City of Bonney Lake

An "accessory dwelling unit" or "ADU" is an additional dwelling unit either in or added to an existing single-family detached dwelling, duplex, triplex, townhouse, or in a separate structure on the same lot as the primary dwelling unit. It is a complete, independent living facility with provisions for cooking, eating, sanitation, sleeping and entry separate from that of the primary dwelling unit. ADUs are also commonly known as "mother-in-law" units, backyard cottages, or carriage houses.

The City recently updated its regulations for ADUs. See Ordinance 1737 and BLMC 18.22.090 for additional information.

• Accessory Dwelling Unit (ADU) Permit Application

A covenant is required to be recorded against the property prior to final occupancy of the ADU. City staff will prepare the covenant for your review and signature. The applicant is solely responsible for recording the covenant with the Pierce County Auditor and providing the recording number to the City. 

Use this application to adjust the property line separating two or more lots, or to combine two or more lots into one. 

• Land Use Application (select "Boundary Line Adjustment" from the drop-down menu)
• Boundary Line Adjustment/Lot Consolidation Submittal Worksheet (.pdf)
• Chapter 17.30 BLMC: Boundary Line Adjustments
• Pierce County Auditor Recording Requirements

The applicant is responsible for recording the approved boundary line adjustment or lot consolidation with the Pierce County Auditor and providing the recording number to the City. 

Use this application to request an interpretation of the Bonney Lake Municipal Code. 

• Code Interpretation Application
• BLMC 14.10.140: Development Code Interpretations
• BLMC 16.34.050: Shoreline Code Interpretations
• BLMC 18.02.050: Zoning Code Interpretations

Previous interpretations are available on the Administrative Determinations webpage.

A public hearing is required for this type of application.

Comprehensive Plan Map or Text Amendment

Use this application to request an amendment to the map or text in the City's Comprehensive Plan, which is the long-range policy document for the City that guides development over the next 20 years.

Complete applications are due by April 30th of odd-numbered years.

• Land Use Application (select "Comprehensive Plan Map Amendment" or "Comprehensive Plan Text Amendment" from the drop-down menu)
• Comprehensive Plan Map Amendment Submittal Worksheet (.pdf)
• Comprehensive Plan Text Amendment Submittal Worksheet (.pdf)
• Chapter 14.140 BLMC: Amendments to the Comprehensive Plan

Zoning Map Amendments

Zoning map amendments can either be concurrent (meaning they must be done with a Comprehensive Plan Amendment) or quasi-judicial (meaning no Comprehensive Plan Amendment is required).

• Land Use Application (select "Zoning Reclassification" from the drop-down menu)
• Zoning Reclassification Submittal Worksheet (.pdf)
• Chapter 14.90 BLMC: Site-Specific Zoning Reclassifications
• Chapter 14.140 BLMC: Amendments to the Zoning Map Concurrent with the Comprehensive Plan

Use this application for multi-building or multi-tenant sites where flexibility from the sign code is needed. 

• Land Use Application (select "Comprehensive Sign Permit" from the drop-down menu)
• Comprehensive Sign Permit Submittal Worksheet (.pdf)
• BLMC 15.28.160: Comprehensive Sign Permit requirements

Use this application whenever the Bonney Lake Municipal Code requires a Conditional Use Permit and for Essential Public Facility Permits.

• Land Use Application (select "Conditional Use Permit" from the drop-down menu)
• Conditional Use Permit Submittal Worksheet (.pdf)
• Chapter 14.80 BLMC: Conditional Use Permit and Essential Public Facility Permit criteria

NOTE: This application is different from a Shoreline Conditional Use Permit (SCUP) application. See the "Shoreline Permits" section for SCUP application materials.

A critical area exemption or critical area permit is required for almost all work within a critical area or buffer. Additional review, including SEPA or state or federal permits may be required.

Critical areas are regulated under Title 16, Article II BLMC.

Step 1: Does the proposal contain critical areas or critical area buffers?

