Transcript of August 17, 2021 Packet
August 17, 2021 Packetwww.ci.bonney-lake.wa.us AGENDA
Location: Bonney Lake Justice & Municipal Center, 9002 Main
Street East, Bonney Lake, Washington.
The public is invited to attend Council Meetings and Workshops in
person, via conference call or over the internet. Those attending
in-person who are not vaccinated must wear a face mask. The
information for attending is provided below. If you connect via the
website link and/or call into the meeting, please confirm the
microphone on your computer and/or phone is muted, otherwise it
will result in feedback sound or background noise and interfere
with the meeting. As a reminder, citizen comments are only taken at
Council Meetings, not Workshops.
Council Meetings and Workshops attendance options: In-Person:
Bonney Lake Justice & Municipal Center at 9002 Main Street East
in Bonney Lake By phone: 408-740-7256 (Meeting ID: 215 767 540#) By
internet: Chrome-
https://bluejeans.com/215767540?src=calendarLink&flow=joinmeeting
I. CALL TO ORDER: Mayor Neil Johnson, Jr.
II. ROLL CALL: Mayor Neil Johnson, Jr., Deputy Mayor Justin Evans,
Councilmember Terry Carter, Councilmember Todd Dole, Councilmember
Angela Ishmael, Councilmember J. Kelly McClimans, Councilmember Dan
Swatman, and Councilmember Tom Watson.
III. AGENDA ITEMS:
A. Council Open Discussion:
B. Review Of Council Minutes: August 3, 2021 Council Workshop and
August 10, 2021 Council Meeting.
P. 13 C. Discussion: Emergency Management Position – Public Safety
Committee Members.
P. 15 D. Discussion: AB21-74 – Ordinance D21-74 – An Ordinance Of
The City Council Of The City Of Bonney Lake, Pierce County,
Washington, Amending Chapters 18.29 And Section 18.08.020 Of The
Bonney Lake Municipal Code And The Corresponding Portions Of
Ordinance Numbers 748, 788, 851, 908, 1099, 1230, 1416, 1428, 1483,
1520, 1533, 1568, 1584, 1634, 1644, And 1651 And Repealing Chapter
18.33 Of The Bonney Lake Municipal Code And The Corresponding
Portions Of Ordinance Numbers 1454, 1524, 1634, And 1641 Related To
Permitted Uses And Development Regulations For Eastown.
IV. EXECUTIVE/CLOSED SESSION: Pursuant to RCW 42.30.110 and/or RCW
42.30.140, the City Council may hold an executive or closed
session. The topic(s) and duration will be announced prior to the
session.
Page 1 of 2 Agenda Packet p. 1 of 53
P. 3
V. ADJOURNMENT
For citizens with disabilities requesting translators or adaptive
equipment for communication purposes, the City requests
notification as early as possible prior to the meeting regarding
the type of service or equipment needed.
The City Council may act on items listed on this agenda, or by
consensus give direction for future action. The Council may also
add and take action on other items not listed on this agenda.
Agenda Packet p. 2 of 53 Page 2 of 2
CITY COUNCIL WORKSHOP
DRAFT Minutes www.ci.bonney-lake.wa.us
Location: Bonney Lake Justice & Municipal Center, 9002 Main
Street East, Bonney Lake, Washington Virtual Location:
https://bluejeans.com/215767540?src=calendarLink&flow=joinmeeting
By Telephone: 408-740-7256 (Meeting ID: 215 767 540#)
I. CALL TO ORDER – Mayor Neil Johnson Jr., called the workshop to
order at 6:00 p.m.
II. ROLL CALL: Deputy City Clerk Sadie Schaneman called the roll.
In addition to Mayor Johnson, elected officials attending were
Deputy Mayor Justin Evans, Councilmember Terry Carter,
Councilmember Todd Dole, Councilmember Angela Ishmael,
Councilmember James (Kelly) McClimans, Councilmember Dan Swatman,
and Councilmember Tom Watson.
Staff members in attendance at the physical location were
Administrative Services Director/City Clerk Harwood Edvalson, Chief
of Police Bryan Jeter, Human Resources Manager Jenna Richardson,
Public Services Director Ryan Johnstone, City Engineer John
Woodcock, Planning & Building Supervisor Jason Sullivan,
Municipal Court Judge Joanna Daniels, Court Administrator Kathy
Seymour, Deputy City Clerk Sadie Schaneman, Administrative
Specialist II Jessica Chavez and City Attorney Kathleen
Haggard.
Staff members in virtual attendance using the City’s BlueJeans
conference line were City Administrator John Vodopich, Chief
Financial Officer Cherie Reierson and Information Services Manager
Chuck McEwen.
III. AGENDA ITEMS:
A. Council Open Discussion:
Pierce County Special Meeting. Councilmember Watson said that he,
Councilmember Carter and Councilmember Ishmael attended the Pierce
County Special Meeting at the Bonney Lake Food Bank. He stated that
there were great presentations from the White River School
District, The Sumner/Bonney Lake School District, The Bonney Lake
Food Bank and several other organizations. He also invited
interested parties to attend the Communities for Families Coalition
meeting this coming Thursdays August 05, 2021 in Sumner.
Citizen Comments Sign Up. Councilmember Swatman asked about Council
procedures for citizen comments and the requirement that was set
during last meeting to sign up in advance to speak during the
citizen comments section. City Attorney Haggard explained that the
requirement to sign up during the hybrid
Page 1 of 4
City Council Workshop Minutes-DRAFT August 03, 2021
meetings was set up to help staff keep the meetings organized while
navigating the new hybrid format. Councilmember McClimans also
expressed his concern with having individual’s sign up to speak
during citizen comments and also stated that speakers were not
providing their name and address.
Coffee with the Council. Deputy Mayor Evans asked if anyone would
be interested in doing a “Coffee with the Council” once a month
where two Councilmembers could meet with members of the community
at a local coffee shop. Councilmember Ishmael said that she has
spoken with the owner of a local coffee shop who was very open to
the idea.
Council Reading Procedures. Councilmember Carter suggested a first,
second and third reading of agenda items before they are voted on
by the Council. City Attorney Haggard and Mayor Johnson gave
information on how the City uses committee meetings and Council
Workshops to review items before they come to Council Meetings for
a vote. City Clerk Edvalson advised the Council doing this would
fundamentally change the process and the Council would need to
reconsider their Council rules. He also noted that any item could
be tabled for further discussion. There was a general consensus of
the Council to revisit the current Council procedures during a
workshop in January 2022 after this year’s elections.
Local Law Enforcement Legislative. Councilmember McClimans asked
about the new legislative laws regarding local law enforcement.
Chief Jeter stated that there will be a presentation at the next
Council Workshop on August 17, 2021 and that a statement has been
put out on social media as well.
Beautify Bonney Lake/Public Safety Building. Councilmember Dole
noted that Beautify Bonney Lake will be happening this year on
September 18, 2021. He also asked about the Public Safety Building
and uses for it once East Pierce Fire & Rescue moves out. Mayor
Johnson advised that there would be many Council discussions about
the topic as it gets closer to when the move actually
happens.
B. Review Of Council Minutes: July 20, 2021 Council Workshop and
July 27, 2021 Council Meeting.
Councilmember Watson and Councilmember Carter said that they
reviewed the minutes of July 20, 2021 and July 27, 2021 and had one
minor correction. The revised minutes were forwarded to the August
10, 2021 Meeting for approval.
C. Action: AB21-106 – Resolution 2965 – A Resolution Of The City
Council Of The City Of Bonney Lake, Pierce County, Washington,
Authorizing The Mayor To Sign A Labor Agreement With The Bonney
Lake Police Guild For Non-Sworn Staff From January 1, 2021 Through
December 31. 2023.
Councilmember Watson moved to approve Resolution 2965. Deputy Mayor
Evans seconded the motion.
Agenda Packet p. 4 of 53
Page 2 of 4
City Council Workshop Minutes-DRAFT August 03, 2021
Human Resources Manager Jenna Richardson stated that Chief Jeter
took on the main responsibility for the agreement and that there
will be a number of changes that will allow more flexibility with
scheduling. She also stated that she and Chief Jeter both highly
recommend the approval of the agreement.
Motion Approved 7 – 0.
D. Discussion/Action: AB21-100 – Resolution 2962 – A Resolution Of
The City Council Of The City Of Bonney Lake, Pierce County,
Washington, Authorizing The Mayor To Sign The Transportation
Improvement Board Grant Application For The Future SR 410 - 214th
Avenue Roundabout.
Councilmember Watson moved to approved Resolution 2962. Deputy
Mayor Evans seconded the motion.
Sarah Ott and Brian Walsh from the Washington State Department of
Transportation (WSDOT) answered questions and addressed concerns
from the Council regarding comparable locations within the state
that use roundabouts, speed control, flow theory and safety.
Councilmembers and staff also discussed costs, traffic impact fees,
developer agreements and other road projects that need to be
done.
Councilmember Watson motioned to table Resolution 2962 to the next
Council Meeting. Councilmember Carter seconded the motion.
Motion to table Approved 7 – 0.
E. Discussion/Action: AB21-102 – Resolution 2964 – A Resolution Of
The City Council Of The City Of Bonney Lake, Pierce County,
Washington, Authorizing The Mayor To Sign A Contract With Pierce
County Security, Inc. To Provide Court Security.
Councilmember Carter moved to approved Resolution 2964 Deputy Mayor
Evans seconded the motion.
Deputy Mayor Evans said the item had been recommended for approval
by the Finance Committee prior to it being tabled at the last
meeting.
Motion Approved 7 – 0.
