City of Sumner Town Center Plan Mayor William L. Pugh City Council Planning Commission Barbara Bitetoe Cynthia Bush Curt Brown Ron Haines, Chair Kathy Hayden, Mayor Pro Tem Josh Hamilton Cindi Hochstatter Greg Mintz, Vice Chair Melony Pederson Casey Ridell Patrick Reed Amanda Robbert Earle Stuard Sam Suznevich Preparers and Contributors City Staff: John Galle, City Administrator Ryan Windish, Community Development Director Eric Mendenhall, Senior Planner John Morgan, GIS/CAD Technician Ann Siegenthaler, Associate Planner Scott Waller, Assistant Planner Lana Hoover, Community Engagement Specialist Carmen Palmer, Communications Director Consultants Berk Consultants, LLC The Transpo Group ECONW Preparers and Contributors City of Sumner Town Center Plan CONTENTS Contents ...................................................................................................................................... i Tables .......................................................................................................................................... v Figures ........................................................................................................................................ vi 1. Vision, Goals, and Policies ........................................................................................... 2-1 1.1 Introduction ..................................................................................................................................... 2-1 1.2 Purpose ............................................................................................................................................. 2-1 1.3 Summary of Planning Process ...................................................................................................... 2-2 1.3.1 Studies ....................................................................................................................................... 2-2 1.3.2 Forums ...................................................................................................................................... 2-3 1.4 Projects and Actions ....................................................................................................................... 2-4 1.5 October 2017—Public Workshop ............................................................................................. 2-10 1.6 February 2018—Open House ..................................................................................................... 2-10 1.7 Development Community Interviews ....................................................................................... 2-11 1.8 Town Center Plan Vision, Goals, and Policies ......................................................................... 2-13 1.9 Town Center Vision ..................................................................................................................... 2-14 1.10 Goals and Policies ....................................................................................................................... 2-14 2 Planning Area Conditions ............................................................................................ 2-1 2.1 Town Center Planning Boundaries .............................................................................................. 2-1 2.2 Demographics ................................................................................................................................. 2-1 2.3 Existing Land Uses ......................................................................................................................... 2-2 3 Housing ............................................................................................................................ 3-1 3.1 Housing Types and Densities ........................................................................................................ 3-1 3.2 Design Standards............................................................................................................................. 3-1 3.3 Market Preferences ......................................................................................................................... 3-2 Table of Contents i City of Sumner Town Center Plan 4 Land Use Plans ............................................................................................................... 4-1 4.1 Current Comprehensive Land Use Plan and Zoning Map ....................................................... 4-1 4.2 Capacity of Proposed Zoning for Added Dwellings ................................................................. 4-3 4.3 Growth and Development Concept and Placemaking.............................................................. 4-4 4.4 Proposed Comprehensive Plan and Zoning Amendments—Form Based Code .................. 4-5 4.5 Form Based Code ........................................................................................................................... 4-5 4.6 Districts ............................................................................................................................................ 4-5 4.7 Lot Types ......................................................................................................................................... 4-8 4.8 Public Realm .................................................................................................................................... 4-1 4.9 Activity Nodes and Public Spaces ................................................................................................ 4-3 4.10 Aesthetics: Height and Scale ....................................................................................................... 4-3 4.10.1 Views ....................................................................................................................................... 4-3 4.10.2 Shading Conditions ............................................................................................................... 4-3 4.10.3 Transition Areas .................................................................................................................... 4-3 4.10.4 Height Comparisons ............................................................................................................. 4-4 4.10.5 Character and Design ........................................................................................................... 4-4 4.11 Nonconforming Land Uses ......................................................................................................... 4-7 4.12 Sessler Property-1504 Fryar Avenue .......................................................................................... 4-7 5 Cultural Resources ....................................................................................................... 5-1 6 Natural Areas ................................................................................................................. 6-1 7 Parks and Recreation ................................................................................................... 7-1 7.1 Parks and Recreation ...................................................................................................................... 7-1 7.2 Knoblauch Heritage Park .............................................................................................................. 7-1 7.3 Rhubarb Alley .................................................................................................................................. 7-2 7.4 Trackside Alley ................................................................................................................................ 7-2 7.5 Ryan House ...................................................................................................................................... 7-2 7.6 Riverside Park .................................................................................................................................. 7-2 7.7 Future Parks and Connections ...................................................................................................... 7-2 Table of Contents ii City of Sumner Town Center Plan 7.8 Trails ................................................................................................................................................. 7-3 8 Transportation/Circulation ......................................................................................... 8-4 8.1 Street Design .................................................................................................................................... 8-4 8.2 Arterial Streets ................................................................................................................................. 8-4 8.3 Collector Streets .............................................................................................................................. 8-5 8.4 Local Streets ..................................................................................................................................... 8-7 8.5 West Main Street One-way ............................................................................................................ 8-8 8.6 Streets ................................................................................................................................................ 8-8 8.7 Planned Improvements .................................................................................................................. 8-9 8.8 Traffic Volumes ...........................................................................................................................