This title shall be cited as the “city of Bonney Lake development code.” It may also be known as “development code administration,” or hereinafter referred to as “this title” or “this code.” The development code shall consist of:
A. 
BLMC Title 14, Development Code Administration;
B. 
BLMC Title 15, Buildings and Construction;
C. 
BLMC Title 16, Environmental Protection;
D. 
BLMC Title 17, Divisions of Land;
E. 
BLMC Title 18, Zoning; and
F. 
BLMC Title 19, Concurrency Management.
(Ord. 1505 § 1, 2015; Ord. 1745, 12/9/2025)
A. 
The purpose of this title is guiding review of development in the city consistent with the city of Bonney Lake comprehensive plan, the Growth Management Act (Chapter 36.70A RCW), the Local Project Review Act (Chapter 36.70B RCW), the Land Use Petition Act (Chapter 36.70C RCW), the State Environmental Policy Act (Chapter 43.21C RCW), Plats – Subdivisions – Dedications (Chapter 58.17 RCW), the Shoreline Management Act (Chapter 90.58 RCW), and all regulations established in the associated Washington Administrative Code (WAC).
B. 
The intent of this title is to:
1. 
Combine, consolidate and streamline the application, review, approval and appeal processes for land development occurring in the city.
2. 
Describe the city's land development procedures in clear, concise, and understandable terms.
3. 
Comply with state guidelines for combining and expediting development review.
4. 
Integrate environmental review with development review.
5. 
Provide applicants, staff, the public and decision-makers with necessary and sufficient information to enable more thorough review of activities and their impacts and to allow considered and comprehensive decisions.
6. 
Enable the director to take appropriate, timely enforcement actions.
7. 
Provide clear enforcement procedures to assure compliance with the development code.
8. 
Enhance public notice and encourage more opportunities to comment during development review.
(Ord. 1505 § 1, 2015)
The definitions in this section shall apply equally to the entire development code, BLMC Titles 14 through 19. Definitions may also be found in specific sections of this title. In the event of conflict between the following definitions and other definitions given in this development code, the more specific definition shall prevail.
A. 
“Applicant”
means the owner or the owner’s authorized agent for an application.
B. 
"Area-wide"
describes a land area containing four or more parcels, contiguous or noncontiguous, or comprising 40 or more acres, which area as an integral proposal is considered for a change in zoning or comprehensive plan designation; provided, that the director(s) may deem any proposal to be site-specific if the public interest will be better served by a quasi-judicial process than a legislative process.
C. 
"BLMC"
means the Bonney Lake Municipal Code.
D. 
"BMP"
means best management practice.
E. 
"Building code"
means the codes adopted in Chapter 15.04 BLMC, and any amendments thereto.
F. 
"Building permit"
means any permit, including, but not limited to, permits for buildings, structures, building service equipment, or uses required by the construction codes adopted in Chapter 15.04 BLMC.
G. 
"Building official"
means the Public Services Director or designee.
H. 
"Comprehensive plan"
means the city of Bonney Lake comprehensive plan.
I. 
"Development code"
means BLMC Titles 14 through 19, including any maps adopted as part thereof.
J. 
"Development regulation"
means a control placed on development or land use activities, as defined in RCW 36.70A.030.
K. 
"Director"
means the Public Services Director or designee.
L. 
“Emergency activity”
means development activity that is required due to an unanticipated and imminent threat to public health, safety, or the environment and that requires remedial or preventative action in a time frame too short to allow for compliance with the requirements of the development. As a general matter, flooding or other seasonal events that can be anticipated and may occur but that are not imminent are not an emergency event that would require an emergency activity.
M. 
“Fire chief”
means the fire chief of East Pierce Fire and Rescue.
N. 
“Fire official” or “fire code official”
means the Public Services Director or designee who is charged with the administration and enforcement of the International Fire Code and Wildland-Urban Interface Code, as adopted in Chapter 15.04 BLMC.
O. 
"Legislative actions"
means amendments to the city's comprehensive plan or development code, including area-wide amendments to any associated maps, but excluding adoption of state-adopted building codes.
P. 
“May” or “should”
means optional and permissive, and does not impose a mandatory requirement.
Q. 
“Owner”
means any owner, or reputed owner, of the property which is listed on the tax rolls of the Pierce County assessor-treasurer for the property; or otherwise having control of the property, including the guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.
R. 
“Parties of record”
means persons with legal standing with respect to an application including the applicant, property owner as identified by the records available from the Pierce County assessor’s office, or any person who testified at the open record public hearing on the application; and/or any person who submitted written comments during administrative review or has submitted written comments concerning the application at the open record public hearing, excluding persons who have only signed petitions or mechanically produced form letters.
S. 
“Permittee”
means the owner or the owner’s authorized agent to whom a permit is issued.
T. 
"Planning commission"
means the city of Bonney Lake planning commission established pursuant to Chapter 2.26 BLMC.
U. 
"Premises"
means any real property or structure.
V. 
