City of Bonney Lake, WA Chapter 18.08 LAND USE MATRIX

§ 18.08.010 Interpretation of land use matrix.

A. The land use matrix in this chapter identifies uses permitted in each individual zoning district. The zoning district is located on the vertical column and the use is located on the horizontal row of this matrix.

B. If the box at the intersection of the column and the row is empty, the use is not permitted in that district.

C. If the letter "P" appears in the box at the intersection of the column and the row, the use is permitted in that district.

D. If the letter "C" appears in the box at the intersection of the column and the row, the use is conditionally permitted subject to the conditional use permit review procedures and criteria specified in BLMC § 18.52.020.

E. If the letter "A" appears in the box at the intersection of the column and the row, the use is permitted as an accessory to the primary use.

F. If the letter “T” appears in the box at the intersection of the column and the row, the use may be permitted with a temporary use permit.

G. If a footnote appears in the box at the intersection of the column and the row, the use may be permitted subject to the appropriate review process indicated above and the specific conditions indicated by the corresponding footnote.

H. All applicable requirements shall govern a use whether or not they are cross-referenced in the matrix. To determine whether a particular use is allowed in a particular zoning district and location, all relevant regulations must also be consulted in addition to this matrix.

I. If a use is not listed on the land use matrix that use is considered a prohibited use within the city of Bonney Lake.

(Ord. 1416 § 10, 2011; Ord. 1568 § 12, 2017; Ord. 1745, 12/9/2025)

§ 18.08.020 Land use matrix.

