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Sumner City Zoning Code

CHAPTER 18

29 TOWN CENTER CODE TCC

§ 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 and fosters economic development. The Town Center features a wide range of types of uses, from multifamily to townhouse and commercial and mixed-use 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; Ord. 2940, 11/24/2025)

§ 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. Each district has its own unique characteristics, whether it is an IDEA Overlay zone and increased heights allowed in the West Sumner District, or the trail connection to the White River in the Riverfront District, or the proximity to the Sounder Station of the Station District, or the Main Street character of the Historic Central Business District. These characteristics are a primary focus in the Town Center Code.
(Ord. 2667 § 1 (part), 2018; Ord. 2774 § 21, 2021; Ord. 2940, 11/24/2025)

§ 18.29.030 Principal uses.

The following are permitted uses in the Town Center districts, except in the IDEA overlay (see subsection Y of this section):
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 facilities[1].
[1]
Not involving operations or equipment that would cause excess noise, vibration, light, glare, or odor.
F. 
Repealed by Ord. 2940.
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 (including multifamily residential infill (MRI) dwellings pursuant to SMC § 18.16.040F); co-living housing pursuant to SMC § 18.14.080Q; 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.
Y. 
The IDEA Overlay zone: see uses under SMC § 18.22.040.
Z. 
Food truck pods subject to the performance standards set forth in SMC § 18.16.080(AA).
(Ord. 2667 § 1 (part), 2018; Ord. 2774 § 22, 2021; Ord. 2812 § 12, 2022; Ord. 2878 § 27, 2024; Ord. 2900 § 6, 2024; Ord. 2940, 11/24/2025; Ord. 2953, 4/6/2026; Ord. 2972, 8/3/2026)

§ 18.29.035 Accessory allowed uses in the Town Center.

A. 
Accessory dwelling units subject to the following criteria:
1. 
Up to two accessory dwelling units shall be allowed per legal building lot as a subordinate use in conjunction with the one existing single-family detached dwelling; or existing multi-family developments (4 units or less);
2. 
Accessory dwelling units shall not be subdivided or otherwise segregated in ownership from the primary dwelling unit;
3. 
The accessory dwelling unit shall contain a maximum floor area of 1,000 square feet, excluding any related garage area used for vehicle parking; provided, that if an attached accessory unit is completely located on a single floor, the director may allow increased floor area up to the minimum area necessary in order to efficiently use all floor area, so long as all other standards set forth in this section are met;
4. 
Accessory dwelling units may be located as an attached unit in the same building, as the primary dwelling unit, or in a detached accessory building;
5. 
Height. Detached accessory dwelling units shall have a maximum building height of 24 feet, unless the principal dwelling unit is less than 24 feet in height, in which case the height of the ADU shall not exceed the height of the principal dwelling unit;
6. 
Setbacks, Detached Units. Minimum yard setbacks for detached accessory dwelling units are as follows;
a. 
Front yard setback; equal to or greater than existing front setback of the primary dwelling unit;
b. 
All other setbacks follow SMC § 18.29.060B.1 as required for the primary dwelling unit, except when:
i. 
The rear property line is abutting an alley, in which case the ADU may be located at the lot line; or
ii. 
The ADU is a maximum of 18 feet in height, in which case it may be located 15 feet from the rear property line, and 7.5 feet from interior side yard lot lines;
7. 
Setbacks, Attached Units. Minimum yard setbacks for attached accessory dwelling units shall be the same as the setback requirements for the primary dwelling unit; except that the rear yard setback is a minimum of 15 feet if the attached accessory dwelling unit is 18 feet or less in height;
8. 
Existing accessory structures cannot be converted into an ADU.
B. 
Food truck pods subject to the performance standards set forth in SMC § 18.16.080(AA).
(Ord. 2972, 8/3/2026)

§ 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. 2667 § 1 (part), 2018; Ord. 2774 § 23, 2021; Ord. 2794 § 15, 2021; Ord. 2878 § 28, 2024)

§ 18.29.050 Prohibited uses.