“Project action”
means a decision on a specific project, such as a construction or management activity located in a defined geographic area. Projects include and are limited to agency decisions to:
1. 
License, fund, or undertake any activity that will directly modify the environment, whether the activity will be conducted by the agency, an applicant, or under contract;
2. 
Purchase, sell, lease, transfer, or exchange natural resources, including publicly owned land whether or not the environment is directly modified.
W. 
“Project permit”
means any land use or environmental permit or license required from the city of Bonney Lake for a project action, including but not limited to subdivisions, conditional uses, shoreline substantial development permits, permits or approvals required by critical area ordinances, site-specific rezones which do not require a comprehensive plan amendment, but excluding the adoption or amendment of a comprehensive plan, subarea plan, or development regulations. A “project permit” or “project permit application” does not include building permits.
X. 
“Public utility"
means an entity whose principal purpose is to provide electricity, water, sewer, storm drainage, gas, radio, television, telephone and/or other forms of communication utilizing electromagnetic spectrum to the general public.
Y. 
“Revision”
means a change by an applicant or permittee to an application under review or to the scope of work authorized by an issued permit.
Z. 
"SEPA"
means State Environmental Policy Act.
AA. 
“Shall” or “must”
means mandatory and imposes a requirement.
BB. 
"Site-specific"
means other than "area-wide" as defined in subsection B of this section.
CC. 
“Withdraw” or “withdrawn”
means an action by an applicant or permittee to withdraw a project from active review or construction status.
(Ord. 1505 § 1, 2015; Ord. 1745, 12/9/2025)
The definition of any word or phrase, not listed in BLMC § 14.10.030, which is in question when administering the development code, shall be defined from one of the following sources that are incorporated herein and adopted by reference. Said sources shall be utilized to find the desired definition in the order listed as follows:
A. 
City of Bonney Lake development code;
B. 
City of Bonney Lake comprehensive plan;
C. 
Any other portion of the Bonney Lake Municipal Code or other city resolution, ordinance, or regulations, including standards adopted by reference;
D. 
Any statute or regulation of the state of Washington (i.e., the most applicable);
E. 
Legal definitions from applicable case law;
F. 
Common dictionary.
The director shall have the final authority in determining the most applicable definition to apply in construing the development code.
(Ord. 1505 § 1, 2015; Ord. 1745, 12/9/2025)
When any city action taken pursuant to the development code is administratively or judicially appealed, the director may stay further permit issuances for the use or improvement to which the appeal relates until the appeal has been settled.
(Ord. 1505 § 1, 2015)
The number of calendar days an application is in review shall be calculated from the day completeness is determined under BLMC § 14.40.030 to the date a final decision is issued under BLMC § 14.40.080 on the project permit application. The number of calendar days in review shall be calculated by counting every day, excluding the following periods:
A. 
The period between the day that the director has notified the applicant, in writing, that additional information is required to further process the application and the day when the applicant is notified in writing that the additional information satisfies the request or 14 calendar days after the last required resubmitted information.
B. 
Any period during which an environmental impact statement is being prepared following a determination of significance pursuant to Chapter 43.21C RCW.
C. 
Any period during which a comprehensive plan or development regulation amendment, development agreement, or zoning reclassification is being processed preliminary to deciding upon a permit application.
D. 
Annual amendments to the comprehensive plan.
E. 
Any period during which any decision related to the permit application is being appealed, until the administrative appeal is resolved and any additional time period provided by the administrative appeal has expired.
F. 
Any period mutually agreed upon by the applicant and the city.
G. 
Any period after an applicant informs the director, in writing, that they request a temporary suspension of the review of the application, until the time that the applicant notifies the director, in writing, that they would like to resume the application:
1. 
If any request to suspend the application or to resume review is received on a Saturday, Sunday, or a day designated by BLMC §§ 2.32.010(A) through (C) as a legal holiday, then the corresponding date shall be calculated from the next business day;
2. 
Any such suspension shall be permitted a maximum of one time, for a minimum of 60 calendar days and a maximum of 180 calendar days; and
3. 
If the director does not receive notice from the applicant to resume review, the application shall automatically lapse;
4. 
If an applicant suspends the review of an application for more than 60 calendar days, an additional 30 calendar days will be added to the time periods for final decision, as set forth in this section.
H. 
If an applicant has been non-responsive for period of 60 consecutive days, an additional 30 calendar days will be added to the time periods for final decision, as set forth in this section.
I. 
The project permit is to rectify a code violation, under timelines specified in a valid work plan or voluntary correction agreement.
J. 
Any period during which a landmark designation, street vacation, or other approval relating to the use of public areas or facilities is being considered.
K. 
The time periods for the director to process an application shall restart if an applicant proposes a change in use or a change that adds or removes commercial or residential elements from the original application that would make the application fail to meet the determination of procedural completeness for the new use.
L. 
Applications for which no permit is issued and/or for which an applicant is unresponsive shall automatically expire after 90 days from the date the applicant was notified that a permit is approved.
