor emergency housing subject to standards at SMC 18.29.060(G).
O. Permanent supportive housing subject to standards at SMC 18.29.060(H).
P. Transitional housing subject to standards at SMC 18.29.060(H).
Q. Behavioral health facility, inpatient.
R. Behavioral health facility, outpatient.
S. Opioid treatment program, mobile unit.
T. Secure community transition facility.
U. Essential public facilities not otherwise listed above. (Ord. 2878 § 28, 2024; Ord. 2794 § 15, 2021; Ord. 2774 § 23, 2021; Ord. 2667 § 1 (part), 2018)
18.29.050 Prohibited uses.
Any use or structure not listed under permitted principal, accessory or conditional uses is prohibited in the Town Center districts unless authorized in chapter 18.36 or 18.46 SMC. (Ord. 2667 § 1 (part), 2018)
18.29.060 Performance standards.
A. Required Landscaping. For each development in the Town Center, a landscape plan shall be submitted for approval by the development services director. The requirements of the city of Sumner design and development guidelines shall be met. Landscape plans shall be prepared and submitted in accordance with chapter 18.41 SMC.
B. Expansion of Specified Existing Uses. Existing residential dwellings lawfully constructed as of the effective date of this title may be maintained as follows:
1. Within 10 years of December 3, 2018, residential uses within the residential zone may expand no more than 75 percent of their existing square footage. After 10 years of December 3, 2018, residential uses within the residential zone may expand no more than 25 percent of their existing square footage as of December 3, 2018. In no event shall an expansion under this section exceed 75 percent of the existing square footage on December 3, 2018, and in no event shall an expansion under this section be permitted if said expansion requires the acquisition of additional property. The expansion shall meet all the development standards of the zoning regulations in place on the date of the permit application, including, but not limited to, setbacks, lot coverage, and building height;
2. Residential uses within commercially zoned properties may expand no more than 25 percent of their existing square footage. The expansion shall meet all the development standards of the zoning regulations in place on the date of the permit application, including, but not limited to, setbacks, lot coverage, and building height;
3. No additional dwelling units may be added;
4. Structures may be rebuilt after a fire or other disaster to original dimensions unless a health or safety impact would occur, provided a complete building permit application has been submitted within three years;
5. Structures that were destroyed by a fire or other disaster prior to December 3, 2018, may be rebuilt to original dimensions unless a health or safety impact would occur without any limitation on time.
C. As applicable, the provisions of the city of Sumner design and development guidelines per chapter 18.40 SMC shall be met for new development, except that open space requirements for senior housing shall be provided in accordance with SMC 18.41.200.
D. As applicable, the provisions of the Town Center Code shall be met for new development.
E. School, Church and Public Parking Facility Height Exceptions. When applicable, a height exception shall be applied for as part of a conditional use permit application to establish such uses or expansion of such uses. Conditionally permitted, school, church and public parking facility uses may exceed building height requirements to a maximum of five stories in the Town Center zones upon approval of such height exception by the hearing examiner. A height exception does not require separate application for a special exception or variance.
F. Craft coffee roasting shall comply with the following performance standards:
1. Roasting is permitted to occur only during the hours of 5:00 a.m. to 7:00 a.m. and 11:00 p.m. to 1:00 a.m., unless the hearing examiner through the conditional use permit finds that other hours will have minimal impact on neighboring properties.
2. Volume of each roast shall not exceed 11 pounds of coffee beans, but may be increased through the conditional use permit, provided roasting occurs within the same time window allowed under subsection (F)(1) of this section.
3. Roasting operations shall comply with Puget Sound Clean Air Agency (PSCAA) regulations for emissions. In addition, at a minimum, roasting equipment shall be fitted with a roaster afterburner or similar infrared clean-burn technology designed to minimize the release of odors and smoke.
4. Exterior mechanical equipment shall be maintained and operated in a manner so as not to exceed 57 dBA, or the maximum permissible noise levels allowed from a Class B EDNA to a Class A EDNA, as defined in SMC 8.14.060.
5. Exterior mechanical equipment and refuse containers shall be screened from neighboring streets and sidewalks. To the extent practicable, screening shall be architecturally compatible with the historic character of the Town Center historic central business district (historic district), as determined by the hearing examiner through the conditional use permit.
6. Roasting operations shall remain incidental and accessory to the on-site retail use and shall not involve wholesale distribution.
7. The hearing examiner through the conditional use permit may modify the above standards, provided the applicant demonstrates that alternative measures can be put in place that will provide an equivalent or higher level of odor and noise control.
G. Indoor emergency shelters and indoor emergency housing shall:
1. Comply with all applicable setbacks, height and other dimensional standards as required in the district;
2. Be limited to no more than five families or 20 occupants, whichever is fewer; and
3. Not be located within one-half mile of any other emergency shelter or emergency housing use; or any permanent supportive housing or transitional housing use.
H. Permanent supportive housing and transitional housing shall:
1. Comply with all applicable setbacks, height and other dimensional standards as required in the district;
2. Not exceed a maximum housing density of 25 dwelling units per acre;
3. Not be located within one-half mile of any emergency shelter or emergency housing use; or any other permanent supportive housing or transitional housing use. (Ord. 2812 § 12, 2022; Ord. 2794 § 16, 2021; Ord. 2788 § 35, 2021; Ord. 2774 § 24, 2021; Ord. 2719 § 1, 2019: Ord. 2667 § 1 (part), 2018)
18.29.070 Town Center Code adopted.
The city hereby adopts the development regulations published in the “Town Center Code” which shall be applied to all development within the Town Center district as shown on the official zoning map. (Ord. 2667 § 1 (part), 2018)
Not involving operations or equipment that would cause excess noise, vibration, light, glare, or odor.