Zone Use	2017 NAICS Code(s)	RC-5	R-1	R-3	C-2	E	MC	DC	DM	PF
Residential Uses
Accessory dwelling unit[1]		A	A
Adult family home		P	P	P	P			P	P
Co-living housing				P	P[2]			P	P
Duplexes				P
Family day cares		A	A	A	A			A	A
Home occupations[4]		A	A	A	A			A	A
Mobile/manufactured homes[5]		P	P
Mobile/manufactured home/recreational vehicle parks[6] [26]				P	P
Multifamily				P	P[2]			P[3]	P
Private docks, mooring facilities and boathouses[7]		A	A	A						P
Recreational vehicle[27]		T	T
Residences in connection with a business establishment					C			P[3]	P
Single-family residences		P	P
Townhouses			P	P	C			P	P
Educational Uses
Dancing, music, art, drama and instructional schools	611610, 611620, 611630, 611691, 611692, and 611699	A[8]			P	P	P	P[3]	P	P
Elementary and secondary schools	611110		C	P	C					P
Business, technical, and trade schools	611410, 611420, 611430, 611511, 611512, 611513, and 611519		C	C	C		C	P	P	P
Cultural, Recreational, and Entertainment
Adult entertainment facilities[9]	N/A					C
Amphitheater	N/A				P					P
Arcade	713120						P
Bars and taverns	722410				P		P	P	P
Bed-and-breakfast inns[10]	721191	A	C	C
Bowling alley	713950						P
Campgrounds	712110									C
Caterers and mobile food service	722320 and 72233					P
Cinema	512131				P		P
Coffee shops and cafes	722515				P	P	P	P[11]	P[11]	A[11]
Golf courses	713910	C								C
Fitness centers and recreational centers	713940				P	P	P			P
Libraries	519120			P	P			P	P	P
Museums	712110	C	C		P			P	P	P
Parks, open space, and trails	712190	P	P	P	P			P	P	P
Public meeting halls	N/A		C	P	P	P	P			P
Recreation facilities	713990				P	P	P			P
Restaurants and eating establishments	722511, 722513, 722514, and 722515			A[11] [12]	P	P	P	P[11]	P[11]	A[11] [13]
Theaters	711110, 711120, 711130, and 711190				P			P	P
Public, Quasi-Public, and Social Service Facilities
Adult day care centers and senior centers	624120				P		P			P
Executive, legislative, and other general government support	921130, 921140, and 921190		C[2]	C[2]	P			P	P	P
Public safety facilities	922120, 922130, 922150, 922160, and 922190		C[2]	C[2]	P			P	P	P
Administration of human resource programs	923110, 923120, 923130, and 923140		C[2]	C[2]	P			P	P	P
Administration of environmental quality programs	924110 and 924120		C[2]	C[2]	P			P	P	P
Administration of housing programs, urban planning, and community development	925110 and 925120		C[2]	C[2]	P			P	P	P
Administration of economic programs	926110, 926130, 926140, and 926150		C[2]	C[2]	P			P	P	P
Religious[25] [28], philanthropic, and civic organizations	813110, 813211, 813212, 813219, and 813410	C	C	C	P	P	P	P	P	P
Social advocacy, business, professional, labor, and political organizations	813311, 813312, 813319, 813910, 813920, 813930, 813940, and 813990				P	P	P	P	P	P
Manufacturing, Wholesale and Industrial
Assembly or processing of previously prepared materials in a fully enclosed building	N/A					C[14]
Bakeries	311811, 311812, 311813, 311821, 311824, and 311830					P
Food manufacturing	311911, 311919, 311920, 311930, 311941, 311942, 311991, and 311999					P
Breweries, wineries, and distilleries	312120, 312130, and 312140				P	P	P	P	P
Cabinet and furniture shops	337110, 337121, 337122, 337124, 337125, 337127, 337211, 337212, and 337214					P
Construction equipment and machinery sales	423810 and 423820					P
Metal fabrication and product manufacturing	332114, 332119, 332215, 332216, 332311, 332312, 332313, 332321, 332322, 332323, 332510, 332613, 332618, 332710, 332721, 332722, 332811, 332812, 332813, and 332999				C	P
Apparel manufacturing	315110, 315190, 315210, 315220, 315240, 315280, 315990, 316210, 316992, and 316998					P
Computer and electronics manufacturing	334111, 334112, 334118, 334210, 334220, 334290, and 334310					P
Sporting and athletic goods manufacturing	339920					P
Sign manufacturing	339950					P
Medical equipment and pharmaceutical manufacturing	325411, 325412, 325413, 325414, 339112, 339113, 339114, 339115, and 339116					P
Storage or distribution of sand, gravel, top soil, or bark	484220					P
Couriers and messenger services	492110 and 492210					P
Warehousing, distribution, and storage	484110, 484121, 484122, 493110, 493120, 493130, and 493190					P
Construction and Resource
Agriculture and orchards	N/A	P
Construction contractors	237110, 237120, 237130, 237310, 237990, 238110, 238120, 238130, 238140, 238150, 238160, 238170, 238190, 238910, and 238990					P
Building construction contractors	236115, 236116, 236117, 236118, 236210, 236220, 237210, 238210, 238220, 238290, 238310, 238320, 238330, and 238390				P[23]	P	P[23]
Tree farms	N/A	P
Raising of livestock, small animals and fowl	N/A	P[15]
Communication and Utilities
Public utility facility	N/A	P[16]	P[16]	P[16]	P	P	P	P	P	P
WCF microcell	N/A	P	P	P	P	P	P	P	P	P
WCF mini	N/A				P	P	P	P	P	P
WCF macro	N/A				P	P	P	P	P	P
WCF monopole I	N/A	C	C	C	C	C	C	C	C	C
WCF monopole II and lattice tower	N/A				C	C	C	C	C	C
WCF small cell	N/A	P	P	P	P	P	P	P	P	P
Retail and Personal Services
Antique and used merchandise shops	453310				P		P	P	P
Automobile dealer	441110 and 441120					P	C
Automobile fueling stations	447110 and 447190				P	P	P
