Tukwila: Process Reform for Binding Site Improvement Plans

Currently, when a property owner wants to utilize the city of Tukwila’s Binding Site Improvement Plan (BSIP) process to develop their property, the property owner must also enter into a Development Agreement with the city. The two processes are redundant and add unnecessary expense and delay to bringing new housing to market.

Seattle King County REALTORS® is making good progress advocating to have the requirement for a Development Agreement eliminated if the property owner is utilizing a BSIP. In testimony to the Tukwila Planning Commission, REALTORS® aggressively supported reforming the city code to eliminate the unproductive duplication. This change:

• Would not compromise or dilute existing development standards because the substantive requirements of development agreements are already present, both in Chapter 17.16, and elsewhere in city code.
• Would require that a BSIP be consistent with any City-approved master plans and development agreements.
• Would be applied city-wide if approved by the City Council.
• Would provide flexibility to accommodate property sales. Sometimes such sales are necessary to facilitate obtaining the financing that is required to make it possible to finish building out a large development. To their credit, Tukwila officials understand that although Binding Site Plans are typically used for commercial or industrial sites, they can also be used for new residential and mixed-use developments. Large residential and mixed-use developments often rely on shared features within the larger site (such as parking, access points, landscaping, utilities, and refuse collection areas).

Both platting and condominium processes are expensive and time-consuming, making it difficult to increase affordable and attainable home ownership opportunities. If approved, BSIPs hold the promise of achieving more timely reviews at less cost than platting or condominiums without sacrificing substantive environmental, health and safety concerns.

Tukwila city staff have noted the additional requirement for a redundant Development Agreement results in delays, added costs, and a lack of predictability for the applicant, which can translate into higher financing costs. Binding Site Plan approvals involve an administrative review based on complex topics in the municipal code. The application of those objective standards in a technical administrative review helps to provide predictability.