F. Discussion: AB21-74 – Ordinance D21-74 – An Ordinance Of The
City Council Of The City Of Bonney Lake, Pierce County, Washington,
Amending Chapters 18.29 And Section 18.08.020 Of The Bonney Lake
Municipal Code And The Corresponding Portions Of Ordinance Numbers
748, 788, 851, 908, 1099, 1230, 1416, 1428, 1483, 1520, 1533, 1568,
1584, 1634, 1644, And 1651 And Repealing Chapter 18.33 Of The
Bonney Lake Municipal Code And The Corresponding
Page 3 of 4
City Council Workshop Minutes-DRAFT August 03, 2021
Portions Of Ordinance Numbers 1454, 1524, 1634, And 1641 Related To
Permitted Uses And Development Regulations For Eastown.
Planning and Building Supervisor Sullivan gave a presentation to
Council on Eastown Development that included background
information, industrial & manufacturing uses, and regulations
& standards.
Councilmembers asked several questions regarding usages for such
things as recreational facilities and nonprofits to which Sullivan
answered. There was a general consensus of the Council to discuss
the item further and include these types of uses at the next
Council Workshop on August 17, 2021.
IV. EXECUTIVE/CLOSED SESSION: None.
V. ADJOURNMENT:
At 8:02 p.m. the Meeting was adjourned by Mayor Johnson, Jr. with
the common consent of the City Council.
Harwood T. Edvalson, City Clerk Neil Johnson, Jr, Mayor
Items presented to Council at the August 03, 2021 Workshop:
None.
Note: Unless otherwise indicated, all documents submitted at City
Council meetings and workshops are on file with the City Clerk. For
detailed information on agenda items, please view the corresponding
Agenda Packets, which are posted on the city website and on file
with the City Clerk.
Agenda Packet p. 6 of 53
Page 4 of 4
www.ci.bonney-lake.wa.us DRAFT Minutes
Location: Bonney Lake Justice & Municipal Center, 9002 Main
Street East, Bonney Lake, Washington Virtual Location:
https://bluejeans.com/215767540?src=calendarLink&flow=joinmeeting
By Telephone: 408-740-7256 (Meeting ID: 215 767 540#)
I. CALL TO ORDER – Deputy Mayor Justin Evans called the meeting to
order at 6:00 p.m.
A. Pledge of Allegiance: Deputy Mayor Evans led the participants in
the Pledge of Allegiance.
B. Roll Call: Deputy City Clerk Sadie Schaneman called the roll. In
addition to Deputy Mayor Justin Evans, elected officials attending
were Councilmember Terry Carter, Councilmember Todd Dole,
Councilmember Angela Ishmael, Councilmember J. Kelly McClimans,
Councilmember Dan Swatman, and Councilmember Tom Watson. Mayor Neil
Johnson Jr., was not in attendance.
Staff members in attendance at the physical location were
Administrative Services Director/City Clerk Harwood Edvalson, Chief
of Police Bryan Jeter, Information Services Manager Chuck McEwen,
Human Resources Manager Jenna Richardson, City Engineer John
Woodcock, Planning & Building Supervisor Jason Sullivan, Deputy
City Attorney/City Prosecutor Maili Barber, Deputy City Clerk Sadie
Schaneman, Administrative Specialist II Jessica Chavez and City
Attorney Kathleen Haggard.
Staff members in virtual attendance using the City’s BlueJeans
conference line were City Administrator John Vodopich, Chief
Financial Officer Cherie Reierson, and Public Services Director
Ryan Johnstone.
C. Agenda Modifications:
Deputy Mayor Evans announced a new agenda item, AB21-111, added as
item 2 under Announcements, Appointments and Presentation.
Deputy Mayor Evans announced that the Approval of Corrected Minutes
and AB21-101 be pulled from the Consent Agenda. He said the items
would be moved to Full Council Issues as Items B and C.
D. Announcements, Appointments and Presentations:
Page 1 of 5
City Council Meeting Minutes-Draft August 10, 2021
1. AB21-103 – Motion – A Motion Of The City Council Of The City Of
Bonney Lake, Pierce County, Washington, Ratifying The Mayor’s
Reappointment Of Grant Sulham, Debbie Strous-Boyd, And Craig Sarver
To The Planning Commission, David Colbeth And Paul Webber To The
Design Commission, And Ryan Seeberger And Tyler Howard To The Parks
Commission All With A Term Ending April 6, 2024 And Appointing
Jessica Bennion To The Remaining Term Of Position 1 On The Planning
Commission Expiring On April 6, 2023.
Councilmember Watson moved to approve the motion. Councilmember
Carter seconded the motion.
Councilmember Watson thanked everyone for their hard work on the
commissions.
Motion approved 7 – 0.
2. AB21-111 - Motion – A Motion Of The City Council Of The City Of
Bonney Lake, Pierce County, Washington, Authorizing The Mayor To
Sign A Resignation Agreement With Maili Barber, Deputy City
Attorney.
Councilmember Watson motioned to approve AB21-111. Councilmember
Carter seconded the motion.
Councilmembers expressed their appreciation for Maili and thanked
her for all the hard work she has done during her time with the
City.
Motion approved 7 – 0.
A. Public Hearings: None.
B. Citizen Comments:
1. Shawnta Mulligan – 68th Street Bonney Lake, thanked the Council
for getting the meetings set up for in person attendance and stated
that the City website needs to be updated with instructions on how
to make public comments. She also applauded the Council for their
discussion on the roundabout and expressed her concerns regarding
D21-94, e-mails that were given to the public and the LGBTQ+
proclamation.
2. Dan Decker – 204 170th Street E Bonney Lake, went over his
interpretation of the Council and Mayor’s role on city business,
duties, and veto power.
C. Correspondence: None.
Page 2 of 5
III. COUNCIL COMMITTEE REPORTS:
A. Finance Committee: Deputy Mayor Evans reported the Finance
Committee did not meet and is expected to meet again on August 24,
2021.
B. Community Development Committee: Councilmember Swatman reported
the Community Development Committee met on August 3, 2021. The
Committee discussed a Puget Sound Energy solar panel project,
forwarded AB21-107 to tonight’s consent agenda and approved their
minutes.
C. Public Safety Committee: Councilmember Carter reported the
Public Safety Committee met today at 3:30 p.m. The Committee had a
report from East Pierce Fire and Rescue and Police Chief Jeter. The
committee also reviewed a policy on cooling and warming stations,
had a discussion on boating safety and approved their
minutes.
D. Other Reports: None.
IV. CONSENT AGENDA:
A. Approval of Corrected Minutes: July 20, 2021 Council Workshop
and July 27, 2021 Council Meeting. (Moved to Full Council Issues
Item B.)
B. Approval of Accounts Payable and Utility Refund Checks/Vouchers:
Accounts Payable check/vouchers #89258 - #89345 and wire transfers
#2130985, #268266841, #2021061801, #2021070901 and #2021072001 in
the amount of $1,570,998.50. Accounts Payable wire transfers
#21514780, #2021070201, #2021070202, #2021070203, #2021070204,
#2021070701 and #2021070702 in the amount of $29,864.45. P-Card
wire transfer #2021061701 in the amount of $35,034.45. P-Card wire
transfer #2021071701 in the amount of $36,104.22. VOIDS:
None.
C. Approval of Payroll: July 16 – 31, 2021 for checks #34434-34438
including Direct Deposits and Electronic Transfers is
$783,441.88.
D. AB21-89 – Resolution 2954 – A Resolution Of The City Of Bonney
Lake, Pierce County, Washington, Authorizing The Mayor To Sign An
Updated Interlocal Housing Agreement Between The City Of Bonney
Lake, Washington And The SCORE Jail, Washington, For The Housing Of
Bonney Lake Inmates.
E. AB21-101 – Resolution 2963 – A Resolution Of The City Council Of
The City Of Bonney Lake, Pierce County, Washington, Adopting The
Six Year Transportation Improvement Program (2022-2027). (Moved to
Full Council Issues Item C.)
Page 3 of 5
City Council Meeting Minutes-Draft August 10, 2021
F. AB21-107 – Resolution 2966 – A Resolution Of The City Council Of
The City Of Bonney Lake, Pierce County, Washington, Authorizing The
Mayor To Sign The Construction Contract With Pivetta Brother’s
Construction, Inc. For The Construction Of The Fennel Creek Trail
Segment 2B-1 And The Elhi Hill Trail Connector.
G. AB21-109 – Motion – A Motion Of The City Council Of The City Of
Bonney Lake, Pierce County, Washington, To Accept As Complete The
2021 Street Striping Project With Apply-A-Line, LLC.
Councilmember Watson moved to approve the Consent Agenda as
amended. Councilmember Carter seconded the motion.
Consent Agenda approved 7 – 0.
V. FINANCE COMMITTEE ISSUES: None.
VI. COMMUNITY DEVELOPMENT COMMITTEE ISSUES: None.
VII. PUBLIC SAFETY COMMITTEE ISSUES: None.
VIII. FULL COUNCIL ISSUES:
A. AB21-100 – Resolution 2962 – A Resolution Of The City Council Of
The City Of Bonney Lake, Pierce County, Washington, Authorizing The
Mayor To Sign The Transportation Improvement Board Grant
Application For The Future SR 410 - 214th Avenue Roundabout.
Councilmember Watsons moved to approve Resolution 2962.
Councilmember Carter seconded the motion.
Deputy Mayor Evans reviewed the impacts of approving or not
approving the grant application. Public Services Director Ryan
Johnstone confirmed that not approving the Resolution could
potentially impact future development in the Eastown. Councilmember
Carter stated that he had visited the Airway Heights roundabout in
Spokane and expressed his concerns. Councilmember Watson stated the
Resolution had been reviewed by the Community Development Committee
and Council several times and no one had brought forward any
concerns until now. He expressed how not approving this Resolution
could affect safety and traffic on 410 and 214th. Councilmember
McClimans said he supports the roundabout but would like more
current data than the 1998 report the Council was given.
Councilmember Swatman thanked Councilmember Carter for going to
view the round a bout in Airway Heights and expressed his concern
for not having a more current data as well.