Use the City of Bonney Lake Public GIS Portal or contact staff at [email protected] to confirm whether the property contains known or likely critical areas. 

Step 2: Is the proposal eligible for a critical areas exemption?

Most critical area exemptions are listed in BLMC 16.20.070. Additional exemptions may be listed in the chapters for specific types of critical areas on the subject site. 

• Yes, the proposal is exempt under BLMC 16.20.070.A.
  • Nothing further is required.
• Yes, the proposal is exempt under BLMC 16.20.070.B.
  • A Critical Area Exemption is required.
    • NOTE: A Critical Area Report Review may be required to determine whether the proposal is eligible for an exemption.
  • Critical Area Exemption Application
  • Critical Areas Exemption Submittal Worksheet (.pdf)
• No, the proposal is not exempt under BLMC 16.20.070.
  • A Critical Area Report Review and Critical Area Permit are required.
  • Land Use Application (select "Critical Area Permit" from the drop-down menu)
  • Critical Aquifer Recharge Area (CARA) Level 1 Submittal Worksheet (.pdf)
  • Critical Aquifer Recharge Area (CARA) Level 2 Submittal Worksheet (.pdf)
  • Fish and Wildlife Habitat Conservation Area Submittal Worksheet (.pdf)
  • Geologically Hazardous Area Submittal Worksheet (.pdf)
  • Wetland Area Submittal Worksheet (.pdf)
  • Critical Area Protection Area (CAPA) Notice to Title (.pdf)

Qualified Professionals

The City is unable to recommend qualified professionals. Qualified professionals must meet the requirements in Washington Administrative Code (WAC) 365-195-905(4) for their respective discipline.

• Critical Aquifer Recharge Areas: Hydrogeologist or Geologist
• Fish and Wildlife Habitats: Biologist
• Floodplains: Hydrologist or Engineer
• Geologically Hazardous Areas: Engineer or Geologist
• Wetlands: Wetland Biologist

Staff is happy to discuss the requirements for your proposal with any potential qualified professional to ensure as smooth of an application process as possible.

Reasonable Use Exceptions

A reasonable use exception may be granted when all economic use of the property would be denied under the critical area regulations.

• Land Use Application (select "Reasonable Use Exception" from the drop-down menu)
• Reasonable Use Exception Submittal Worksheet (.pdf)
• BLMC 16.20.145: Reasonable Use Exception Criteria
• Municipal Research Services Center: About Reasonable Use Exceptions

Mitigation Planting Forms

• Mitigation Planting Plan Submittal Worksheet (.pdf)
• Mitigation Planting Bond Quantity Worksheet (.xls)
• Mitigation Planting Maintenance Bond Form (.pdf)
• Mitigation Planting Assignment of Funds (.pdf)

Mitigation and Monitoring Forms

• Mitigation Assignment of Funds Form (.pdf)
• Annual Monitoring Report Review Application
  • NOTE: Monitoring reports must meet the requirements of your approved critical area permit. 

State and Federal Permits

• Joint Aquatic Resource Permit Application (JARPA)

Design review is required for construction of new commercial, multi-family, or industrial buildings, or major exterior modifications of those buildings. Standards vary by zoning district and whether the property is in a subarea.

Application Forms

• Land Use Application (select "Design Review" from the drop-down menu)
• Design Review Submittal Worksheet (.pdf)
• Bonney Lake Design Guidelines and Engineering Standards
• Chapter 14.95 BLMC: Design Review Process
• Chapter 16.68 BLMC: Landscaping Requirements
• BLMC 18.31.010: Parking Requirements
• Subarea Plans: Centers Plan and Eastown Plan

Additional Landscaping Forms

• Landscape Bond Quantity Worksheet (.xls)
• Landscape Maintenance Bond Form (.pdf)
• Landscape Assignment of Funds (.pdf)
• Landscaping Plan Standard Details (.pdf)
• Landscaping Plan Standard Notes (.pdf)

Subdivisions (10 or More Lots) and Short Subdivisions (2 to 9 Lots)

Step 1: Preliminary Approval

This step is for conceptual approval of the subdivision layout and lot configuration. Subdivisions must be approved after a public hearing with the Hearing Examiner. Short subdivisions are approved administratively.

