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Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 2 <br /> in the future is Professional and Business Services and other types of employment that <br /> use office space. Boeing Field and Boeing properties separate the subject property from <br /> the heaviest industrial uses in the MIC. <br /> 3. Is granting the Comprehensive Flan Amendment likely to increase demand for <br /> conversion from industrial to commercial uses on areas adjacent to the subject <br /> property? Maybe, especially south of the subject site. That land is currently being used, <br /> however, for commercial and light industrial purposes. The pressure for conversion of <br /> this land to commercial uses is more likely to be affected by regional land prices for <br /> industrial land and employment trends than changes to the subject property. <br /> 4. Does the proposed development negatively impact the City's policy to have adequate <br /> land for industrial growth? Yes and no. Changing the zoning on the proposed <br /> development clearly reduces the amount of land for some industrial uses (the property is <br /> roughly 4 °/a of the industrial land in Tukwila), and allows the option to develop more of <br /> the land for ofTice and retail uses. But the market trends have been clear for a while: land <br /> on and around the subject property is not being used much by heavy industry, and the <br /> subject property is now used for light industrial and commercial purposes. There is a <br /> reasonable, but not definitive, argument that the change in designation will have little <br /> impact on the long -run viability of industrial uses in Tukwila given market forces and the <br /> way the MIC/H zone is defined and implemented. <br /> IMPACTS TO THE URBAN CENTER <br /> I How will the uses on the subject site be similar and different from the uses in the <br /> Tukwila Urban Center? The uses in the Tukwila Urban Center include a regional mall, <br /> high- density residential development, and a large mixed -use development. The uses on <br /> the subject site will be a smaller -scale mixture of retail, commercial, and light industrial <br /> uses. Most of the uses will primarily serve people working on or near the site, visitors <br /> wanting to stay near Sea -Tac International Airport, and people living relatively near the <br /> subject site. <br /> 2. To what extent will the commercial and retail uses in the proposed development <br /> .compete with commercial and retail rases in the Tukwila Urban Center and other <br /> developments within the City? There is no question that the proposed uses will compete <br /> with development in other areas of Tukwila: that is the nature of all types of <br /> development, and especially retail. The broader question is whether enough demand <br /> exists to support all of the existing and proposed developments in Tukwila, including <br /> development on the subject property. PSRC forecasts strong employment growth in <br /> Tukwila for sectors that use office space. Population growth, coupled with increases in <br /> disposable income, will create demand for additional retail space. <br /> 3. What is the market area for the proposed development compared to the Tukwila <br /> Urban Center? The development concept includes two primary uses: employment <br /> (office and some industrial) and retail. The employment uses will draw workers from <br /> throughout the region. The retail uses will draw from a smaller market area. Since the <br /> mix of retailers is not yet specified, we cannot say definitively exactly what the market <br /> area will be. <br /> 110 <br />