A. 
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.
B. 
Within the Town Center Transition Zone. the following commercial uses are prohibited for the first 100 feet of lot depth. as measured from the front lot line or side street lot line:
1. 
Adult entertainment businesses.
2. 
Automotive and motorized vehicle sales.
3. 
Restaurants.
4. 
Taverns, micro-breweries, brewpubs, and bars.
5. 
Commercial recreation establishments such as bowling alleys and arcades.
6. 
Drive-through businesses.
(Ord. 2667 § 1 (part), 2018; Ord. 2940, 11/24/2025)

§ 18.29.060 Performance standards.

The following special requirements and performance standards shall apply to properties located in the Town Center districts:
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 single-family dwellings lawfully constructed as of the effective date of this title may be maintained as follows:
1. 
Within 10 years of December 3, 2018, existing single-family dwellings may expand no more than 75% of their existing square footage. After 10 years from December 3, 2018, existing single-family dwellings may expand no more than 25% of their existing square footage, excluding accessory uses. In no event shall an expansion under this section exceed 75% 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 following development standards:
A. Front yard setback:
15 feet
B. Rear yard setback:
25 feet
C. Side yard setback:
5 feet min on one side;
Total interior side yard setback: 15 feet
D. Street side yard setback:
12 feet
E. Lot coverage:
45%
F. Maximum height:
30 feet
2. 
No new single-family detached dwellings may be added in the Town Center, except for accessory dwellings as provided in SMC § 18.29.035;
3. 
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;
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.
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. 
Comply with occupancy limits set by the city fire code; and
3. 
Not be located within 880 feet 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. 
Comply with occupancy limits set by the city fire code where applicable; and in no case shall exceed a maximum housing density of 25 dwelling units per acre; and
3. 
Not be located within 880 feet of any emergency shelter or emergency housing use; or any other permanent supportive housing or transitional housing use.
I. 
Town Center IDEA Overlay Uses. The uses identified in SMC § 18.22.040 are permitted outright within the Town Center IDEA Overlay located in the West Sumner District, subject to compliance with the following standards:
1. 
In the IDEA overlay zone south of 57th Street, development within 100 feet of Fryar Ave shall be a mixed-use lot type per the Town Center Code as adopted in SMC § 18.29.070.
2. 
All fabrication, small-scale manufacturing, additive manufacturing, or production activities shall occur entirely within an enclosed building. Individual fabrication areas may not exceed 5,000 SF per tenant use. Aggregate fabrication area that exceeds 5,000 SF shall include retail at least 15% of the total floor area.
3. 
Exterior storage of materials or equipment is prohibited, except for temporary loading/unloading, which shall not exceed 24 hours. Storage and handling of hazardous materials shall comply with all applicable fire, building, and environmental codes.
4. 
Loading areas shall be located to the side or rear of buildings and screened from public streets and adjacent residential uses.
5. 
Operations shall comply with maximum permissible noise levels established in Chapter 8.14 SMC.
6. 
No vibration shall be perceptible without instruments at any point along the property line.
7. 
All uses shall be designed and operated to prevent the emission of dust, smoke, or odors detectable beyond the property line.
8. 
Ventilation and filtration systems shall be installed to control fumes, vapors, and particulates from small-scale manufacturing or food/beverage production.
J. 
Overhead Utilities. All new developments with 200 or more feet of frontage shall place overhead utilities underground, including power poles and telecommunication lines, excluding transmission power lines, located in the public right-of-way frontage along private properties and where located on private property. Where utility apparatus, such as meters and conduits are exposed, screening trees must be planted sufficiently to screen the utilities from public view. The Director may approve modifications to this requirement.
(Ord. 2667 § 1 (part), 2018; Ord. 2719 § 1, 2019; Ord. 2774 § 24, 2021; Ord. 2788 § 35, 2021; Ord. 2794 § 16, 2021; Ord. 2812 § 12, 2022; Ord. 2900 § 7, 2024; Ord. 2907 § 17, 2025; Ord. 2940, 11/24/2025)

§ 18.29.070 Town Center Form Code adopted.

The city hereby adopts the development regulations published in the "Town Center Form-based Code" which shall be applied to all development within the Town Center districts as shown on the official zoning map. The "Town Center Form-based Code" shall be retained in the office of the city clerk.
(Ord. 2667 § 1 (part), 2018; Ord. 2940, 11/24/2025)