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Bothell begins feasibility study for regional TDR/LCLIP program, eyes North Creek receiving area
Summary
As part of a Department of Commerce pilot, Bothell briefed council on a Transfer of Development Rights (TDR) and LCLIP feasibility analysis. Staff and consultants proposed focusing initial receiving-area work on North Creek to maximize use of Bothell’s allocation of 365 credits and generate long‑term infrastructure funding.
Council received a study-session briefing on Transfer of Development Rights (TDR) and the Landscape Conservation and Local Infrastructure Program (LCLIP), a Department of Commerce pilot. Deputy director Christian Getz introduced consultants from Eco Northwest who explained that TDR allows development rights from designated rural sending areas to be retired while enabling increased density in receiving urban areas; LCLIP is a revenue-sharing mechanism that delivers county property-tax increments to cities that implement functioning TDR programs.
Eco Northwest director Morgan Shook and team said Bothell was allocated 365 regional credits and staff are analyzing where to accept credits and which incentives (land‑use density bonuses or voluntary MFTE participation) would attract credit purchases. "The project is currently in exploratory phase…the road map will identify potential receiving areas, evaluate incentive options and outline next steps," the consultant said. Consultants suggested North Creek as a promising receiving area because of remaining development capacity and compatibility with other planning work; the LIPA (local infrastructure project area) must be no more than 25% of the city’s assessed valuation and performance thresholds (25%/50%/75%/100% over 25 years) will govern revenue sharing.
Council members pressed on eligible uses for LCLIP funds, bonding against future revenue, whether transit service hours qualify, equity implications for existing North Creek residents and how TDR/LCLIP would layer with MFTE and other incentives. Staff said eligible infrastructure could include utilities, sidewalks and intersection improvements and that some transit facility capital projects may be allowable but that operations hours are likely not an eligible use without further legal review. The consultants will return with a road map and more detailed fiscal modeling and policy options for the planning commission and council.
