Pre-Application Conferences

Thank you for your interest in the pre-application process with the City of Bonney Lake’s Development Review Team (DRT). We hope that the information below is helpful in understanding the general requirements for your project.

The pre-application process is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided during the pre-application process are based on the pre-application materials submitted.

The first meeting is $300.00 and all subsequent meetings regarding the same parcel is $500.00.

Available each Thursday with the 1st appointment held at 2:00 p.m. and the 2nd appointment held at 3:00 p.m.  Due to the popularity of these meetings, appointments are granted on a first come, first served basis as submittal packages are received. 

Appointment times will not be held for applicants who have not submitted a pre-application package in advance.

Pre-Application Meeting Form

Typical Commercial Pre-Application Comments

Building Division Comment

The Submittal Process

The City of Bonney Lake requires all applications, documents and plans to be submitted electronically via box.com. Please contact the Permit Center once you are ready to submit your application for review or a resubmittal for a link to be provided to you. This link will be active for 72 hours. After that time the link will expire and be closed out on our end. All resubmittals are required to have new links which will be sent to you once we have received your application to resubmit.

Below are typical comments for a commercial proposal. For specific comments please apply for a pre-application meeting.

The City is currently performing reviews to the current 2015 editions of the following codes to include the Washington State Amendments:

  • International Building Code (IBC)
  • Uniform Plumbing Code (UPC)
  • International Fire Code (IFC)
  • Washington State Energy Code (WSEC)
  • International Mechanical Code (IMC)
  • ICC A117.1-2009 Accessibility Standards
  • International Fuel Gas Code (IFGC)

    Separate permits shall be required for electrical, fire suppression, retaining walls, and signs. Applicants may apply for separate permits at any time prior to commencement of construction.

    All building submittals shall include mechanical and plumbing, we do not allow deferred submittals on building elements.

    When required, special inspections shall be performed by WABO approved agencies and WABO certified inspectors. Special Inspection Agencies and Inspectors shall be pre-approved by the Building Official.

    All concerned departments shall sign off for the final approval before the Building Division can perform the final inspection. The Building final shall be approved prior to the issuance of a Certificate of Occupancy.

    Please Note: We do not allow a “Temporary Certificate of Occupancy” (TCO).

    The City offers an expedited plan review process for building permits. If you are interested in this option please contact the Permit Coordinator.

 

Building Permit Fees

Building permit fees for residential and commercial construction shall be charged in conformance to Section 108.2 of the 2015 International Building Code, Section R108.2 of the 2015 International Residential Code, Section 106.5.2 of the 2015 International Mechanical Code and Section 103.4.1 of the 2015 Uniform Plumbing Code. The value to be used in computing the building permit and building plan review fees shall be the total value of all construction work for which the permit is issued as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, profit, fire extinguishing systems, and any other pertinent equipment. Fees shall be calculated from Table 1 from the Building Valuation Data as published by the International Code Council with the regional cost modifier in Table 2 and the valuation as set forth in Table 3, except as follows:

  • Structures not classed as buildings such as retaining walls, dog kennels, decks, signs, docks and the like shall be charged fees based on the actual cost of labor and materials according to Table 3 of this code.
  • The building official may authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under the issued permit.
  • Permits requiring plan review and inspections that are required by the Washington State Energy Code and the Washington State Ventilation and Indoor Air Quality Code shall require a $60.00 plan review and inspection fee.

Building plan review fees shall be 65 percent of the building permit fee as determined in BLMC 3.68.030 and as follows:

  • When submittal documents are required a plan review fee shall be paid at the time of submitting the documents for plan review.
  • Contractor plans (base plans) without revisions, options or modifications for two or more identical buildings of Group R, Division 3 Occupancies in new subdivisions shall be charged $500.00 for the second plan review and beyond.
  • The plan review fees specified in this section are separate fees from the permit fees specified in BLMC 3.68.030.
  • Revised plans submitted during the plan review process which have uncorrected plan review items shall require additional plan review fees on the third submittal. The additional fee shall be $100.00 per hour with a minimum of one hour.
  • Expedited plan review shall be double the building plan review fee.

Mechanical Permit Fees – 2015 International Mechanical Code Section 106.5.2 Amended. Mechanical fees shall be calculated at 15 percent of the building permit fee.

Plumbing Permit Fees – 2015 Uniform Plumbing Code Section 103.4.1 Amended. Plumbing fees shall be calculated at 15 percent of the building permit fee.

All new commercial and multi-family buildings are required to submit the Structural Design and Inspection Information packet, original signatures are required

Engineering/Civil Review Division Comment

The Submittal Process

The City of Bonney Lake requires all applications, documents and plans to be submitted electronically via box.com. Please contact the Permit Center once you are ready to submit your application for review or a resubmittal for a link to be provided to you. This link will be active for 72 hours. After that time the link will expire and be closed out on our end. All resubmittals are required to have new links which will be sent to you once we have received your application to resubmit.