Automotive parts and repair	441310, 441320, 811111, 811112, 811113, 811118, 811121, 811122, 811191, and 811198				P	P	P
Baked goods store	445291				P	A	P	P	P
Barber shops and beauty shops	812111 and 812112			A[12]	P		P	P	P
Beer, wine, and liquor stores	445310				P		P	P	P
Boat dealer	441222						C
Bookstores	451211			A	P		P	P	P
Car washes	811192				P		P
Apparel, jewelry, luggage, and leather goods stores	448110, 448120, 448130, 448140, 448150, 448190, 448210, 448310, 448320				P		P	P	P
Convenience stores	445120			A[12]	P	A	P	P	P
Child day care centers	624410			P	P		P	P	P	P
Department store, warehouse clubs, and supercenters	452111, 452112, 452910, and 452990				P		P
Dry cleaning	812320				P		P	P	P
Electric vehicle charging stations – Level 1 and 2	N/A	P	P	P	P	P	P	P	P	P
Electric vehicle charging stations – Level 3	N/A	C	C	C	P	P	P	P	P	P
Florists	453110			A[12]	P		P	P	P
Food markets, delicatessen and specialty food stores	445210, 445220, 445230, 445291, 445292, and 445299			A[12]	P	P	P	P	P
Furniture and small household appliance repair	811412 and 811420				P	P	P
Grocery stores	445110			A[12]	P		P	P	P
Hardware stores	444120 and 444130				P		P	P	P
Lawn and garden equipment and supplies	444210 and 444220				P[18]	P[18]	P[18]	P	P
Linen and uniform suppliers	812331 and 812332					P
Health and personal care stores	446110, 446120, 446130, 446191, and 446199				P		P	P	P
Home centers, lumber yards, and building material stores	444110 and 444190				P[18]	P[18]	P[18]
Home furnishing, electronic, and appliance stores	442110, 442210, 442291, 442299, 443141, and 443142				P		P	P	P
Itinerant vendors	N/A	P	P	P	P	P	P	P	P	P
Kennels	812910	C		C	A		A
Laundromats	812310				P		P
Locksmiths and security alarm shops	561621 and 561622				P	P	P
Massage therapy, day spas, nail salons, and tanning salons	812199				P		P	P	P
Novelty, art, and souvenir stores	453220, 453920, and 453998				P		P	P	P	A[13]
Office supply stores	453210				P		P	P	P
Parking garages	812930				C	A	C	C
Personal and household goods repair	811490				P	P	P	P	P
Pet shop, grooming and supplies	453910 and 812910				P	P	P	P	P
Photographic processing and supply	812921 and 812922				P	P	P	P	P
Rental stores	532210, 532220, 532230, 532291, 532292, 532299, and 532310				P	P	P
Recreational vehicle, motorcycle, ATV, and trailer dealers	441210 and 441228					P	C
Shoe repair	811430				P		P	P	P
Skating rink					P		P
Sporting, hobby, music and game stores	451110, 451120, 451130, and 451140				P		P	P	P
Stables and riding schools		P								P
Tobacco store	453991				P		P	P	P
Vehicle rental	532111, 532112, and 532120						P
Vending machine operators	454210					P
Health Care
Ambulance service	621910				C	P	C
Hospitals	622110 and 622310				P		P			C
Offices of physicians	621111 and 621112			A[12]	P		P	P	P
Offices of dentists	621210			A[12]	P		P	P	P
Offices of health practitioners	621310, 621320, 621330, 621340, 621391, and 621399			A[12]	P		P	P	P
Other health care services	621991 and 621999				P	P	P
Outpatient care centers	621410, 621491, 621492, 621493, and 621498				P		P
Medical and diagnostic laboratories	621511 and 621512				P	P	P
Nursing and residential care facilities	623110, 623311, and 623312				C		P	P	P
Finance, Insurance, Real Estate, and Professional Services
Accounting and booking services	541211, 541213, 541214, and 541219				P	A	P	P	P
Architectural, engineering, and related services	541310, 541320, 541330, 541340, 541350, 541360, 541370, and 541380				P	P	P	P	P
Brokerage and investment offices	523110, 523120, 523140, 523910, 523920, 523930, 523991, and 523999				P		P	P	P
Building and ground services	561710, 561720, 561730, 561740, and 561790					P
Computer services	541511, 541512, 541513, and 541519				P	P	P	P	P
Design services	541410, 541420, 541430, and 541490				P	P	P	P	P
Financial institutions	522110, 522120, and 522130			A[11] [12]	P		P	P[11]	P[11]
Insurance services	524210, 524291, 524292, and 524298				P		P	P	P
Legal services	541110, 541120, 541191, and 541199				P		P	P	P
Management and consulting services	541611, 541612, 541613, 541614, 541618, 541620, and 541690				P	P	P	P	P
Mortgage and financial services	522220, 522291, 522292, 522293, 522310, and 522390				P		P	P	P
Music studios	512210, 512220, 512230, 512240, and 512290				P		P	P	P
Printing, copying and mailing services	561431, 561439, and 561910				P	P	P	P	P
Photography studios	541921 and 541922				P		P	P	P
Property management	531110, 531120, 531190, 531311, and 531312				P		P	P	P
Real estate agents, brokers, and appraisers	531210, 531320, and 531390				P		P	P	P
Veterinary clinics, animal hospitals[19]	541940				P		P	P	P
Essential Public Facilities
Airports	481111, 481112, 481211, 481212, and 481219					C
Correctional institutions	922140					C				C
Emergency shelter, permanent indoor[29]	N/A					P				P
Group homes[21] [24]	N/A	P	P	P	P[2]			P[3]	P
Psychiatric and substance abuse facilities	622210, 623220, and 621420					C	C
Public colleges and universities	611210 and 611310				P	P		P	P	P
Secure community transition facilities[22]	N/A					C
Solid waste handling facilities	562111, 562112, 562119, 562211, 562212, 562213, and 562219					C
State transportation facilities[20]	N/A					P	P	P	P	P
Transit facilities	485111, 485112, 485113, 485119		C	P	P	P	P	P	P	P

