Planning 2011-04-28 Item 4 - Attachment B: Background Report

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development are distinctly industrial in nature, while the latter represent cultural and educational activities that are oriented toward aviation and technology industries, see Attachment G. Development Potential The larger industrial parcels, such as are found in much of the Manufacturing Industrial Center, are especially suited to traditional industrial use. The majority of parcels in the MIC are over three acres in area. Approximately 80% of parcels located north of the Duwamish turning basin are between eight and 116 acres in size, see Attachment H. A ratio of improvements to land less than 1 is typical of many industrial uses, such as warehousing, storage or some manufacturing that require significant amounts of land, but may have relatively low value buildings. When the assessed value of improvements is less than the value of the land i.e. with an improvement to land ratio less than 1, property may be sought for redevelopment, including change of use from industrial to commercial. Over half of parcels in the MIC have land values that are higher than the value of buildings or improvements on site, see Attachment I. Because industrial land value is typically lower in value than commercial land, there is constant pressure by non industrial uses to locate in these zones, including the MIC. There is also periodic interest in rezones. Section 9: Preliminary Issues and Opportunities In addition to the information derived from the background report Staff will review industrial trends and seek information from survey results, public comments and conversations with stakeholders to determine key issues. Based on the work to date the following issues and opportunities will be carried forward into the public process for discussion and analysis. Tukwila's Manufacturing Industrial Center is a dynamic place. Although some firms have been in Tukwila for many years, approximately 13% of business licenses are new each year. This implies that the MIC continues to attract industrial firms. Boeing Plant #2 will be demolished. Once contaminated soil problems are resolved, a large amount of industrial property owned by the Boeing Company will be available for redevelopment. The MIC contains several sites with contaminated soils or similar issues. Environmental cleanup sites can represent both challenges and opportunities for redevelopment. The Raisbeck Aviation High School will be constructed on the former Rhone Poulenc site. W: \Long Range Projects\MIC StudyTianning Commission\ D raftM] CBackground Rpt. doc Page 13 of 14