Development Review Engineer comments at a pre-application meeting are not considered as a final determination of the subject project. More specific review comments will be provided after a complete preliminary application has been submitted and civil plans are reviewed.

Development Review Engineer comments address rules and regulation in accordance with the City of Bonney Lake Municipal Codes (BLMC), 2018 Development Policies and Public Works Design Standards, and all current City of Bonney Lake Comprehensive Plans.

All projects are reviewed on an individual basis. Comments from the Development Review Division are provided on site specific applications.

Civil Engineering Permitting Fees

Civil Infrastructure:

Engineering Review Commercial with Fire Flow up to 2,500gpm – $4,500.00
Engineering Review Commercial with Fire Flow over 2,000gpm - $12,000.00

Non Commercial project fees can be found in our Municipal Code 3.68

Resubmittals are charged fees based the number of times the plans must be reviewed:

  • First resubmittal - $100.00
  • Second Resubmittal - $200.00
  • Third and all subsequent resubmittals - $500.00   

Inspection Fees

Inspection fees shall be three percent of infrastructure development costs, including lift stations and booster pumps. The public works director is authorized to establish reasonable unit costs for various water, sewer, stormwater, street, retaining wall, and miscellaneous improvement components upon which the inspection fee shall be based. Said inspection fee schedule shall be periodically reviewed and updated.

Permit Fee - $500.00 per permit

Grade & Fill Permit

  • 0 – 249 cubic yards - $500.00
  • 250 – 999 cubic yards - $1,500.00
  • 1,000 – 49,999 cubic yards – $2,500.00
  • 50,000 cubic yards or more - $2,500.00 plus the cost of any special monitoring and inspection. The City Engineer shall estimate the preliminary monitoring and inspection fee, calculated at $100.00 per hour, which shall be paid in advance as a deposit against the final total fee.    

Public Works Permits

A Water Modeling Application may be necessary. The fee is $700.00.

A right of way permit may be necessary. The fee is $300.00 and may require traffic control design to be submitted for review.

A road approach permit may be necessary. The fee is $50.00 and may require traffic control design to be submitted for review.

TIA Fees

Traffic Scoping Letter - $750.00

Traffic Impact Analysis - $1,500.00

Fire Department Comment

The Submittal Process

The City of Bonney Lake requires all applications, documents and plans to be submitted electronically via box.com. Please contact the Permit Center once you are ready to submit your application for review or a resubmittal for a link to be provided to you. This link will be active for 72 hours. After that time the link will expire and be closed out on our end. All resubmittals are required to have new links which will be sent to you once we have received your application to resubmit.

Below are typical comments for a commercial proposal. For specific comments please apply for a pre-application meeting.

Code

2015 Edition IFC and applicable City of Bonney Lake Standards shall be adhered to.

Fire Flow Requirements

The minimum design fire flow for main extensions and on-site water supplies in commercial developments shall be no less than 2,500 gallons per minute with a minimum duration of 2 hours for the current proposal. Actual fire flow requirements will calculated once the size and type of construction is provide, for building permit approval/acquisition shall be in accordance with International Fire Code, Appendix B, Fire Flow Requirements for Buildings.

Provide proof of water availability prior to the issuance of building permits for the proposed development.

Hydrants

Fire hydrants and mains capable of providing the required fire flow shall be provided along the street frontage(s) at the entrances and throughout the site. The maximum spacing between fire hydrants shall not exceed 300 feet. Additional fire hydrants may be required for FDC. Fire hydrant location(s) shall be approved by the Fire Marshal and the City Engineer. PIV and FDC locations shall be approved by the Fire Marshal.

Fire hydrants, fire department connections for fire sprinklers and post indicating valves shall be located no closer than 50 feet from all buildings unless approved by the Fire Marshal. Fire department connections shall be located within 50 feet of a fire hydrant preferably 10 to 20 feet.

Fire hydrants intended to serve fire department connections (FDC) for fire sprinkler systems shall be on the same side of the access road as the FDC to eliminate the potential for obstruction of the road. Location and design of fire department connections and underground fire sprinkler piping are to be submitted by a Washington State licensed fire sprinkler contractor. A permit and plan review submittal separate from the civil drawings is required for the installation of the automatic fire sprinkler system.

Water mains serving fire hydrants shall be installed per the requirements of the City of Bonney Lake.

A minimum of 3 feet of clear space shall be maintained in all directions around all fire hydrants.