The paragraphs listed below contain specific limitations that correspond with the bracketed [  ] superscript note numbers from land use matrix:

^[1] Subject to compliance with BLMC § 18.22.090.

^[2] Subject to compliance with Chapter 18.31 BLMC, Commercial Development Standards.

^[3] Residential dwelling units are prohibited on the first floor of the building. This requirement does not apply to townhouses.

^[4] Subject to compliance with Chapter 5.08 BLMC.

^[5] Subject to compliance with Chapter 15.08 BLMC, Manufactured Homes.

^[6] Provided, that the park was in existence at the time of annexation into the city, subject to compliance with BLMC § 18.08.060.

^[7] Subject to compliance with BLMC Title 16, Division III, Shoreline Code.

^[8] Limited to stables and riding schools in association with a single-family home.

^[9] Subject to compliance with Chapter 18.32 BLMC, Adult Entertainment Facilities.

^[10] Subject to compliance with BLMC § 18.22.030.

^[11] Drive-through facilities, services, or windows are prohibited.

^[12] Subject to compliance with BLMC § 18.31.040.

^[13] Business can be open for no more than 150 days per year unless it is within the building with a permitted use.

^[14] Subject to compliance with BLMC § 18.29.040.

^[15] Subject to compliance with BLMC § 6.04.130.

^[16] Subject to the requirements of BLMC § 18.22.050.

^[17] Subject to the provisions of Chapter 18.40 BLMC, Electric Vehicle Infrastructure.

^[18] Outdoor storage and sale of building materials and nursery stock is allowed as an accessory use.

^[19] Outdoor kennel space and/or dog runs are prohibited.

^[20] State transportation facilities are defined in RCW 47.06.140.

^[21] As required to comply with the Federal Fair Housing Act Amendments of 1988 (42 U.S.C. § 3601 et seq.), RCW 35A.21.430 and RCW 35A.63.240. Group homes also includes permanent supportive housing as defined in RCW 36.70A.030(19) and transitional housing as defined in RCW 84.36.043(2)(c).

^[22] Secure community transition facilities are defined in RCW 71.09.020.

^[23] Exterior storage of materials or equipment is prohibited. All materials and equipment shall be stored in an enclosed building.

^[24] Permanent supportive housing and transitional housing shall comply with the standards of BLMC § 18.08.040.

^[25] Housing on property owned by a religious organization shall comply with the standards of BLMC § 18.08.050.

^[26] A recreational vehicle may be placed in any mobile/manufactured home/recreational vehicle park, subject to compliance with BLMC § 18.08.060.

^[27] Subject to compliance with BLMC § 10.16.020.

^[28] Temporary indoor and outdoor emergency shelters are permitted, as required to comply with RCW 35A.21.360 and 35A.21.430. These uses are subject to compliance with BLMC § 18.08.050.

^[29] Permanent indoor emergency shelters in the E or PF zoning districts are not required to be on property owned or controlled by a religious organization; provided, the proposal otherwise complies with the requirements in BLMC § 18.08.050.

(Ord. 1416 § 10, 2011; Ord. 1483 § 1, 2014; Ord. 1520 § 3, 2015; Ord. 1533 § 15, 2016; Ord. 1568 § 13, 2017; Ord. 1584 § 1, 2017; Ord. 1644 § 7, 2020; Ord. 1651 § 2, 2021; Ord. 1657 § 3, 2021; Ord. 1658 § 2, 2021; Ord. 1676 § 2, 2022; Ord. 1686 § 21, 2023; Ord. 1737 § 23, 6/10/2025; Ord. 1745, 12/9/2025)

§ 18.08.030 Marijuana uses prohibited.

A. Marijuana Cooperatives Prohibited. Notwithstanding any other provision of the Bonney Lake Municipal Code, or any state license or other recognition pursuant to RCW Title 69, marijuana cooperatives, as described by RCW 69.51A.250, are prohibited in all zoning districts.

B. Marijuana Producers, Processors, Retailers, and Researchers Prohibited. Notwithstanding any other provision of the Bonney Lake Municipal Code, or any state license or other recognition pursuant to RCW Title 69, marijuana producers, marijuana processors, marijuana retailers, and marijuana researchers are prohibited in all zoning districts.

(Ord. 1442 § 3, 2012; Ord. 1502 § 3, 2015; Ord. 1547 § 4, 2016)

§ 18.08.040 Permanent supportive housing and transitional housing.