Agenda Packet p. 10 of 53
Page 4 of 5
City Council Meeting Minutes-Draft August 10, 2021
Motion to approve AB21-100 failed 3 – 4. Councilmembers Dole,
Carter, Swatman and Ishmael voted no.
B. (Moved from Consent Agenda Item A) Approval of Corrected
Minutes: July 20, 2021 Council Workshop and July 27, 2021 Council
Meeting.
Councilmember Watson moved to approve the amended minutes.
Councilmember Dole seconded the motion.
Motion approved 7 – 0.
C. (Moved from Consent Agenda Item E) AB21-101 – Resolution 2963 –
A Resolution Of The City Council Of The City Of Bonney Lake, Pierce
County, Washington, Adopting The Six Year Transportation
Improvement Program (2022-2027).
Councilmember Watson moved to approve Resolution 2963.
Councilmember Carter seconded the motion.
Councilmember McClimans expressed concerns about condemnation of
property to achieve property needed for projects and how he will
never approve any condemnation. Planning & Building Supervisor
Sullivan explained that the City has easements for most of the land
and are still working on the last few. He also discussed the
process and how easements, ICE, and right of ways work.
Motion approved 7 – 0.
IX. ADJOURNMENT:
At 6:56 p.m. the Meeting was adjourned by Deputy Mayor Evans with
the common consent of the City Council.
Harwood T. Edvalson, City Clerk Justin Evans, Deputy Mayor
Items presented to Council at the Meeting for the record:
None.
Note: Unless otherwise indicated, all documents submitted at City
Council meetings and workshops are on file with the City Clerk. For
detailed information on agenda items, please view the corresponding
Agenda Packets, which are posted on the city website and on file
with the City Clerk.
Page 5 of 5
Administrative Services Department
Memo Date : July 28, 2021 To : Mayor and City Council From : Woody
Edvalson, Administrative Services Director/Emergency
Management
Coordinator Re : Appointed Position for Emergency Management
At a recent Council Safety Committee meeting, the Committee invited
a discussion with staff regarding emergency management for the City
and the need for dedicated staffing to pursue a greater degree of
disaster preparedness for the City. The Council Safety Committee
asked to have this as a topic of discussion at a Council
workshop.
History. The emergency management function was traditionally a role
of the Bonney Lake Fire Department. In 2000, following a vote of
the citizens, Bonney Lake became part of Fire District #22 (now
East Pierce Fire & Rescue), the role of emergency management
director was transferred by city ordinance to the District’s Fire
Chief. With the succession of Fire Chiefs, changeover in fire
department personnel assigned to emergency management, and the lack
of focus on the City’s part regarding emergency management, the
emergency management role and its importance was lost in the
shuffle. During this same period, many of the cities/towns in the
County, including Bonney Lake, contracted with Pierce County
Department of Emergency Management (PCDEM) for some planning and
support services and at least one plan (the Regional Hazard
Mitigation Plan) was updated and adopted by the City. But again,
turnover of employees and change in PCDEM leadership resulted in
the eventual discontinuation of the contract by the County. In
2016, responsibility for emergency management was reestablished by
ordinance under the Mayor’s direction. Responsibility was given to
the Administrative Services Director to work on the emergency
management organization of the City. With the Mayor and Council’s
encouragement, the Director entered into conversations with
representatives of several East Pierce County cities and towns. The
group creating an Interlocal agreement to pool some resources
regarding emergency management, particularly planning, training and
community outreach. The Interlocal (ILA) proposed a shared
full-time employee under direction of the City of Puyallup to be
funded by the Cities/Towns of Bonney Lake, Sumner, Buckley, Orting,
Wilkeson and Carbonado. Funding for the Interlocal agreement was
denied in the Council’s biennial budget process. However, upon
reconsideration, the Council approved the ILA in November 2020 and
funding was granted for Fiscal Year 2021. The ILA is currently
operational, but also needs continuing funding for 2022 and
Page 1
Agenda Packet p. 13 of 53
beyond. Two part-time Puyallup employees have been hired, and work
on plans and training for the member cities has commenced.
The Now. Even with participation in the ILA or EPIC-EM (East Pierce
Interlocal Coalition for Emergency Management), the City of Bonney
Lake’s staff dedicated to coordinating our City effort is limited
to the available time of its management team, particularly one
department director who has volunteered to be the coordinator of
the City’s efforts. The work with EPIC-EM will help update our
plans such as the Comprehensive Emergency Management Plan, the
Continuity of Government Plan, the Continuity of Operations Plan
and the EOC Operations Plan. However, each of these plans requires
individual tailoring to our City and their supporting departments,
which then must be followed by further implementation and training.
The coordinator must rely on the participation and support of other
department heads and their employees to accomplish specific tasks.
As these efforts are an added responsibility to the load of the
department head coordinator, it is simply unrealistic to think that
Bonney Lake’s level of preparedness will increase if things remain
the same as they are now. The City of Bonney Lake needs dedicated
staff time toward emergency management and preparedness—not only at
its head, but also distributed throughout the organization.
The Need. With respect to emergency preparedness, Bonney Lake is
like many cities and towns. The City has competent, dedicated staff
who in an emergency do their best to respond and manage the
situation and impacts. The staff has fairly robust systems in place
to deal with the emergencies that occur fairly frequently like
winter storms or wind storms. However, City staff were severely
tested with the Sumner Grade Fire last summer. Disaster was averted
and gaps in our capabilities and planning were identified for such
an event, but no one person is tasked with and has the time or the
authority to follow-up across the organization.
Recommendation. I recommend the City of Bonney Lake hire at least
one full-time employee whose time would be solely dedicated to
emergency management and coordinating the City’s efforts in
emergency management. This would include coordinating and
participating in the efforts of departments and working with their
employees to accomplish the City’s goals with EPIC-EM and the
City’s further internal goals for emergency management. With a
full-time employee, the department directors could focus on the
emergency management work of their departments and the department
contributions to the City’s overall preparedness. I further
recommend that the employee be placed within the Executive
Department as a direct- report to the City Administrator. Placing
the employee in the Executive Department would give emphasis to the
program and even more referent power for the employee to accomplish
the mission of Bonney Lake preparedness. Organizational placement
is ultimately a decision for the Mayor and City
Administrator.
Salary. I recommend that a salary survey be done to establish the
appropriate compensation for the position. However, for
illustration purposes I present the relative costs of hiring an
emergency management position that would be compensated at the same
level as an associate planner. The lowest starting salary is $6,034
per month, plus benefits, which for a full-time employee would be
approaching an additional 30% for a total benefited monthly cost of
$7,844 or an annual cost of $94,132.
Finally, I recommend the City Council approve the use of monies to
fund the 2022 Fiscal Year participation of Bonney Lake in EPIC-EM.
Approximately $30,000. Will be required.
Page 2
City of Bonney Lake, Washington City Council Agenda Bill (AB)
Department/Staff Contact: Public Services Department Jason Sullivan
– Planning &
Building Supervisor
Agenda Bill Number: AB21-74
Agenda Item Type: Discussion
Council Committee Review: CDC Date: July 20, 2021
Councilmember Tom Watson X Forward to: Council Workshop Consent
Agenda: Yes No
Commission/Board Review: June 2, 2021 and July 7, 2021 Hearing
Examiner Review:
Agenda Subject: Eastown Permitted Uses and Development
Regulations
Full Title/Motion: An Ordinance of the City Council of the City Of
Bonney Lake, Pierce County, Washington, amending Chapters 18.29 and
Section 18.08.020 of the Bonney Lake Municipal Code and the
corresponding portions of Ordinance numbers 748, 788, 851, 908,
1099, 1230, 1416, 1428, 1483, 1520, 1533, 1568, 1584, 1634, 1644,
and 1651 and repealing Chapter 18.33 of the Bonney Lake Municipal
Code and the corresponding portions of Ordinance numbers 1454,
1524, 1634, and 1641 related to permitted uses and development
regulations for Eastown.
Administrative Recommendation: Approve
Background Summary: The primary purpose for Ordinance D21-74 is to
expand the list of permitted light industrial/manufacturing uses to
support current development activity in Eastown. The amendments
will reduce the complexity and increase flexibility. Currently, the
City’s code includes two different chapters specific to Eastown
(Chapter 18.29 – Eastown District and Chapter 18.33 – Eastown
Development Standards). The ordinance repeals Chapter 18.33;
putting all of the regulations specific to Eastown in one chapter.
Additionally, the current standards assume a different development
pattern than the one that is occurring and relies on prescriptive
standards. The amendments establish standards that are more
supportive of light industrial development and remove the
prescriptive approach in favor of a more flexible approach.
Finally, the ordinance will further the creation of additional
family wage jobs. Attachments: Ordinance D21-74; Findings of Fact;
Staff Report with Department of Commerce Acknowledge Letter, Notice
of Public Hearing, and Planning Commission Recommendation
BUDGET INFORMATION Budget Amount Current Balance Required
Expenditure Budget Balance
Budget Explanation:
COUNCIL ACTION Workshop Date(s): August 3, 2021 Public Hearing
Date(s): Meeting Date(s): Tabled to Date: August 17, 2021
APPROVALS Director: Mayor: Date Reviewed Ryan Johnstone, P.E. Neil
Johnson Jr. by City Attorney:
(if applicable):
ORDINANCE NO. D21-74
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BONNEY LAKE, PIERCE
COUNTY, WASHINGTON, AMENDING CHAPTERS 18.29 AND SECTION 18.08.020
OF THE BONNEY LAKE MUNICIPAL CODE AND THE CORRESPONDING PORTIONS OF
ORDINANCE NUMBERS 748, 788, 851, 908, 1099, 1230, 1416, 1428, 1483,
1520, 1533, 1568, 1584, 1634, 1644, AND 1651 AND REPEALING CHAPTER
18.33 OF THE BONNEY LAKE MUNICIPAL CODE AND THE CORRESPONDING
PORTIONS OF ORDINANCE NUMBERS 1454, 1524, 1634, AND 1641 RELATED TO
PERMITTED USES AND DEVELOPMENT REGULATIONS FOR EASTOWN.