Access

Fire apparatus access roads shall be provided to within 150 feet of all portions of the exterior walls of the first story for hose pulls of all structures as measured by an approved route around the exterior of the building. The fire apparatus access roads shall be a minimum of 20 feet in width. Access roads shall be designed to accommodate the turning radius and maneuvering characteristics of delivery vehicles and fire apparatus with a minimum inside turning radius of 28 feet. The access roads shall be paved and designed to support the imposed load of fire apparatus.

Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved fire apparatus turn-around.

Provide documentation indicating on-site access roads are designed to accommodate the turning radius and maneuvering characteristics of delivery vehicles and fire apparatus.

Provide approved signage prohibiting parking along the curbs throughout the site to maintain a minimum of 20 feet of unobstructed emergency fire apparatus access. Signage may include signs, painted curbs red, pavement markings or a combination thereof.

Fire apparatus access roads and fire hydrants shall be installed and in service prior to the start of construction above the foundation and/or the accumulation of combustible materials on the site. The site and fire access shall be maintained to accommodate fire apparatus access throughout the construction project. The fire hydrants shall remain in-service and accessible throughout the construction project.

Where installed, security gates on fire apparatus access roads shall be equipped for automatic operation by use of Opticom and a Knox key switch and shall be designed and installed in accordance with the East Pierce Fire & Rescue requirements for security gates. Bollards shall not be installed on any fire apparatus access roads.

Fire Sprinkler/Alarm

An approved automatic fire sprinkler system shall be installed in all commercial occupancies 5,000 square feet and for this type of occupancy. A separate permit and plan review submittal is required for the installation of any residential fire sprinkler system.

Any buildings with fire sprinklers that have over hangs and covered areas 4 feet shall be provided with fire sprinkler coverage.

An approved automatic/manual fire alarm system shall be installed in all commercial occupancies 5,000 square feet and this type of occupancy. A separate permit and plan review submittal is required for the installation of the fire alarm system. The manual/automatic fire alarm system shall consist of a minimum of the following:

  • Addressable fire alarm capable of monitoring and sending notification of all protection systems within the building to an approved central station.
  • Interior audible/visual alarm devices for the notification of the building occupants throughout.
  • Exterior horn/strobe shall be located on the address side of the building.
  • Visible devices in restrooms
  • Manual pull stations at each exit
  • Smoke detection throughout
  • Monitoring of the automatic fire sprinkler systems/fire alarm systems    

Fire Extinguishers

Provide a minimum 2A:10B: C rated fire extinguishers throughout 75 feet unobstructed travel distance. Mount at the exit or in paths of exit travel where it shall remain accessible. (Top of extinguisher shall be no higher than 5 feet off the floor)
Egress control and/or security devices shall be in accordance with the provisions of the International Building Code and the International Fire Code.

Knox key box 3200 with hinged door will be required with keys to the building.

The natural gas meter, regulator and associated piping shall be protected by bollards or other approved devices, if installed in an area where they may be susceptible to vehicular damage.

Dumpsters and trash containers having an individual capacity of 1.5 cubic yards or more shall not be placed within 5 feet of combustible walls, openings or combustible roof eave lines.

All lots/buildings shall be addressed in accordance with the standard adopted by the City of Bonney Lake.

Specific building plan review comments will be provided at the time of building plan submittal.

All fire related permits are subject to Final Field Inspection and Testing.

All Fire related plan submittals shall be made through the Bonney Lake Permit Center.
Subject to Final Field Inspection on this building permit and for all fire related permits.

Fire related questions and fire inspection requests shall be directed to: East Pierce Fire Marshal or call 253-299-5560.

NOTE: Contact East Pierce Fire & Rescue at least 48 hours in advance to schedule all required tests and inspections.

Approval does not relieve the designer/contractor from complying with all applicable fire codes and requirements, nor does it abrogate the requirements of other authorities having jurisdiction.

Fire Permit Fees

The value to be used in computing the permit and plan review fees shall be the total value of all construction work for which the permit is issued. Fees shall be calculated from Table 1 from the Building Valuation Data as published by the International Code Council with the regional cost modifier in Table 2 and the valuation as set forth in Table 3.

Planning Division Comment

The Submittal Process

The City of Bonney Lake requires all applications, documents and plans to be submitted electronically via box.com. Please contact the Permit Center once you are ready to submit your application for review or a resubmittal for a link to be provided to you. This link will be active for 72 hours. After that time the link will expire and be closed out on our end. All resubmittals are required to have new links which will be sent to you once we have received your application to resubmit.

All projects are reviewed on an individual basis. Comments from the Planning Division are only provided on site specific applications.

Land Use applications fees can be found within the municipal code at under chapter 3.68
Impact Fees Comment

Sewer

The current sewer system development charge is $11,606.00 per single family residence.