A. The maximum allowed number of permanent supportive housing dwelling units and transitional housing dwelling units on any given property shall not exceed the number of dwelling units that would be allowed under the zoning classification adopted for the property.

B. The maximum occupancy load of a permanent supportive housing unit and transitional housing unit shall not exceed one person for every 200 square feet of habitable space as established in Table 1004.5 of the 2018 International Building Code.

C. The maximum occupancy of a bedroom within a permanent supportive housing unit or transitional housing unit shall be a minimum of 70 square feet per individual. In determining if this occupancy limit is exceeded rounding to the nearest whole number shall not be allowed.

D. All bedrooms within a permanent supportive housing unit or transitional housing unit shall comply with the criteria established in the International Residential Code.

E. No permanent supportive housing unit or transitional housing unit may be located within half a mile of another property that contains permanent supportive housing or transitional housing. Compliance with this standard will be based on the date that a complete application for the safety inspection is submitted to the city.

F. All operators of permanent supportive housing or transitional housing facility shall utilize the Pierce County Homeless Information Management System.

G. Prior to beginning operation of a permanent supportive housing unit or transitional housing unit, the unit shall have a safety inspection completed by the city. Once operational the unit shall receive an annual safety inspection completed by the city. As part of the safety inspection the city shall verify that the regulations set forth herein are met in addition to any other required safety standards established in the building codes adopted in Chapter 15.04 BLMC.

H. The city shall charge a $1,000 fee to cover the review of the application for safety inspection and the actual safety inspection for the permanent supportive housing unit or transitional housing unit.

(Ord. 1686 § 22, 2023)

§ 18.08.050 Housing and emergency shelters on property owned or controlled by a religious organization.

A. This section applies to property owned or controlled by a religious organization, as defined in BLMC § 18.04.180. As part of a complete application, the religious organization must demonstrate ownership or control of the land for the purposes of this section in the form of:

1. A recorded deed with the religious organization as grantee; or

2. A long-term lease with the religious organization as grantee that extends through the proposed term of the proposed housing or emergency shelter.

B. Affordable Housing.

1. This subsection applies to the construction of a new affordable housing development or the rehabilitation of an existing affordable housing development for low-income households on property owned or controlled by a religious organization.

2. This subsection does not apply to affordable housing developments for very low-income or extremely low-income households.

3. The residential density permitted by the underlying zoning district may be increased by up to 25 percent, provided that:

a. The affordable housing development is set aside for or occupied exclusively by low-income households;

b. The affordable housing development is part of a lease or other binding obligation that requires the development to be used exclusively for affordable housing purposes for at least 50 years, even if the religious organization no longer owns the property;

c. The affordable housing development does not discriminate against any person who qualifies as a member of a low-income household based on race, creed, color, national origin, sex, veteran or military status, sexual orientation, or mental or physical disability; or otherwise act in violation of the federal fair housing amendments act of 1988 (42 U.S.C. § 3601 et seq.);

4. The religious organization developing the affordable housing development must pay all fees, mitigation costs, and other charges required through the development of the affordable housing development.

a. The maximum allowed number of new affordable housing units permitted by the city after January 1, 2026, whether for a religious organization or another entity, shall not exceed 213 units for low-income households.

C. Emergency Housing and Emergency Shelters.

1. This subsection applies to:

a. All types of emergency housing and emergency shelters on property owned or controlled by a religious organization.

b. Permanent indoor emergency shelters located in the E or PF zoning districts.

2. Requirements Applicable to All Types of Emergency Housing and Emergency Shelters.

a. The maximum allowed number of emergency housing units and emergency shelter units on any given property shall not exceed the number of dwelling units that would be allowed under the zoning classification adopted for the property.

b. The total maximum allowed number of emergency housing units and emergency shelter units permitted by the city shall not exceed 89 units.

c. There shall be a minimum of 1,000 feet of separation between any emergency housing or emergency shelter, as defined in BLMC § 18.04.050, that are operating at the same time.

d. All operators of emergency housing and emergency shelters shall utilize the Pierce County Homeless Information Management System. For the purposes of this subsection, "operator" means an organization such as a religious organization or other organized entity that has the capacity to organize and manage emergency housing or an emergency shelter. This provision does not apply to temporary overnight emergency shelter provided for the purpose of extreme weather shelter.

e. All operators of emergency housing and emergency shelters should partner with regional homeless service providers to develop pathways to permanent housing.

f. All operators of emergency housing and emergency shelters shall keep the property free from nuisances as defined in Chapter 8.20 BLMC, including adequate trash receptables and trash service.