(Ord. 1505 § 1, 2015; Ord. 1745, 12/9/2025)
A. 
In granting a permit and/or issuing a land use decision, the city may attach thereto such conditions as necessary to make the permit and/or land use decision compatible with the criteria applicable to that permit and/or land use decision and/or to mitigate the impacts associated with granting a permit.
B. 
The city may require, as a condition of any permit approval, the posting of a cash performance bond or other security sufficient to fulfill the requirements of this development code and any conditions upon which the permit is granted.
(Ord. 1505 § 1, 2015)
A. 
Except as provided elsewhere in this section and unless a more specific provision applies to the type of permit, approved permits shall automatically expire two years after the date of issuance if the use is not commenced or if the construction permit(s) to complete the work are not issued. Once the construction permit(s) are issued, expiration of the underlying and associated project permit shall be tied to the expiration of the construction permit. If the construction permit expires, then the underlying project permit approval shall become null and void.
B. 
An approved preliminary plat shall expire:
1. 
Within 10 years of the date of approval of the preliminary plat by the hearing examiner if the date of preliminary plat approval is on or before December 31, 2007.
2. 
Within seven years of the date of approval of the preliminary plat by the hearing examiner if the date of preliminary plat approval is on or before December 31, 2014.
3. 
Within five years of the date of approval of the preliminary plat by the hearing examiner if the date of preliminary plat approval is on or after January 1, 2015.
C. 
Permits authorized under the urban forestry code codified as BLMC Title 16, Division IV, shall automatically expire one year from the date of issuance or with the expiration or revocation of the corresponding land use, grading, and/or building permit, whichever comes later.
D. 
Expiration and extension of the following permits shall not be governed by this section:
1. 
Building permits;
2. 
Shoreline permits;
3. 
Repealed by Ord. 1580;
4. 
Land use permits governed by a development agreement shall be pursuant to the development agreement;
5. 
Any permits for which this development code establishes a specific permit expiration.
E. 
Permit applications not excepted above shall automatically expire as provided for in BLMC § 14.10.070.
F. 
The director may grant a single, one-time extension of up to one year (365 calendar days) to an issued permit, when the permittee has shown due diligence and/or substantial progress in completing the work associated with the permit. Such a request shall:
1. 
Be made by the permittee in writing a minimum of 10 business days prior to the expiration date;
2. 
Document the progress and outstanding items required to complete the work associated with the permit; and
3. 
Clearly describe the need for an extension.
(Ord. 1505 § 1, 2015; Ord. 1580 § 11, 2017; Ord. 1635 § 3, 2020; Ord. 1745, 12/9/2025)
A. 
All aspects of the application shall be binding for the life of the project/building, including graphic representations such as site plans, building elevations, and related required materials.
B. 
All work regulated by this development code shall be done in accordance with the approved permit and associated documents.
C. 
Approved permits shall not be changed, modified, or altered without authorization of the director. Revisions shall be reviewed using the procedures applicable to a new application of the same type, except as authorized by BLMC § 14.10.120.
(Ord. 1505 § 1, 2015; Ord. 1745, 12/9/2025)
The director may approve minor changes to the permitted proposal that do not create any additional lots or impacts, provided those changes are so insignificant that, in the director's judgment, the changes would not have affected the decision of the original decision maker; and provided, that the proposal still complies with this development code. More substantial changes shall require a new permit.
(Ord. 1505 § 1, 2015)
Any permit application that is denied shall not be resubmitted or accepted by the city for reconsideration for a period of six months from the date of the last action by the city on the application or request.
(Ord. 1505 § 1, 2015)
A. 
Upon request, the director(s) may interpret the provisions of development regulations subject to this chapter. Requests for interpretation shall be in writing and shall be specific as to the issue of interpretation. The director may decline to issue code interpretations when the code provision at issue is clear on its face or the request is not made in good faith. The director's decision not to issue a code interpretation shall not be appealable.
B. 
Any final decision on a request for code interpretation shall be in writing and shall include:
1. 
Findings that relate to applicable development regulations, definitions, comprehensive plan policies or regional plans;
2. 
BLMC citation;
3. 
The context;
4. 
The interpretation; and
5. 
The reasoning for the interpretation.
C. 
The director shall apply said interpretations to future instances of like circumstances.
D. 
Code interpretations made by the director are appealable to the hearing examiner. Any code interpretation pursuant to this section resulting in or directly associated with a permit decision may be considered by the review authority during appeal proceedings for the underlying permit, unless said interpretation was specifically appealed according to the procedures contained herein prior to the permit decision.
(Ord. 1505 § 1, 2015)
It shall be a violation of this development code to:
A. 
Fail to comply with any of its provisions;
B. 
Proceed with a development without first obtaining a required permit;
C. 
Violate any condition of a permit issued pursuant to this development code;
D. 
Violate any order issued pursuant to this development code; and/or
E. 
Knowingly falsify any document required by this development code.
(Ord. 1610 § 1, 2019)