WHEREAS, in 2015, the Puget Sound Regional Council (PSRC) completed
a study entitled An Industrial Lands Analysis for the Central Puget
Sound Region to provide an assessment of industrial land in the
Central Puget Sound region, including identification of the lands
in Eastown as existing industrial lands in the region that needed
to be maintained and preserved; and
WHEREAS, in 2017, the City adopted an updated subarea plan for
Eastown with the goal that Eastown be developed with light
industrial and manufacturing uses; and
WHEREAS, Goal CD-3 of Bonney Lake 2035, which serves as the City’s
comprehensive plan, provides that the City should “[D]evelop
Eastown as a light-industrial area to increase the number and
diversity of jobs available to the citizens of Bonney Lake and to
diversify the City’s tax base;” and
WHEREAS, in 2018, the Pierce County Regional Council established a
designation for a Countywide Manufacturing and Industrial Centers
(MIC) in the Countywide Planning Policies to preserve smaller
pockets of industrial lands; and
WHEREAS, as part of the Planning Commission Work Plan 2020 – 2021,
staff was directed to bring forward amendments to the development
regulations as needed to qualify as a Countywide MIC and ensure
consistency with the adopted comprehensive plan goals; and
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF BONNEY LAKE,
WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1. Findings of facts and conclusions. The findings of fact
and conclusions attached as Attachment A and the analysis contained
in the staff report attached as Attachment B are adopted in full by
the City Council in support of its decision.
Agenda Packet p. 16 of 53
Page 1 of 20
Section 2. Chapter 18.29 of the Bonney Lake Municipal Code and the
corresponding portions of Ordinance No. 748 § 1, Ordinance No. 788
§ 1, Ordinance No. 851 § 36, Ordinance No. 908 § 1, Ordinance No.
1099 §§ 26 and 27, Ordinance No. 1230 §§ 2, 8, and 18, Ordinance
No. 1416 § 9 (Appx. A), Ordinance No. 1428 § 1, and Ordinance No.
1634 §§ 3 are each hereby amended to read as follows:
18.29.010 General intent. The intent of this zone is to provide
appropriately located areas for uses which shall be located along
major thoroughfares (SR 410) and dominated by auto-oriented uses.
The Eastown district zoning classification is intended to provide
appropriately located areas for various land intensive and/or
limited service commercial establishments, office uses, major
retail stores and service establishments offering commodities and
services required by residents of the city and its surrounding
market area, wholesale distribution facilities, research, and light
industrial enterprises, and compatible commercial services that
enhance the city’s economic base and provide jobs for residents of
the area that are complementary and are not detrimental to either
existing or proposed industrial uses, or neighboring commercial and
residential districts. which are complementary to neighboring
commercial and residential districts. Typical uses in this
classification are the combination of major retail establishments
and storage, distribution and assembly of products from previously
prepared materials, including business and light industrial parks
which do not generate excessive noise, odors, dust, smoke, heavy
traffic congestion or pollution of water or air.
18.29.020 Uses permitted outright General provisions. Repealed by
Ord. 1416.
A. These standards shall apply to all properties located within the
boundaries of the Eastown Subarea as established in the Bonney Lake
comprehensive plan.
B. The requirements of Chapter 18.31 BLMC – Commercial Standards
shall not apply to properties within the Eastown zoning
classification, except as specifically adopted in this
chapter.
C. All developments shall comply with the future road network as
adopted as part of the Mapped Streets in Chapter 12.30 BLMC.
18.29.030 Accessory commercial use Building Design Standards.
Repealed by Ord. 1416.
Page 2 of 20
Comment [JS1]: All but one of these standards exist in BLMC
18.33.020 which is being repealed. The new standard exempts
properties in Eastown from complying with Chapter 18.31 BLMC so
that there is only one chapter that establishes the development
standards for Eastown instead of having to refer to multiple code
chapters that are sometime in conflict or are inconsistent.
Agenda Packet p. 17 of 53
Multistory buildings and buildings wider than 100 feet as measured
along walls facing streets or mapped streets shall employ measures
as discussed below to visually reduce the height, bulk, and any
large expanse of undifferentiated wall surface:
A. Building design elements shall be used to reduce the visual bulk
and height of large structures of facades facing the street as
approved by the director with concurrence of the Design Commission
or by employing at least three of the following articulation
features along the façade facing the street at articulation
intervals of no wider than 75 feet:
1. Building modulation of at least two feet in depth and four feet
in width.
2. Repeating distinctive window patterns at intervals narrower than
the articulation interval.
3. Change of roofline.
4. Changing materials and/or color with a change in building
plane.
5. Providing lighting fixtures, trellises, trees, or other
landscape features within each interval.
B. The elevation of the building facing the street shall include
building entrances for associated offices and/or sales areas.
C. Building entrances shall be delineated through architectural
design and distinctively differentiated from the remainder of the
building as approved by the director with concurrence of the Design
Commission. Options include, but are not limited to: wall
modulation, gables, window clusters, landscape treatment,
material/color/texture change, awnings, moldings, signage, paving
texture, planters, and pedestrian amenities such as benches and
tables.
18.29.040 Conditional uses Performance Standards. The following
special requirements and performance standards shall apply to
properties located in this zoning classification: uses may be
permitted upon the issuance of a conditional use permit by the
city:
A. Buildings taller than 50 feet, provided: Loading bay doors and
docks shall be located on a building elevation not facing a street
or mapped street.
In these cases, additional landscape
1. Adequate provision is made for firefighting and emergency
rescue;
Page 3 of 20
Comment [JS2]: These standards were principally taken from BLMC
18.33.070 that already apply in Eastown. The standards have been
modified to better suit light industrial developments while still
requiring some design elements on the façade of the building facing
a street. The standards have been written in a way to provide
maximum flexibility to the developer for addressing the
requirements without creating a mandatory approach.
Agenda Packet p. 18 of 53
2. The use or building will not cast a shadow on residential
properties;
3. The use or building is designed with visual relief or
landscaping to make it compatible with the surrounding land uses,
topography and landscape;
B. All refuse containers shall be located in the rear or side of
the lot and shall be placed out of sight from any street or mapped
streets in a secure enclosure that complies with WAC 51-50-009 and
City of Bonney Lake Engineering Standard M-9.
B. Junk, salvage or wrecking yard; provided a solid fence and/or
solid screening hedge at least eight feet high is built and
maintained to screen from view the open storage use;
C. Trailer-mix concrete plant; provided a solid fence and/or solid
screening hedge at least eight feet high is built and maintained to
screen from view the concrete plant and storage yard;
DC. Gravel pits; provided a solid fence and/or solid screening
hedge at least eight feet high is built and maintained to screen
from view the gravel pit; Outdoor storage shall only be allowed as
an accessory use to another principal use provided it meets the
following standards
1. The material(s) being stored shall not exceed 12 feet in
height;
2. The material(s) being stored shall be wrapped or enclosed to
prevent wind-blown debris;
3. The outdoor storage area shall not exceed forty percent (40%) of
the building footprint or fifteen percent (15%) of the lot area,
whichever is less;
4. The outdoor storage is screened from adjacent streets or mapped
streets established in Chapter 12.30 BLMC by a Type 1 Landscaping
Buffer as established in BLMC 16.68.050; and
5. The outdoor storage shall not be located closer to a street or
mapped than the facade of the building facing the front property
line.
ED. Assembly or processing of previously prepared materials in a
fully enclosed building, provided:
Page 4 of 20
Comment [JS3]: This is the same standard that is used by the City
of Sumner in Sumner’s manufacturing zones. The reason that is
limited to ensure that properties do not just become large lay down
yards without jobs or production of some sort.
Agenda Packet p. 19 of 53
1. No explosives, ammunition, blasting agents or fireworks are
stored or manufactured in this district;
2. Cellulose nitrate products and cellulose nitrate plastics may be
stored in accordance with the fire prevention ordinance, but shall
not be manufactured in this district;
3. Any material having a closed cup flash point below 105 degrees
Fahrenheit is prohibited from this district.;
4. The requirements of Chapter 18.31 BLMC are met; and
FE. Storage or processing of any hazardous waste as defined in
Chapter 70.105 RCW is not permitted as a principal use.
F. All developments shall comply with the general performance
standards adopted in BLMC 18.31.030
18.29.050 Setback and bulk regulations. The following bulk
regulations apply to uses in this district:
A. Minimum Front Setback.
1. Service station pump islands: 15 feet from street property
line;
2. Setbacks on State Highway 410: 55 feet from the right-of-way
line;
3. From any other street or accessway: 20 feet from the street
right-of-way where existing right- of-way is adequate; additional
setback may be required by the public works director where existing
right-of-way is inadequate.
B. There shall be no minimum side or rear setback requirements
except as entailed by needed to comply with the landscape
requirements of Chapter 16.68 BLMC or building code
requirements.
C. The mMaximum height of any buildings shall be, 35 fifty-five
(55) feet. Structures which are 35 to 50 feet may be approved by
the director of planning and community development, with the
concurrence of the fire marshal of Pierce County Fire Protection
District No. 22 regarding provisions for fire protection and
emergency rescue.
Page 5 of 20
Comment [JS4]: This is now item F so that it applies to all
developments.
Comment [JS5]: These standards and requirements are addressed in
the International Fire Code which has been adopted by the
City.
Agenda Packet p. 20 of 53
D. Any use within this zone classification shall provide a minimum
of 10 percent of the site as landscaping and developed public open
space, excluding parking and driving surfaces.