g. If the emergency shelter is not connected to water or sewer utilities, the religious organization shall provide:

i. Adequate restrooms based on the number of units. If families with children will be housed, restrooms solely for families must also be provided.

ii. Adequate handwashing stations and potable running water, including accommodations for black water.

iii. Adequate facilities may be inside an existing structure or portable facilities on site, as long as those facilities are available at all times of day and night. For purposes of this section, the adequacy of the facilities shall be determined at the sole discretion of the city.

h. A memorandum of understanding signed by the city, the property owner (if different), and the operator (if different) is required prior to construction or operation of any temporary or permanent emergency shelter. Memorandums of understanding shall be processed in accordance with this section. The city shall charge a $1,000 fee to cover the review of the memorandum of understanding and the initial annual safety inspection.

i. Any memorandum of understanding is in addition to any other permits normally required by the city to construct the proposed improvements.

3. Public Meeting Required.

a. Prior to the opening of an temporary indoor overnight shelter, temporary encampment, temporary small house on site or temporary vehicle resident safe parking program, a religious organization hosting the homeless on property owned or controlled by the religious organization shall host a meeting open to the public for the purpose of providing a forum for discussion of related neighborhood concerns, unless the use is in response to a declared emergency by the city.

b. The religious organization shall contact the city at least seven calendar days prior to the date and time of the meeting and provide the meeting details to the city.

c. The city must provide community notice of the meeting, based on the notification provided to the city in subsection C.3.b of this section, by taking at least two of the following actions at any time prior to the time of the meeting:

i. Delivering to each local newspaper of general circulation and local radio or television station that has on file with the governing body a written request to be notified of special meetings;

ii. Posting notice on the city's website;

iii. Prominently displaying, on signage at least two feet in height and two feet in width, one or more meeting notices that can be placed on or adjacent to the main arterials in proximity to the location of the meeting; or

iv. Prominently displaying the notice at the meeting site.

4. Additional Requirements for Temporary Indoor Shelters. Temporary indoor shelters:

a. May operate for up to six months (182 days), per location, per year.

b. Facilities shall have a minimum of two accessible exits to host an indoor overnight shelter.

c. Religious organizations seeking to use a facility for a temporary indoor overnight shelter that was not originally designed for housing, or that does not have an installed sprinkler system in rooms where people will be sleeping, shall either:

i. Install fire sprinklers as required by Chapter 15.16 BLMC; or

ii. Provide an alternate plan for fire and life safety as part of the Temporary Use Permit application. At a minimum, this plan shall contain:

(A) A provision allowing the city and local fire district to conduct inspections during reasonable hours during the term of the Temporary Use Permit;

(B) An agreed-upon set of appropriate emergency procedures;

(C) An emergency exit floor plan, including the most viable means to evacuate occupants from inside the host site with appropriate illuminated exit signage, panic bar exit doors; and

(D) An overnight fire watch plan that:

(1) Complies with the requirements of the International Fire Code, as adopted in Chapter 15.04 BLMC;

(2) Indicates the posted safe means of egress;

(3) Indicates the location of operable smoke detectors, carbon monoxide detectors as necessary, and fire extinguishers; and

(4) Contains a plan for monitors who spend the night awake and are familiar with emergency protocols, who have suitable communication devices, and who know how to contact the local fire district.

(E) The alternate plan shall be reviewed and approved by the fire marshal prior to approval or issuance of the Temporary Use Permit.

5. Additional Requirements for Temporary Small Houses. Temporary small houses:

a. May operate for up to six months (182 days), per location, per year, with a temporary use permit. The religious organization may extend this time period to up to a year (365 days), in renewable one-year terms, with a memorandum of understanding that complies with this section.

b. The units must be a minimum of 120 gross square feet, and a maximum of 400 gross square feet, not including any lofts.

c. If more than one unit is on site, each unit needs to be set a minimum of six feet apart from any other units. Units must be set a minimum of six feet apart from any other structures or facilities at the site and are required to comply with the setback requirements for the zoning classification adopted for the property.

d. Any utilities provided to the temporary small houses shall be inspected by the city, or the utility provider. If space heaters are provided, they must be approved by the city.

e. Doors and windows of the temporary small house must be included and be lockable. The religious organization and the operator shall also possess keys to each unit.

f. Every unit shall have its own fire extinguisher. Said fire extinguishers shall be inspected per the manufacturer's instructions.

g. If more than one temporary small house is located at a site, the religious organization should consider placing at least one accessible temporary small house at the site.

