Council receives preview of King County Public Benefit Rating System application for 'Hudson' parcels

City planners gave Lake Forest Park councilors a primer March 24 on the King County Public Benefit Rating System (PBRS) and previewed an upcoming PBRS application known in staff materials as the “Hudson” application.

David Greetham, temporary senior planner with the city’s Community Development Department, introduced the PBRS process and said the application the city will consider later seeks to enroll about 1 acre of roughly 1.5 acres across three parcels at 3021 Northeast 805th Street under PBRS; the application packet and staff report will be presented at a future public hearing. “This first touch is really a either a refresher if you already are familiar with the system or a introduction if you haven’t dealt with the public benefit rating system before,” Greetham said.

Why it matters: PBRS provides a property tax reduction for private landowners who maintain qualifying open‑space values on enrolled land. The program is intended to preserve natural resources on private land through a recorded open‑space taxation agreement; the city and county must both approve an application before an agreement is recorded.

Key points covered

- Program basics: PBRS is a points‑based system administered under King County Code (KCC 20.30.6) and relevant state law (Open Space Taxation Act). Properties can receive up to a 90% reduction on the enrolled portion of assessed value if they score sufficiently on qualifying categories (forestry, habitat, watershed protection, public access, etc.). An owner needs at least five points to qualify.

- Process steps and timing: Applicants apply to King County; if the property is within a city, the county distributes the application to the city for review. King County conducts a site visit, resource evaluation and issues a staff report; the county hearing examiner commonly conducts the public hearing and the county council takes final action. Greetham said the Hudson packet will include King County’s staff report, recommended points and the city will entertain a public hearing and resolution.

- Financial and legal effects: Greetham and Megan Kim (King County PBRS lead, present for Q&A) said the county charges a one‑time $620 application fee. PBRS reduces property taxes on the enrolled acreage; there is a potential tax revenue impact for local jurisdictions. Greetham provided a simple example: if a property’s total taxes are $12,000, “the city might see a thousand of that for its percentage,” depending on the assessed value share and taxing district splits.

Questions from councilors

Councilors asked whether PBRS requires public access (it does not) and whether homeowners can combine adjacent parcels; Megan Kim said contiguous properties under separate ownership can apply together and may increase total savings under certain conditions. The council asked whether conservation easements and PBRS are mutually exclusive; Kim explained owners may hold both — a recorded conservation easement often increases PBRS points — and PBRS specifically reduces the property tax assessment on enrolled acreage.

Limitations and removal

Kim explained restrictions vary by how a parcel qualifies: parcels with an approved forest stewardship or restoration plan can carry out management work described in those plans, while parcels that qualify only by habitat or other categories may face tighter limits on tree removal or clearing for views. If an enrolled property exits PBRS within 10 years, the owner must pay compensating taxes equal to up to seven years of unpaid taxes plus interest and typically a 20% penalty (the penalty may be waived for properties in compliance). The program typically sees low attrition (about 5% historically), Kim said.

Next steps

Greetham said the Hudson application has already paid the $620 fee and staff will forward the full packet, recommended points and a draft resolution in advance of a public hearing. No council vote or formal action was taken March 24.