E. Maximum residential density: same as the R-3 zone.
18.29.060 Off-street Vehicular use areas and parking and loading
requirements. A. For off-street parking and loading and vehicular
use area requirements, see BLMC
18.31.010 and BLMC 18.31.020 and Chapter 16.68 BLMC Commercial
Development Standards, Chapter 18.31 BLMC.
B. Parking lots containing 100 or more parking spaces shall provide
electric vehicle charging stations as described below:
1. Electric vehicle charging stations shall be of the “Type 3”
variety: fast charging, DC energy from an off-board charger;
maximum current specified is 240kW, which provides for an
approximate 30 minute charge time.
2. Electric vehicle charging stations shall be signed “Reserved for
Charging Electric Vehicles.”
3. Electric vehicle charging stations shall be installed at a ratio
of two stations per 100 parking spaces.
4. Locations within 20 miles of four or more charging stations are
exempt from these requirements.
5. Newly constructed parking lots and parking lot modifications
that impact 100 or more spaces are subject to these requirements.
This includes the cumulative number of spaces modified at the same
site within five years.
18.29.070 Bicycle facilities
A. Bicycle parking must be provided in all new parking lots as
required below:
1. For uses listed as manufacturing, wholesale, and industrial uses
on the land use matrix adopted in BLMC 18.08.020, one (1) bicycle
parking space shall be provided for every 25,000 square feet of
gross floor area of the building devoted to the particular use
specified.
2. For all other uses, one (1) bicycle park spacing shall be
provided for every 5,000 square feet gross floor area of the
building devoted to the particular use specified.
Page 6 of 20
Comment [JS6]: The City’s regulations already require bicycle
parking stalls. The current ratio is simply one stall for every ten
parking stalls and is not based on the use on the site (see BLMC
18.33.050(E)). The standards here take the use into consideration.
Please note that the bike parking is not just for customers, but
for employees also.
Agenda Packet p. 21 of 53
3. When a combination of uses are included, the minimum number of
bicycle parking spaces required shall be the sum of the maximum
numbers of spaces required for each individual use.
B. Bicycle parking areas shall be:
1. Located in a covered, secure area with either:
a. Racks for locking bicycles able to accommodate cable locks and
"U" locks and must permit the locking of the bicycle frame and one
wheel to the rack; or
b. Bicycle lockers;
2. Accessible by means other than stairs;
3. Separated from vehicle parking areas by physical barriers such
as bollards, posts, or landscaping;
4. Located adjacent to each building within a multi-building
complex.
5. Each required bicycle parking space must be at least two (2)
feet by six (6) feet. Where a bike may be locked on both sides of a
bicycle rack without conflict, each side may be counted as a
required space.
6. Each required bicycle parking space must be accessible without
moving another bicycle and its placement must not result in a
bicycle obstructing a required walkway.
18.29.080 Exterior lighting
Agenda Packet p. 22 of 53
A. All exterior lighting shall comply with all of the following
standards:
1. All outdoor light fixtures shall be dark sky complaint, which
means that the
sources downcast to prevent glare;
2. The maximum height of the light-emitting surface of a
pole-mounted or building- mounted fixture is thirty (30) feet above
grade;
3. The maximum illumination level at rear and side property lines
adjacent to residential uses or rural zoned properties and the
exterior edge of wetland buffers or riparian management zones shall
be 0.1 foot candles.
B. Compliance
1. An assessment of the conformance status of all planned
exterior-lighting fixtures on a property location must be a part of
any application subject to design review or conditional use
permit.
2. The submission of specific descriptions, specifications,
photometric data, site- installation locations, lighting plans,
studies, or other information may be required, as determined by the
Director.
3. Confirmation of full compliance is required prior to issuance or
approval of any corresponding final inspection or certificate of
occupancy.
C. The following actions, applications, and fixtures are
prohibited:
1. Searchlights, beacons, laser-source, or other high-intensity
lighting fixtures.
2. Fixtures that may be confused with or construed in context as a
traffic-control or public-safety device.
3. Lighting found by reason of attraction, intensity, glare, or
trespass to be a significant public-safety concern.
Page 8 of 20
lighting is designed, located and lamped with full cut-off fixtures
with light Comment [JS7]: “Full cut-off fixture” is defined as a
fixture designed and installed where no light is emitted, refracted
or reflected at or above a horizontal plane running through the
lowest point on the fixture
Agenda Packet p. 23 of 53
Section 3. Section 18.08.020 of the Bonney Lake Municipal Code and
the corresponding portions of Ordinance No. 1416 § 10, Ordinance
No. 1483 § 1, Ordinance No. 1520 § 3, Ordinance No. 1533 § 15,
Ordinance No. 1568 § 13, Ordinance No. 1584 § 1, Ordinance No. 1644
§ 7, and Ordinance No. 1651 § 2, are each hereby amended to read as
follows:
Zone Use NAICS Code(s)
C-2 E MC DC DM PF
Residential Uses Accessory dwelling unit[1] A A A Adult family home
P P P P P P P P P Apartments/condominiums P P[2] P[2] P[3] P
Duplexes P P Family day cares A A A A A A A A A Home occupations[4]
A A A A A A A Mobile/manufactured homes[5]
P P P
A A A A P
Residences in connection with a business establishment
P C A P[3] P
Single-family residences P P P P Townhouses P P C C P Educational
Uses Dancing, music, art, drama and instructional schools
611610, 611620, 611630, 611691,
A[8] P P P P P[3] P P
Elementary and secondary schools
Business, technical, and trade schools
611410, 611420, 611430, 611511, 611512,
611513, and 611519
Cultural, Recreational, and Entertainment Adult entertainment
facilities[9]
N/A C
Amphitheater N/A P P P Arcade 713120 P P Bars and taverns 722410 C
P P P P P Bed-and-breakfast inns[10] 721191 A C C C P Bowling alley
713950 P P
Agenda Packet p. 24 of 53
Page 9 of 20
Zone Use NAICS Code(s)
Brewpubs and microbreweries
Campgrounds 712110 P C Caterers & Mobile Food Service
722320 and 72233
P
Cinema 512131 P P Coffee shops and cafes 722515 P[11] P P P P[11]
P[11] A[11]
Golf courses 713910 C C Fitness centers and recreational
centers
713940 P P P P
Hotels and motels 721110 P P P P Libraries 519120 P P P P P P P
Museums 712110 C C P P P P P P Parks, open space, and trails
712190 P P P P P P P P P P
Public meeting halls N/A C P P P P P Recreation facilities 713990 P
P P Restaurants and eating establishments
722511, 722513,
A[11]
[12] C[11] P P P P[11] P[11] A[11]
[13]
P P P P
Public, Quasi-Public, and Social Service Facilities Adult day care
centers and senior centers
624120 P P P
921130, 921140, and
921190
C[2] C[2] C[2] P P P P P P
Public safety facilities 922120, 922130, 922150,
922160, and 922190
C[2] C[2] C[2] P P P P P P
Administration of human resource programs
923110, 923120,
923130, and 923140
C[2] C[2] C[2] P P P P P P
Administration of environmental quality programs
924110 and 924120
C[2] C[2] C[2] P P P P P P
Administration of housing programs, urban planning, and community
development
925110 and 925120
C[2] C[2] C[2] P P P P P P
Comment [JS8]: Moved to a different section.
Page 10 of 20
Zone Use NAICS Code(s)
Administration of economic programs
926140, and 926150
C[2] C[2] C[2] P P P P P P
Religious, philanthropic, and civic organizations
813110, 813211, 813212,
813219, and 813410
Social advocacy, business, professional, labor, and political
organizations
813311, 813312, 813319, 813910, 813920, 813930,
813940, and 813990
Manufacturing, Wholesale, and Industrial Assembly or processing of
previously prepared materials in a fully enclosed building
N/A C[14]
Bakery, wholesale Bakeries
311991, and 311999
Cabinet and furniture shops
337212, and 337214
Page 11 of 20
Zone Use NAICS Code(s)
Construction equipment and machinery sales
423810 and 423820
423930 C[14]
332114, 332119, 332215, 332216, 332311, 332312, 332313, 332321
332322, 332323, 332510, 332613, 332618, 332710,
332721, and 332722, 332811, 332812,
332813, and 332999
C P C
316992, and 316998
334290, and 334310,
Sign Manufacturing 339950 P
325411, 325412, 325413, 325414,
Zone Use NAICS Code(s)
339112, 339113, 339114,
339115, and 339116
Storage or distribution of sand, gravel, top soil, or bark
N/A 484220
484110, 484121, 484122 493110 493120
493130, and 493190
Construction Contractor yards
N/A 237110, 237120, 237130, 237310, 237990, 238110, 238120, 238130,
238140, 238150, 238160, 238170, 238190,
238910, and 238990
238210, and 238220, 238290, 238310, 238320,
238330, and 238390
P[23] P P[23] Comment [JS10]: This type of construction contractors
require laydown yards, which is why the uses were separated from
the building construction contractors and allowed only in
Eastown.
Comment [JS11]: Plumbing, electrical, and HVAC are subsets of the
more general building construction contractors. This use also
included roofing contractors, siding contractors, general building
contractors.