• Land Use Application (select "Subdivision - Preliminary" or "Short Subdivision - Preliminary" from the drop-down menu)
• Preliminary Subdivision Submittal Worksheet (.pdf)
• Preliminary Short Subdivision Submittal Worksheet (.pdf)
• Title 17 BLMC: Land Divisions

Step 2: Civil Construction

Complete permitting and design for civil improvements (roads, utilities, landscaping) associated with the proposed subdivision. Permit applications are available on the civil permits webpage.

Step 3: Final Approval

All civil improvements must have final approval or have an approved bond before the City will process a final subdivision. Building permits cannot be issued for anything other than the original lot until the final subdivision is recorded.  

• Land Use Application (select "Subdivision - Final" or "Short Subdivision - Final" from the drop-down menu)
• Final Subdivision Submittal Worksheet (.pdf)
• Final Short Subdivision Submittal Worksheet (.pdf)
• BLMC 17.20.040: Final Approval of Subdivisions
• Pierce County Auditor Recording Requirements

The applicant is solely responsible for recording the final approved subdivision or short subdivision with the Pierce County Auditor and providing the recording number to the City. 

Subdivision and Short Subdivision Alterations or Vacations

Alterations are for amending a recorded subdivision or short subdivision. A vacation is the legal process for nullifying a recorded subdivision or short subdivision. A public hearing is required with the hearing examiner. 

• Land Use Application (select "Subdivision - Alteration", "Subdivision - Vacation", "Short Subdivision - Alteration" or "Short Subdivision - Vacation" from the drop-down menu)
• Alteration Submittal Worksheet (.pdf)
• Chapter 17.40 BLMC: Subdivision and Short Subdivision Alterations and Vacations
• Pierce County Auditor Recording Requirements

The applicant is solely responsible for recording the final approved alteration or vacation with the Pierce County Auditor and providing the recording number to the City.

A shoreline exemption or shoreline substantial development permit is required for almost all work within the shoreline jurisdiction. In general, the shoreline jurisdiction is located within 200 feet of Lake Tapps. Additional review, including SEPA or state or federal permits may be required.

The shoreline jurisdiction is regulated under Title 16, Article III BLMC.

Step 1: Is any portion of the proposal located within the shoreline jurisdiction?

Use the City of Bonney Lake Public GIS Portal or contact staff at [email protected] to confirm whether the property is within or likely within the shoreline jurisdiction. 

Step 2: Is the proposal eligible for a shoreline exemption?

All parts of a proposal must be exempt to qualify for an exemption. The proposal must meet the exact requirements of the exemption to qualify. Exemptions are linked in BLMC 16.58.020.  

• Yes, the proposal is exempt under BLMC 16.58.020.
  • A Shoreline Exemption is required. 
  • Shoreline Exemption Application
  • Shoreline Exemption Submittal Worksheet (.pdf)
• No, the proposal is not exempt under BLMC 16.58.020.
  • A Shoreline Substantial Development Permit is required.
  • Land Use Application (select "Shoreline Substantial Development Permit" from the drop-down menu)
  • Shoreline Substantial Development Submittal Worksheet (.pdf)

Hiring a Professional

The City is unable to recommend any person or firm for professional assistance. Staff is happy to discuss the requirements for your proposal with any potential  professional to ensure as smooth of an application process as possible.

Shoreline Conditional Use Permits and Shoreline Variance

A Shoreline Conditional Use Permit (SCUP) or Shoreline Variance (SVAR) may be required in addition to a Shoreline Substantial Development Permit. These permits require a public hearing with the hearing examiner and must be approved by the Washington State Department of Ecology before they are valid.

