Planning 2011-04-28 Item 4 - Attachment C: Issues and Opportunities Report

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Access to airports is a significant plus, as is access to the Port of Seattle. Rail access is not considered important by survey respondents. Employee access to worksites is convenient from a variety of locations Access to customers, clients and suppliers is convenient and economical In addition, firms consider having truck access to their individual site to be especially important. Having enough parking at the site is also very important. A location in Tukwila's MIC has many advantages: In addition to access (freeways /transportation network, airports, ability to serve customers efficiently) and a central location, businesses felt their Tukwila location provided them with a good facility with reasonable costs. Others mentioned the availability of power, fiber optics, good police response, good business climate, a large industrial area with industrial neighbors and the ability to be separate from residential uses. One remarked that Tukwila was the "heart of everything," including Alaska Marine lines and truck lines. They appreciated the ability to ship anywhere, anytime. A location in the MIC has negatives, too: Responses were varied, but could generally be grouped into categories including: 1) public safety /crime concerns; 2) traffic congestion; 3) codes/ permitting (slow permitting, restrictive zoning and sign codes); 4) regulation; 5) negative business climate; 6) lack of amenities/ services for employees (transit /light rail, restaurants, retail); and 7) high costs (rent, City fees). One business remarked on the difficult east /west traffic pattern due to the Duwamish River, King County International Airport and the 116 Avenue South bridge closure. Another was concerned over the perception that Tukwila was "too far south," and therefore difficult to access. The Superfund environmental cleanup was mentioned, as was the distance from other tourist destinations. One business expressed regret that the expected convergence of transit, light rail, highways and employment had not occurred. Most industrial businesses prefer to be located with similar uses and away from non- industrial uses: Industrial businesses prefer to be grouped together with similar or complementary businesses. Industrial uses like to be located with other industrial businesses to generate business and share suppliers and customers. A significant number wanted business neighbors involved with trucking, either sales, repair, distribution, truck courier or businesses that generated lots of truck traffic. Incompatibility with non industrial operations: The most commonly cited reason for avoiding non industrial neighbors was the view that industrial operations were just not compatible with many non industrial activities due to impacts (noise, odor, truck traffic, appearance). For example, businesses were concerned that their operations could result in complaints from their non industrial neighbors, or in negative impacts since their operations were not necessarily "attractive." Many businesses stated that they wish to be located away from residences and non- industrial uses due to the noise and impacts they themselves produced, and their desire to operate without being considered a nuisance by others. Two respondents felt that having residential uses nearby could be a source of criminal activity or break -ins at their business. W: \Long Range Projects \MIC Study\ Issues &Opps \MIC Logo \Issues &OppsReport.doc Page 4