Page 13 of 20
Zone Use NAICS Code(s)
C-2 E MC DC DM PF
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[16] P P P P P P P WCF microcell N/A P P P P P P P P P P P
WCF mini N/A P P P P P P P WCF macro N/A P P P P P P P WCF monopole
I N/A C C 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 P P Retail and Personal
Services Antique and used merchandise shops
453310 C P P P P P
Automobile dealer 441110 and 441120
P C
811191, and 811198
P P P
Baked goods store 445291 P P PA P P P Barber shops and beauty
shops
812111 and 812112
Beer, wine, and liquor stores
445310 P P P P P P
Boat dealer 441222 P C Bookstores 451211 A P P P P P P Car washes
811192 P P P Apparel, jewelry, luggage, and leather goods
stores
448110, 448120, 448130, 448140, 448150, 448190, 448210, 448310,
448320
C P P P P P
Convenience stores 445120 A[12] P P PA P P P Child care centers and
624410 C P P P P P
Page 14 of 20
Zone Use NAICS Code(s)
preschools Department store, warehouse clubs, and
supercenters
452111, 452112,
452910, and 452990
P P P
Dry cleaning 812320 P P P P P P Electric vehicle charging stations
– Level 1 and 2
N/A P P P P P P P P P P P
Electric vehicle charging stations – Level 3
N/A C C C C P P P P P P P
Florists 453110 A[12] P P P P P P Food markets, delicatessen and
specialty food stores
445210, 445220, 445230, 445291,
Furniture and small household appliance repair
811412 and 811420
P P P
Grocery stores 445110 A[12] C P P P P P Hardware stores 444120
and
444130 P P P P P
Lawn and garden equipment and supplies
444210 and 444220
Linen and Uniform Supply 812331 and 812332
P
446110, 446120, 446130,
446191, and 446199
Home centers, lumber yards, and building material stores
444110 and 444190
442110, 442210, 442291, 442299,
P P P P P
Itinerant vendors N/A P P P P P P P P P P P Kennels 812910 C C C A
A P A Laundromats 812310 P P P P Locksmiths and security alarm
shops
561621 and 561622
812199 P P P P P P
Agenda Packet p. 30 of 53
Page 15 of 20
Zone Use NAICS Code(s)
Novelty, art, and souvenir stores
453220, 453920, and
C P P P P P A[13]
Office supply stores 453210 P P P P P Parking garages 812930 C PA C
C Personal and household goods repair
811490 P P P P P P
Pet shop, grooming and supplies
453910 and 812910
Photographic processing and supply
Rental stores 532210, 532220, 532230, 532291, 532292,
532299, and 532310
P P P
441210 and 441228
P C
Shoe repair 811430 P P P P P P Skating rink P P P Sporting, hobby,
music and game stores
451110, 451120,
C P P P P P
Stables and riding schools P P Tobacco store 453991 P P P P P P
Vehicle rental 532111,
532112, and 532120
454210 P
Health Care Ambulance service 621910 C P C Hospitals 622110
and
622310 P P P C
Offices of physicians 621111 and 621112
A[12] P P P P P P
Offices of dentists 621210 A[12] P P P P P P Offices of health
practitioners
621310, 621320, 621330, 621340,
Other health care services 621991 and P P P
Page 16 of 20
Zone Use NAICS Code(s)
621999 Outpatient care centers 621410,
621491, 621492,
623110, 623311, and
Finance, Insurance, Real Estate, and Professional Services
Accounting and booking services
541211, 541213,
541310, 541320, 541330, 541340, 541350, 541360,
541370, and 541380
Brokerage and investment offices
523991, and 523999
Building and Ground Services
Design services 541410, 541420,
522130
[12] P[11] P P P P[11] P[11]
Agenda Packet p. 32 of 53
Page 17 of 20
Zone Use NAICS Code(s)
Insurance services 524210, 524291,
Legal services 541110, 541120,
Management and consulting services
541620, and 541690
Mini-storage facilities 531130 C P Mortgage and financial
services
522220, 522291, 522292, 522293,
512240, and 512290
561431, and 561439, and
531311, and 531312
Real estate agents, brokers, and appraisers
531210, 531320, and
541940 P P P P P
Essential Public Facilities Airports 481111,
481112, 481211,
Zone Use NAICS Code(s)
Public colleges and universities
State transportation facilities[20]
C C P P P P P P P P
Correctional institutions 922140 C C Solid waste handling
facilities
562111, 562112, 562119, 562211, 562212,
562213, and 562219
622210, 623220, and
C C
Group homes[21] N/A P P P Secure community transition
facilities[22]
N/A C
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] A conditional use permit is required if
residential units are located on the first floor of the building.
[4] Subject to compliance with BLMC 18.22.010. [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. [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 18.22.060. [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.) and RCW
35A.63.240. [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.
Section 4. Repealer. The previously codified provisions of Chapter
18.33 of the Bonney Lake Municipal Code entitled “Eastown
Development Standards” and the corresponding
Page 19 of 20
____________________________
____________________________
portions of Ordinance No. 1407 § 1 Attachment A, Ordinance No. 1454
§ 3, Ordinance No. 1524 § 7, Ordinance No. 1634 § 5, and Ordinance
No. 1641 § 18 are each hereby repealed.
Section 5. Severability. If any section, sentence, clause, or
phrase of this ordinance should be held to be invalid or
unconstitutional by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or
constitutionality of any other section, sentence, clause, or phrase
of this ordinance.
Section 6. Effective Date. This Ordinance shall take effect and be
in force five (5) days from and after its passage, approval and
publication, as required by law.
PASSED BY THE CITY COUNCIL this _______ day of ____________,
2021
Neil Johnson, Jr., Mayor
Page 20 of 20
ATTACHMENT A
FINDINGS OF FACT AND CONCLUSIONS
Having considered in detail both the oral and documentary evidence
received concerning the update to the City of Bonney Lake’s Eastown
permitted uses and development regulations ordinance, the Bonney
Lake City Council now makes and adopts the following Findings of
Fact and Conclusions:
FINDINGS OF FACT
Public Participation
1) The Bonney Lake Planning Commission held a public meeting to
discuss the amendments on June 2, 2021.
2) The Bonney Lake Planning Commission held a public hearing July
7, 2021 and recommended that the City Council adopt the proposed
amendments.
3) The City issued an official notice of the public hearing on June
11, 2021, which is twenty-six days prior to the hearing.
4) The notice of public hearing provided a fifteen day comment
period, which concluded on July 7, 2021.
5) Notice of the hearing was also published in the newspaper on
June 16, 2021 as required by BLMC 14.140.040(D).
State Environmental Policy Act
6) The amendments to Eastown permitted uses and development
regulations are considered a non-project action as defined in WAC
197-11-704(2)(b) under the State Environmental Policy Act
(SEPA).
7) The Comprehensive Plan Update & Draft Environmental Impact
Statement Bonney Lake, Washington dated July 1,1994 (1994 DEIS) was
prepared by the City of Bonney Lake to evaluate the environmental
impacts associated with the future growth envisioned in the City’s
1995 Comprehensive Plan as required by the Planning Enabling Act
(Chapter 35A.63 RCW) and the Growth Management Act (Chapter
36.70A).
8) The 1994 DEIS include a no action alternative and three
different growth scenario alternatives categorized as low, moderate
and high. The moderate growth scenario, identified as Alternative
2, envisioned the development of a proposed industrial/business use
corridor along SR-410 from 214th Avenue East to 220th Avenue East.
The high growth scenario, identified as Alternative 3, was similar
to Alternative 2, but extended
Findings and Conclusions Agenda Packet p. 36 of 53
1/5
the industrial/business use corridor along SR-410 out to 234th
Avenue East. Both Alternative 2 and Alternative 3 were included in
the Final Environmental Impact Statement Comprehensive Plan Update
Bonney Lake, Washington date November 18, 1994 (1994 FEIS) prepared
by the City of Bonney Lake.
9) The 1994 FEIS did not include a specified preferred alternative
or growth scenario alternative, but provided that “[I]mplementing
actions will eventually revise sensitive area, landmark
preservation, zoning, subdivision, shoreline, capital improvement
program, and other Bonney Lake ordinances and regulations to comply
with the preferred growth scenario’s polices.” (Pg. 4)
10) Ordinance 697 adopted May 30, 1995, which officially adopted
the 1995 Bonney Lake Comprehensive Plan did establish a preferred
alternative which was a hybrid of primarily Alternatives 2 and 3 in
the 1994 DEIS and FEIS. Under this preferred alternative, the
industrial/business use corridor along SR-410 was identified to
extend from 214th Avenue East to 234th Avenue East and labeled
“Light Manufacturing, Warehousing, and Heavy Commercial
Sales.”
11) As part of the preparation of the City’s 1996 Comprehensive
Plan amendments, the City of Bonney Lake prepared a Draft
Supplemental Environmental Impact Statement for the City of Bonney
Lake Comprehensive Plan Amendments dated July 16, 1996 (1996
SDEIS), which maintained the plan to develop the area along SR-410
from 214th Avenue East to 234th Avenue East as an area for Light
Manufacturing, Warehousing, and Heavy Commercial Sales. This
designation was included in the preferred alternative in the Final
Supplemental Environmental Impact Statement for the City of Bonney
Lake Comprehensive Plan Amendments dated August 30, 1996 (1996
FEIS) prepared by the City of Bonney Lake.
State Agency Review
12) Development regulations are defined as the controls placed on
development or land use activities by a county or city, including,
but not limited to, zoning ordinances, critical areas ordinances,
shoreline master programs, official controls, planned unit
development ordinances, subdivision ordinances, and binding site
plan ordinances together with any amendments thereto pursuant to
RCW 36.70A.030.
13) The City submitted the required notice of intent to adopt the
proposed ordinance to the Department of Commerce as required by RCW
36.70A.106 on May 28, 2021.
14) The Department of Commerce’s sixty (60) day review period
concluded on July 27, 2021.
Findings and Conclusions Agenda Packet p. 37 of 53
2/5
Countywide Planning Policies
15) The Countywide Planning Policies as amended and effective on
May 10, 2020 includes the following goals and policies related to
economic development: a. Ec-1 establishes that “[T]he County and
each municipality in the County, will work
to achieve a prospering and sustainable regional economy by
supporting business and job creation…”
b. Ec 1.10 prioritizes “maximizing the use of existing designated
manufacturing and industrial centers by focusing appropriate types
and amounts of employment growth in these areas and by protecting
them from incompatible adjacent uses.”
c. Ec 2.2 prioritizes “identifying urban land suitable for the
accommodation of a wide range of non-residential development
activities.”
d. Ec 2.11 prioritizes “providing opportunities and locations for
incubator industries.”
e. Ec 5.7 prioritizes “concentrating a significant amount of
economic growth in designated centers.”