For commercial projects, the Sewer Development Charges will be calculated by using the Schedule “A” the Non-Residential Sewer Equivalents Table.

The SDC for multifamily residential buildings with more than two units shall be as follows:

  1. Eighty percent of the SDC applicable to one residential equivalent (RE) per dwelling unit for three or more bed/bonus room units;
  2. Seventy percent of the SDC applicable to one residential equivalent (RE) per dwelling unit for two bed/bonus room units;
  3. Sixty percent of the SDC applicable to one residential equivalent (RE) per dwelling unit for one bed/bonus room unit;
  4. Fifty percent of the SDC applicable to one residential equivalent (RE) per dwelling unit for studio/efficiency units.

The current sewer system development charge is $11,606.00 per single family residence.

  • A 3 bedroom unit has a Sewer SDC fee of $9,285.00 per unit
  • A 2 bedroom unit has a Sewer SDC fee of $8,124.00 per unit
  • A 1 bedroom unit has a Sewer SDC fee of $6,964.00 per unit
  • A studio unit has a Sewer SDC fee of $5,803.00 per unit    

Water Meter Set Fees

Current fee for meter set for a 1” is $398.00.

The meter set for a 1-1/2”, 2”, 3”, 4”, 6” is calculated on actual time, materials plus indirect costs.

Each new connection to the water system shall pay as part of their connection charges their equitable share of the cost of the system according to the following schedule.

Water System Development Charges:

Residential : The current Water System Development Charge for a single family residence is $9,095.00.

Commercial: The commercial building water system development charge (SDC) is calculated on the size of the meter necessary for the building.

  1. The Water SDC for a 5/8” meter is $11,565.00
  2. The Water SDC for a ¾” meter is $15,297.00
  3. The Water SDC for a 1” meter is $22,751.00

For meters larger than a 1” meter the SDC will be determined on each individual case based on the projected amount of usage and peaking expected from the customer. These charges shall reflect residential equivalence (RE) values used for individual residential customers.

Mulitfamily

In multifamily developments each unit shall be charge 77% of the current system development charge (SDC) for water meters up to 2 inches. For larger than 2 inches the SDC shall be determined on each individual case, based on the projected amount of usage and peaking expected from the customer. These charges shall reflect residential equivalence (RE) values used in individual residential customers. There shall be only one water meter installed for each building housing multiple residential units. The current fee is $7,003.00 per unit.

Irrigation

An Irrigation Meter shall be required for this project. The current fees are:

  • The irrigation SDC fee for a 5/8” meter is $7,454.00
  • The irrigation SDC fee for a 3/4” meter is $11,187.00
  • The irrigation SDC fee for a 1” meter is $18,652.00    

General Water Requirements

For meters larger than a 1” meter the SDC will be determined on each individual case based on the projected amount of usage and peaking expected from the customer. These charges shall reflect residential equivalence (RE) values used for individual residential customers.

The owner of the premises to which the water service is attached shall be responsible for the payment of all connections, shutoffs, turn on, service charges and liens. Monthly availability fees begin as soon as the water meter is installed.

Property owners are responsible for all leaks or damage due to leaks from privately installed and owned water lines. The property owner shall install and maintain at his own expense all water service from the water meter to the place of use.

Storm

The fee for storm system development charge is currently $484.00 per ESU. One ESU is deemed to be equal to 2,600 square feet of impervious surface area. Storm system development charges are payable at the time of building permitting.

Transportation

See the 2019 Schedule of Transportation Impact Fee Schedule or current fee schedule at the time of application. 

2019 TIF SCHEDULE

The current Traffic Impact Fee is $3,995.00 per single family residence.

Park Impact Fees

Park impact fees are calculated based upon the number of residential units. The current fee is $3,889.00 per residential unit.

School Impact Fees

Prior to building permit issuance for new single family construction and new multifamily construction, the applicant shall provide a copy of the receipt for school impact fees.

Sumner Bonney Lake:

The current Sumner Bonney Lake School District Impact fee $1,945.00 per unit for multifamily.
The current Sumner Bonney Lake School District Impact fee $3,770 per single family residence.

White River School District:

The current White River School District Impact fee $2,000.00 per unit for multifamily.
The current White River School District Impact fee $3,770 per unit for single family residence.

Office Hours:
Monday - Friday 
8:30am - 5:00pm



Contact:
Permit Coordinator


Location:
Justice & Municipal Center
9002 Main ST E, STE 300
Bonney Lake, WA 98391

Mailing:
City of Bonney Lake
Attn: Permit Center
P.O. Box 7380
Bonney Lake, WA 98391

Phone: 253-447-4356

Fax:
253-862-1116