• Land Use Application (select "Shoreline Conditional Use Permit" or "Shoreline Variance" from the drop-down menu)
• Shoreline Conditional Use Submittal Worksheet (.pdf)
• BLMC 16.58.040: Shoreline Conditional Use Permit Criteria (additional specific criteria may apply)
• Shoreline Variance Submittal Worksheet (.pdf)
• BLMC 16.58.050: Shoreline Variance Criteria
• Washington State Department of Ecology Permit Guidance

Mitigation Planting Forms

• Mitigation Planting Plan Submittal Worksheet (.pdf)
• Mitigation Planting Bond Quantity Worksheet (.xls)
• Mitigation Planting Maintenance Bond Form (.pdf)
• Mitigation Planting Assignment of Funds (.pdf)

Mitigation and Monitoring Forms

• Mitigation Assignment of Funds Form (.pdf)
• Annual Monitoring Report Review Application
  • NOTE: Monitoring reports must meet the requirements of your approved shoreline permit. 

State and Federal Permits

• Joint Aquatic Resource Permit Application (JARPA)

Site plan review is a courtesy review process for situations where compliance review is desirable but a permit is not required. Common examples:

• Confirmation of the location of critical areas for a septic permit application to Tacoma-Pierce County Health District
• Confirmation that parking lot reconfiguration or restriping will continue to meet BLMC requirements
• Phasing plans for commercial, multi-family, or industrial projects with multiple building sites

To apply:

• Land Use Application (select "Site Plan Review" from the drop-down menu)
• Site Plan Review Submittal Worksheet (.pdf)

A Special Event Permit is required for any parade or special event in public right-of-way or on public property.

• Special Event Application
• Chapter 5.15 BLMC: Parade and Special Event Requirements

State Environmental Policy Act (SEPA) review is required for most work on lands covered by water and for any work that is not exempt from review under BLMC. 

• Land Use Application (select "State Environmental Policy Act (SEPA) Review" from the drop-down menu)
• SEPA Review Submittal Worksheet (.pdf)
• SEPA Environmental Checklist
• Title 16, Article I BLMC: SEPA Code

A Temporary Use Permit is required for any use or temporary structure, when authorized by the BLMC. Typically, this permit is used for retail fireworks, a construction trailer, or use of a recreational vehicle during construction of a single-family residence.

• Temporary Use Application
• Chapter 14.100 BLMC: Temporary Use Permit Requirements
• Chapter 10.16 BLMC: Temporary Use of Recreational Vehicles
• Chapter 5.14 BLMC: Fireworks

A permit is required for almost all tree removal and clearing activities. If the tree is located within a critical area or the shoreline jurisdiction, additional permits are required. Tree topping is strictly prohibited.

• Land Clearing/Tree Removal Permit Application
• Clearing/Tree Removal Submittal Worksheet (.pdf)
• Hazard Tree Assessment Form (.pdf)
• Title 16, Article IV BLMC: Urban Forestry Code
• Find an ISA-Certified Arborist
• Pierce County Code (PCC 18J.15.100.D) Recommended Plant List

If your tree is clearly dead and not located inside of a critical area, please send an email with your address and photos of your tree to [email protected] for a determination of whether a permit is needed.

A variance can be granted in exceptional situations when circumstances beyond the property owner's control create a hardship to construction on a site. 

• Land Use Application (select "Variance" from the drop-down menu)
• Variance Submittal Worksheet (.pdf)
• Chapter 14.110 BLMC: Variance Criteria

NOTE: This application is different from a Critical Areas Reasonable Use Permit (RUP) or Shoreline Variance (SVAR) application. See the "Critical Area Permits" section for RUP application materials or the "Shoreline Permits" section for SCUP application materials.

The construction, expansion, alteration, or removal of wireless communication facilities requires a permit unless specifically exempt in the BLMC.

• Administrative Wireless Application
• Administrative Wireless Permit Submittal Worksheet (.pdf)
• Eligible Facilities Modification Permit Application
• Eligible Facilities Modification Submittal Worksheet (.pdf)
• Chapter 18.50 BLMC: Telecommunication Facility Requirements