Comprehensive Plan Policies
16) The City’s comprehensive plan, Bonney Lake 2035, includes the
following goals and policies in the Community Development (CD),
Economic Vitality (EV), and Eastown Plan € Elements:
a. Policy CD-2.1 establishes that “[L]ocal centers take a variety
of forms. Some may be characterized by predominantly retail uses,
while others may contain a more varied mix of activities including
commercial, office, residential, parks, community centers, other
civic facilities, and education facilities. Bonney Lake will
maintain a variety of centers within the City that meet a range of
neighborhood, citywide, and regional needs…”
b. Community Development goal 3 states that the City should,
“[D]evelop Eastown as a light-industrial area to increase the
number and diversity of job available to the citizens of Bonney
Lake and to diversify the City’s tax base.”
c. Policy CD-3.1 states that the City should “[D]evelop Eastown
with 1) architectural detail suitable for automobile orientation
along SR-410, 2) internal and, if possible external pedestrian
connections, and 3) preference for business park or campus-scale
development.”
Findings and Conclusions Agenda Packet p. 38 of 53
3/5
d. Policy CD-3.3 states that the City should “[E]ncourage best
management practices for site planning and design related to, but
not limited to, building placement and orientation, vehicular and
pedestrian circulation patterns, open space, landscaping, lighting,
stormwater management, interfacing with adjacent neighborhoods and
developments, and appropriate accommodation of the site’s natural
features.
e. Policy CD-9.2 states that the City should “[U]se development
regulations to direct growth, ensure sufficient opportunities for
new development, improve Bonney Lake’s quality of life, preserve
existing neighborhoods, reduce nuisances, achieve compatibility
between adjacent properties and uses, address land use conflicts,
and protect the health and safety or residents, visitors, and
workers.
f. Policy CD-9.11 states that the City should “[R]edevelop Bonney
Lake’s under- developed or vacant sites in a manner that balances
providing an array of housing, jobs, retail, recreational and
entertainment opportunities, with the need to respect the scale and
form of surrounding properties and neighborhoods.”
g. Goal EV-3 states that the City’s goal is to “[S]trengthen Bonney
Lake’s role as a hub for regional retail, personal and professional
services, and employment.”
h. Policy EV-3.4 states that the City should, “[A]ctively promote
investment and business recruitment to strengthen Bonney Lake’s
position in sectors that have significant growth potential, such as
professional services and medical office.”
i. Policy EV-5.3 states that the City should, “[C]learly establish
and communicate the community’s vision for Bonney Lake as a whole,
as well as for major sub- geographies, to provide the local
business community with clear direction on the appropriateness of
various types of development in different parts of the City.”
j. Goal EV-6 states that the City should, “[I]mplement subarea
plans for the Downtown, Midtown, Eastown, and Lake Tapps center to
ensure a balanced mix of jobs and businesses and to enhance Bonney
Lake’s built environment.”
k. Goal E-1 establishes the goal that “[E]astown is developed with
light industrial and manufacturing uses.”
CONCLUSIONS
Based upon the above findings the City Council adopts the following
conclusions
1) Notice of the public hearings for this matter has been conducted
in accordance with City of Bonney Lake rules and regulations
governing such matters for both the Planning Commission and the
City Council. (FINDINGS 1 – 5)
Findings and Conclusions Agenda Packet p. 39 of 53
4/5
2) The City complied with the requirements to the State Environment
Policy Act (Chapter 43.21C) and the implementing regulations found
in Chapter 197-11 WAC as provided below:
a. The City, acting as the lead agency has determined it is acting
on the same underlying proposal evaluated in previously prepared
environmental impact statements and that adoption of the proposed
amendments would not result in new significant environmental
impacts, and
b. A new a threshold determination is not required be issued
pursuant to WAC 197-11- 600(3) and WAC 197-11-310(1), and
c. Since City is acting on the same proposal previously evaluated a
formal notice of adoption was note required pursuant to WAC
197-11-600(4) (FINDINGS 7 – 11).
3) The City complied with the requirements of RCW 36.170.106 to
notify the Department of Commerce of the City’s intent to adopt an
amendment to the City’s development regulations (FINDINGS
12-14).
4) The proposed amendments are consistent with adopted Countywide
Planning Policies as amended and effective on May 10, 2020 (FINDING
15).
5) The proposed amendments meet the approval criterion for
amendments to a development regulation established in BLMC
14.140.090(A) as the proposed amendments are consistent with and
required to effectuate the goals and policies of the City’s adopted
comprehensive plan, Bonney Lake 2035 (FINDING 16).
Findings and Conclusions Agenda Packet p. 40 of 53
5/5
PUBLIC SERVICES DEPARTMENT
SUBJECT: Eastown Development Regulations Amendments
I. PROJECT SUMMARY
In March of 2015, the Puget Sound Regional Council’s (PSRC)
released a study entitled An Industrial Lands Analysis for the
Central Puget Sound Region (the Study), which included an analysis
of the economic impact of industrial lands within the Puget Sound
Region. The Study found that between 2012 and 2040 the Puget Sound
Region is expected to add 83,900 industrial jobs and in 2012 these
jobs had an average annual salary of $80,000.1 In addition to
creating jobs, the Study found that local governments with existing
industrial areas received approximately $190 million in direct tax
revenues2 and secondary tax impacts.3
Given the significant economic benefits associated with industrial
lands development, the Study identified measures local jurisdiction
could take to preserve and strengthen the competitiveness of
industrial lands. These measures included limiting non-industrial
users on industrial identified lands and simplifying
regulations.4
The Eastown subarea has been identified as contributing to the
supply of industrial lands within the Central Puget Sound Region in
the Study. Eastown is uniquely position to provide capacity for
small scale or “artisan manufacturing, flex-office, and start-up
manufacturing companies.
Ordinance D21-74 will amend the land use matrix, codified in BLMC
18.08.020, to remove a number of uses that are inconsistent with a
light industrial lands classification and add a number of
additional uses to support the development of a light industrial
area. The ordinance will also update the development standards to
support light industrial development, improve flexibility, and to
mitigate the impacts associated with this type of development. The
objective of the amendments is to preserve properties within the
Eastown Subarea for light industrial and manufacturing uses as
envisioned in the City’s comprehensive plan Bonney Lake 2035.
Additionally, the amendments area need to have Eastown designated
as Countywide
1 Puget Sound Regional Council (March 2015) Industrial Lands
Analysis for the Center Puget Sound Region (pg. E-9).
2 The direct tax revenues included B&O taxes paid to local
governments. 3 Puget Sound Regional Council (March 2015) Industrial
Lands Analysis for the Center Puget Sound Region. (Pg.
4-26) 4 Ibid. (Pg. E-11)
Eastown Development Regulation Amendments Page 1 of 9
Agenda Packet p. 41 of 53
Manufacturing and Industrial Centers (MIC). These designation will
increase the City’s competitiveness for grants and will bring
greater regional awareness to Eastown.
II. BACKGROUND
A. Site Characteristics
This is not a site specific proposal, but would apply to all
properties within the Eastown zoning classification, which is the
area shown in brown on Figure 1. Please note that as part of the
2021 Zoning Map Amendments, the area covered by the black hash mark
will be removed from the Eastown zoning classification as the area
is no longer in the Eastown Subarea, but is now in the Midtown
Center.
Figure 1 – Eastown Zone with Landmarks
B. Surrounding Properties
The proposed amendments to the development standards codified in
Chapter 18.29 BLMC and the permitted uses identified in the land
use matrix codified in BLMC 18.08.020 are not a site specific
proposal. However, the properties that are located north south, and
east of the properties within the Eastown Subarea are located in
unincorporated Pierce County. The adjacent zoning classifications
in unincorporated Pierce County include Rural 5, Rural 10, and
Agricultural Resource Lands. The properties to the west of the
Eastown Subarea are currently zoned Eastown as well, but will be
rezoned to C-2 as part of the 2021 Zoning Map Amendments.
Eastown Development Regulations Amendments Page 2 of 9
Agenda Packet p. 42 of 53
C. State Environmental Policy Act (SEPA)
Under the State Environmental Policy Act (SEPA) the adoption of
this Ordinance is a non- project action as defined by WAC
197-11-704(2)(b) and subject to review under SEPA. The
Comprehensive Plan Update & Draft Environmental Impact
Statement Bonney Lake, Washington dated July 1,1994 (1994 DEIS) was
prepared by the City of Bonney Lake to evaluate the environmental
impacts associated with the future growth envisioned in the City’s
1995 Comprehensive Plan as required by the Planning Enabling Act
(Chapter 35A.63 RCW) and the Growth Management Act (Chapter
36.70A). The 1994 DEIS include a no action alternative and three
different growth scenario alternatives categorized as low, moderate
and high. The moderate growth scenario, identified as Alternative
2, envisioned the development of a proposed industrial/business use
corridor along SR-410 from 214th
Avenue East to 220th Avenue East. The high growth scenario,
identified as Alternative 3, was similar to Alternative 2, but
extended the industrial/business use corridor along SR-410 out to
234th Avenue East. Both Alternative 2 and Alternative 3 were
included in the Final Environmental Impact Statement Comprehensive
Plan Update Bonney Lake, Washington date November 18, 1994 (1994
FEIS) prepared by the City of Bonney Lake. The 1994 FEIS did not
include a specified preferred alternative or growth scenario
alternative, but provided that:
Implementing actions will eventually revise sensitive area,
landmark preservation, zoning, subdivision, shoreline, capital
improvement program, and other Bonney Lake ordinances and
regulations to comply with the preferred growth scenario’s polices.