6. Additional Requirements for Temporary Encampments and Temporary Vehicle Resident Safe Parking Programs. A temporary encampment or temporary vehicle resident safe parking program:

a. May operate for up to six months (182 days) in one location per calendar year.

b. Religious organizations using parking spaces shall continue to provide the minimum number of parking spaces required for the existing uses on site, as required by the zoning classification adopted for the property.

c. If recreational vehicles are hosted at the vehicle resident safe parking program site, provision must be made by the religious organization or managing agency for proper disposal of waste from the recreational vehicle.

d. The religious organization or operator shall inform vehicle residents how to comply with laws regarding the legal status of vehicles and drivers, and provide a written code of conduct consistent with area standards.

7. Additional Requirements for Permanent Indoor Emergency Shelters. Permanent indoor emergency shelters:

a. May be located on property owned or controlled by a religious organization, or on any property in the E or PF zoning districts.

b. May operate indefinitely with an approved memorandum of understanding.

c. Operators seeking to use a facility for permanent indoor overnight shelter that was not originally designed for housing, or that does not have an installed sprinkler system in rooms where people will be sleeping, shall install fire sprinklers as required by Chapter 15.16. BLMC.

8. Memorandum of Understanding. Any religious organization that desires to operate a small house site for longer than six months or a permanent indoor emergency shelter shall enter into a memorandum of understanding with the city before beginning construction and/or operation. Said memorandum of understanding will address issues that will protect the public health and safety of both the residents of the temporary emergency housing facility and the residents of the city. At a minimum, the memorandum of understanding must include information regarding:

a. The right of a resident of the facility to seek public health and safety assistance;

b. How the residents will be able to access social services on site;

c. Ensure the residents have the ability to directly interact with the organization or entity, including how residents can express concerns regarding the operator to the organization or entity (if applicable);

d. A written code of conduct agreed to by the operator (if applicable), the organization or entity, and all volunteers working with the residents of the facility;

e. If the operator is publicly funded, that the organization or entity has the ability to interact with residents of the facility using a release of information;

f. An agreement that the adult residents of the facility shall be subject to a sex offender check by local law enforcement, with an acknowledgement that the organization or entity retains the authority to allow such an offender to remain on the property;

g. If the facility is a vehicle resident safe parking program facility, a requirement that the host organization or entity or its operator shall inform vehicle residents of how to comply with laws regarding the legal status of vehicles and drivers, and provide relevant requirements in the code of conduct consistent with area standards;

h. A requirement to work with the local agencies administering the homeless client management information system if the organization or entity works with a publicly funded operator, or, if the organization or entity does not work with a publicly funded operator, an encouragement to work with the local agencies administering the homeless client management information system. This is not a requirement or recommendation for temporary overnight extreme weather shelters operated out of organization or entity buildings;

i. That the organization or entity and operator (if applicable) will not refuse to host any resident or prospective resident because of age, sex, marital status, sexual orientation, race, creed, color, national origin, honorably discharged veteran or military status, or the presence of any sensory, mental, or physical disability or the use of a trained dog guide or service animal by a person with a disability, as those terms are defined in RCW 49.60.040, if the organization or entity and/or operator receive funding from any government agency;

j. A site plan of the temporary emergency housing facility, including, but not limited to, ingress and egress, emergency access, location of sanitary facilities and number of facilities, location of utilities, temporary fencing locations, and the layout of the locations of the individual housing units or parking spaces to be used, and any other temporary emergency housing facilities and services.

(Ord. 1745, 12/9/2025)

§ 18.08.060 Mobile/manufactured home/recreational vehicle park standards.

A. This section shall apply to the placement of mobile homes, manufactured homes, and recreational vehicles in a mobile/manufactured home/recreational vehicle park.

B. Development Standards. The following standards shall be applicable to the development of mobile home parks, manufactured housing community, or manufactured/mobile home community:

1. The maximum number of units at the mobile/manufactured home/recreational vehicle park shall be equal to what was in existence at the time of annexation into the city.

2. Only one dwelling shall be permitted per designated residential space.

3. All dwellings and buildings shall be located at least 15 feet from the perimeter of the park.

4. All structures shall comply with the fire separation requirements of the International Residential Code, as adopted in Chapter 15.04 BLMC.

5. All street networks and improvements shall provide ready access for fire and other emergency vehicles and equipment and route of escape for inhabitants, in accordance with the provisions of the International Fire Code, as adopted in Chapter 15.04 BLMC.

