Planning Permits

Many projects need one or more planning (land use) or environmental approvals before civil construction permits or building permits can be approved. 

Preparing Your Application

Each permit requires a separate application. Most applications have a submittal worksheet to help you prepare a complete application. Submittal worksheets are designed to provide guidance for submitting complete applications, but do not replace the requirements of the Bonney Lake Municipal Code for your proposal. 

Homeowner's may choose to draw their own floor and site plans. Plans must be to scale and show all required components. Engineering must still be completed by a Washington State-licensed engineer.

Research Your Property

Use the City of Bonney Lake Public GIS Portal to verify:

  • Whether the property is located within City limits
  • Whether the property contains any critical areas (additional permitting may be required)
  • Whether the property is located within the shoreline jurisdiction (additional permitting may be required)
  • What water and sewer utilities serve the property
  • Adjacent road classification and transportation facilities 
Owner Authorization Required
Authorization from the impacted property owner is required for all applications. Each property owner with an interest in the property must complete the Owner Authorization Form. 

Environmental Review Applications and Forms

Choosing a Qualified Environmental Professional or Arborist

The City is unable to recommend qualified environmental professionals or arborists to assist with your project.

We recommend obtaining at least three (3) proposals prior to choosing a professional. When requesting service from a professional, we also recommend verifying that they are familiar with Bonney Lake codes, regulations, and permitting requirements.

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

Qualified Environmental Professionals

Qualified environmental professionals must meet the requirements in Washington Administrative Code (WAC) 365-195-905(4) for their respective discipline.

Arborists

Verify Licensing

Critical Area Permits and Exemptions
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. 

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.

Mitigation Planting Forms

Mitigation and Monitoring Forms

State and Federal Permits

Shoreline Permits
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.  

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.

Mitigation Planting Forms

Mitigation and Monitoring Forms

State and Federal Permits

State Environmental Policy Act (SEPA) Review
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. 
Tree Removal / Clearing Permits
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. 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.

Land Use Applications and Forms

Accessory Dwelling Units
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.
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. 
Boundary Line Adjustments and Lot Consolidations
Use this application to adjust the property line separating two or more lots, or to combine two or more lots into one. 
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. 
Code Interpretations
Use this application to request an interpretation of the Bonney Lake Municipal Code. 
Previous interpretations are available on the Administrative Determinations webpage.
Comprehensive Plan Amendments and Zoning District Reclassifications

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.

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).

Comprehensive Sign Permits
Use this application for multi-building or multi-tenant sites where flexibility from the sign code is needed. 
Conditional Use Permits and Essential Public Facility Permits
Use this application whenever the Bonney Lake Municipal Code requires a Conditional Use Permit and for Essential Public Facility Permits.
NOTE: This application is different from a Shoreline Conditional Use Permit (SCUP) application. See the "Shoreline Permits" section for SCUP application materials.
Design Review
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

Additional Landscaping Forms

Land Divisions (Short Subdivisions and Full Subdivisions)

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.

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.  

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. 

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.
Site Plan Review
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:
Special Event Permits
A Special Event Permit is required for any parade or special event in public right-of-way or on public property.
Variances

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

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 SVAR application materials.
Wireless Communication Facility Permits and Eligible Facility Requests

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

Request an Extension to an Approved Permit

Requests must be submitted prior to permit expiration and will be processed consistent with BLMC 14.10.100.

Amend an Approved Permit

Applications and approved permits are binding unless a change to your permit is reviewed and approved by the City (BLMC 14.10.110). Minor amendments can be approved administratively, however major changes will require a new application.

Questions?

  • For technical questions about land use or environmental permits, contact us at [email protected].
  • For questions about permit submittal or payment of fees, contact us at [email protected].

Appeals of Administrative Decisions


Office Hours:
Monday - Thursday
9:00 - 4:00
Fridays
By Appointment Only

Contact:
Permit Center

Location:
Public Services Center
21719 96th ST E
Buckley, WA 98321

Mailing:
 City of Bonney Lake
Attn: Permit Center
21719 96th ST E
Buckley, WA 98321

Phone: 253-447-4356

Inspection Line:  253-447-4357

Fax: 253-862-1116