(Pg. 4)
However, Ordinance 697 adopted May 30, 1995, which officially
adopted the 1995 Bonney Lake Comprehensive Plan did establish a
preferred alternative which was a hybrid of primarily Alternatives
2 and 3 in the 1994 DEIS and FEIS. Under this preferred
alternative, the industrial/business use corridor along SR-410 was
identified to extend from 214th Avenue East to 234th Avenue East
and labeled “Light Manufacturing, Warehousing, and Heavy Commercial
Sales.”
Eastown Development Regulations Amendments Page 3 of 9
Agenda Packet p. 43 of 53
Figure 2: 1995 Comprehensive Plan - Preferred Alternative5
As part of the preparation of the City’s 1996 Comprehensive Plan
amendments, the City of Bonney Lake prepared a Draft Supplemental
Environmental Impact Statement for the City of Bonney Lake
Comprehensive Plan Amendments dated July 16, 1996 (1996 SDEIS),
which maintained the plan to develop the area along SR-410 from
214th Avenue East to 234th
Avenue East as an area for Light Manufacturing, Warehousing, and
Heavy Commercial Sales. This designation was included in the
preferred alternative in the Final Supplemental Environmental
Impact Statement for the City of Bonney Lake Comprehensive Plan
Amendments dated August 30, 1996 (1996 FSEIS) prepared by the City
of Bonney Lake.
City of Bonney Lake (August 30, 1996) Final Supplemental
Environmental Impact Statement for the City of Bonney Lake
Comprehensive Plan Amendments, Figure 3, Pg. 17.
Eastown Development Regulations Amendments Page 4 of 9
Agenda Packet p. 44 of 53
5
ibid.
Agenda Packet p. 45 of 53
6
After reviewing the above referenced environmental impact
statements prepared under SEPA, the City has determined the
proposed amendments to the Eastown development regulations part of
the implementation action to facilitate the development of an
industrial/business employment the area between 214th Avenue East
and 234th Avenue that was evaluated in these environmental
documents. Further, after reviewing the potential impacts evaluated
in these documents, the City has determined that adoption of the
proposed amendments would not result in new significant
environmental impacts.
Since the City has determined that it is acting on the same
proposal evaluated in the previously prepared environmental
documents and that there are no new significant environmental
impacts, a new threshold determination was not required to be
issued pursuant to WAC 197-11-600(3) and WAC 197-11-310(1).
Additionally, since the City is acting on the same proposal a
formal notice of adoption was not required pursuant to WAC
197-11-600(4).
D. Shoreline Code
No portion of the area within the Eastown zoning classification
overlaps with the shoreline jurisdiction.7
E. Critical Areas Code
There are very few undevelopable critical areas8 within the
boundaries of the Eastown Subarea, which makes the area suited to
light manufacturing and warehousing facilities. Known critical
areas include Fennel Creek, which is shown as the blue line in
Figure 2. East of 233rd Avenue East, Fennel Creek is considered a
seasonal stream and is within a permanently protected environmental
critical area tract. West of 233rd Avenue East, the portion of
Fennel Creek located within the Eastown Subarea boundaries, is
classified as a perennial stream. The other known undevelopable
critical areas include the wetland west of the Sunset RV property,
delineated wetlands primarily located in the northeastern corner of
the Compass Pointe property, and the wetland located at the Fennel
Creek Industrial Site. The wetland on the Fennel Creek Industrial
site is already located within a permanently protect environmental
critical area tract.
7 Areas subject to the Shoreline Code are all properties within 200
feet of Lake Tapps and the portion of Fennel Creek below Victor
Falls.
8 Undevelopable critical areas are designated wetlands, streams,
fish and wildlife habitat conservation areas, Class 1 landslide
hazardous areas, and associated buffers pursuant to BLMC
16.20.030
Eastown Development Regulations Amendments Page 6 of 9
Agenda Packet p. 46 of 53
Figure 4: Eastown Critical Areas9
The proposed amendments will not impact or alter the way critical
areas are regulated by the City under Title 16 – Division II BLMC
entitled Critical Areas. Therefore, the proposed amendments would
not result in a net loss of ecological functions and values of the
critical areas within the Eastown subarea.
F. Processing Background
City staff discussed the draft amendments with the Planning
Commission on June 2, 2021 in advance of the required public
hearing held on July 7, 2021. The City submitted the required
notice of intent to adopt the proposed ordinance to the Department
of Commerce as required by RCW 36.70A.106 on May 28, 2021. The
Department of Commerce’s sixty (60) day notice period will conclude
on July 27, 202110.
G. Public Outreach
The City held one open public meeting to discuss the proposed
amendments with the Planning Commission on June 2, 2021. The notice
of the public hearing was issued on June 11, 202111, which provided
for a public comment period from June 11, 2021 to July 17, 2021.
Notice of the hearing was also published in the newspaper on June
16, 2021 as required by BLMC 14.140.040(D). Following the public
hearing the Planning Commission
9 The critical areas shown on Figure 2 are known critical areas.
The maps should not be interpreted to mean that other undevelopable
critical areas are not present in Eastown. Additional the
boundaries of the wetlands and associated buffers are for only
general illustrative proposes and are not meant to illustrate the
exact boundaries of these features.
10 See Attachment 1 11 See Attachment 2
Eastown Development Regulations Amendments Page 7 of 9
Agenda Packet p. 47 of 53
voted 6-0-0 to recommend that the City Council approve Ordinance
D21-74.12 As part of the motion the Planning Commission removed
junk, salvage or wrecking yards from the permitted use along with
the associated performance standards and removed the performance
standard for trailer concrete plants as it was not listed a
permitted use. These changes have been made to the ordinance.
III. ANALYSIS
A. Development Regulations Amendment ( BLMC 14.140.090.B)
The approval criterion for amendments to a development regulation
is consistency with the comprehensive plan and the laws of the
State of Washington.
1. Comprehensive Plan (Bonney Lake 2035)
Bonney Lake 2035 directs the City to “[C]learly establish and
communicate the community’s vision … for major sub-geographies, to
provide the local business community with clear direction on the
appropriateness of various types of development in different parts
of the City.”13 As Eastown was one of the major sub-geographies a
subarea plan was developed with the expressed goal of developing
the area “… with light industrial and manufacturing uses …”14 to “…
to increase the number and diversity of jobs available to the
citizens of Bonney Lake and to diversify the City’s tax base.”15
The proposed amendment to the Eastown development regulations will
further these goal.
Additionally, the proposed amendments to the development standards
in Chapter 18.20 BLMC are needed to ensure that Eastown is
developed with a “preference for business park or campus-scale
development.”16 The updated development standards will implement “…
best management practices for site planning and design related to…
building placement and orientation, vehicular and pedestrian
circulation patterns, open space, landscaping, lighting, stormwater
management, interfacings with adjacent neighborhoods and
developments, and appropriate accommodation of the site’s natural
features.”17
Finally, the importance is these changes to the development
regulations to support the development of Eastown as a Countywide
MIC and the increase to the City’s employment base is evident in
the amount of light industrial and manufacturing building
12 See Attachment 3 13 See Policy EV-5.3 14 See Goal E-1 15 See
Policy EV-3.1 16 See Goal CD-3.1 17 See Goal CD-3.3
Eastown Development Regulations Amendments Page 8 of 9
Agenda Packet p. 48 of 53
2. State Law
The City’s authority to adopt the proposed amendments is provided
for in RCW 35A.63.100, which provides that the legislative body may
adopt regulations that it deems necessary to effectuate the goals
and objectives of the comprehensive plan. As discussed above, the
proposed amendments are necessary to effectuate the goals and
objectives of the City’s comprehensive plan.
IV. CONCLUSION
The proposed amendments are consistent with the criteria to amend
the development regulations as established in BLMC
14.140.090.B.
18 Puget Sound Regional Council (March 2015) Industrial Lands
Analysis for the Center Puget Sound Region (pg. 6-19). This study
determined that the industrial lands classified in the group
“Dispersed – Pierce County”, which included Eastown, would result
in job growth at a rate of one job per 750 square to 1,000 square
feet of building area.
19 See EV 1.1 20 Puget Sound Regional Council (March 2015)
Industrial Lands Analysis for the Center Puget Sound Region
(pg.
4-11)
Agenda Packet p. 49 of 53
STATE OF WASHINGTON
DEPARTMENT OF COMMERCE 1011 Plum Street SE PO Box 42525 Olympia,
Washington 98504-2525 (360) 725-4000
www.commerce.wa.gov
06/01/2021
Mr. Jason Sullivan Planning and Building Supervisor City of Bonney
Lake 9002 Main Street East Post Office Box 7380 Bonney Lake, WA
98391-0944
Sent Via Electronic Mail
Re: City of Bonney Lake--2021-S-2713--60-day Notice of Intent to
Adopt Amendment
Dear Mr. Sullivan:
Thank you for sending the Washington State Department of Commerce
(Commerce) the 60-day Notice of Intent to Adopt Amendment as
required under RCW 36.70A.106.
We received your submittal with the following
description.
Ordinance D21-74 will amend Chapter 18.29 and Chapter 18.08 of the
Bonney Lake Municipal Code, as well as repeal Chapter 18.33 for the
purpose of creating a Commercial Light Industrial Center consistent
with the purpose and current uses of Eastown. These code amendments
help promote the previously adopted Eastown Subarea plan and the
economic goals of the City of Bonney Lake.
We received your submittal on 05/28/2021 and processed it with the
Submittal ID 2021-S-2713. Please keep this letter as documentation
that you have met this procedural requirement. Your 60-day notice
period ends on 07/27/2021.
We have forwarded a copy of this notice to other state agencies for
comment.
Please remember to submit the final adopted amendment to Commerce
within ten days of adoption.
If you have any questions, please contact Growth Management
Services at reviewteam@commerce.wa.gov, or call Anne Fritzel,