6. Maximum lot coverage by impervious surfaces is 80 percent.

7. All mobile homes, manufactured homes, and recreational vehicles shall be placed on a foundation or a concrete pad in accordance with the applicable provisions of:

a. National Manufactured Housing Construction and Safety Standards Act of 1974 and rules and regulations adopted thereunder;

b. Regulations and interpretations of the Washington State Department of Labor and Industries adopted pursuant to United States Department of Housing and Urban Development rules; and

c. Information supplied by the manufacturer.

8. Manufactured homes must also comply with the requirements of Chapter 15.08 BLMC.

9. All manufactured and mobile homes not placed on a permanent foundation shall be attached to the ground and the space from the bottom of the home to the ground is enclosed with weather resistant skirting as specified by the manufacturer and approved by the city.

10. Use of recreational vehicles is permitted provided that all utility hookups meet the requirements in BLMC § 10.16.020, the requirements of the applicable utility, and applicable state or federal health standards for recreational vehicle parks.

11. A recreational vehicle must contain at least one internal toilet and at least one internal shower. If the park owner or manager permits the use of recreational vehicles that do not have at least one internal toilet and shower the park owner must provide adequate sewer utilities, including sinks, toilets and showers.

C. Maintenance. It shall be the responsibility of the mobile/manufactured home/recreational vehicle park owner or manager to:

1. Assure that all required landscape and common areas are perpetually maintained.

2. Keep the park free of debris such as brush, leaves, weeds, trash, and rubbish, which increase the fire hazard to manufactured homes and other improvements.

3. Keep the park free from nuisances as defined in Chapter 8.20 BLMC.

4. Assure that all private stormwater facilities are perpetually maintained.

D. Notice of Requested Changes. All residents in mobile/manufactured home/recreational vehicle parks shall be given at least six months' notice by the park property owner in advance of requested or proposed zoning changes, changes to development standards, and/or to variances from development standards.

E. Notice of Sale. Residents, park homeowners' association and eligible organizations must be given an opportunity to purchase or lease the mobile/manufactured home/recreational vehicle park. Prior to any sale, lease, or transfer:

1. The park owner must provide written notice to all residents and any homeowners' association on or before the date the owner advertises or lists or otherwise proffers the park for sale, lease, or transfer, a notice of opportunity to purchase or lease.

2. The notice of opportunity to purchase or lease must include a statement that residents, homeowners' association and eligible organizations have 45 days from the date on which the notice of opportunity to purchase was personally delivered or postmarked to provide the park owner with notice of intent to consider purchasing or leasing the manufactured/mobile home park. The notice must also provide the address where the notice of intent to consider purchase or lease must be delivered and the name of the person to whom it must be delivered.

3. Resident(s), homeowners' association or eligible organization must provide the park owner written notice of intent to consider purchase (if for sale) or lease (if for lease) the park within 45 days of receipt of the owner's notice of opportunity to purchase or lease. "Eligible organizations" include community land trusts, resident nonprofit cooperatives, local governments, local housing authorities, nonprofit community or neighborhood-based organizations, federally recognized Indian tribes in the state of Washington, and regional or statewide nonprofit housing assistance organizations.

4. If the park owner receives notice of intent to consider purchase or lease from a resident(s), homeowners' association or eligible organization, owner must negotiate in good faith to sell or lease the park to the resident(s), homeowners' association or eligible organization and park owner must not sell, lease, or transfer the property or accept an offer to lease or purchase from any other party for a period of 120 days after receipt of notice of intent to consider purchase or lease from the resident(s), homeowners' association or eligible organization.

5. The park owner is not required to wait 120 days to sell, lease, or transfer the property if all timely notice(s) of intent to consider purchase or lease is withdrawn in writing.

6. A notice of opportunity to purchase or lease is not required with respect to a sale, transfer, conveyance, or lease of the mobile/manufactured home/recreational vehicle park or the property on which it sits where the transaction is:

a. Due to foreclosure;

b. Incidental to financing the park;

c. Pursuant to a tax sale;

d. Between joint tenants or tenants in common;

e. Among the partners or shareholders who own the manufactured/mobile home community;

f. To a member of the owner's family or to a trust for the sole benefit of members of the owner's family; or

g. Pursuant to eminent domain; provided that if an eminent domain action by a federal, state, or local agency causes closure of a mobile/manufactured home/recreational vehicle park and the procedures set forth in the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act, 42 U.S.C. § 4601 et seq., and the regulations of 49 CFR Part 24 or the Relocation Assistance - Real Property Acquisition Policy Act of Chapter 8.26 RCW and the regulations of Chapter 468-100 WAC are followed, the requirements of those acts and regulations will supersede the requirements of this section.

(Ord. 1745, 12/9/2025)