HomeMy WebLinkAboutPCD 2023-07-17 COMPLETE AGENDA PACKETCity of Tukwila
Planning and Community
Development Committee
O Kathy Hougardy, Chair
De'Sean Quinn
O Thomas McLeod
AGENDA
MONDAY, JULY 17, 2023 — 5:30 PM
Distribution:
K. Hougardy
D. Quinn
T. McLeod
C. Delostrinos Johnson
Mayor Ekberg
D. Cline
R. Bianchi
C. O'Flaherty
A. Youn
L. Humphrey
THIS MEETING WILL BE CONDUCTED USING A HYBRID MODEL, WITH ATTENDANCE
AVAILABLE BOTH ON-SITE AT TUKWILA CITY HALL AND ALSO VIRTUALLY.
ON-SITE PRESENCE WILL BE IN THE HAZELNUT CONFERENCE ROOM
(6200 SOUTHCENTER BOULEVARD)
THE PHONE NUMBER FOR THE PUBLIC TO LISTEN TO THIS
MEETING IS: 1-253-292-9750, Access Code 604773150#
Click here to: Join Microsoft Teams Meeting
For Technical Support during the meeting ca//: 1-206-433-7155.
Item
Recommended Action
Page
1. BUSINESS AGENDA
a. A briefing regarding updates to SEPA
a. Discussion only.
Pg.1
(State Environmental Policy Act) thresholds.
Nora Gierloff, Community Development Director
b. Accessory Dwelling Units and miscellaneous code
updates.
b. Committee Decision.
Pg.27
Neil Tabor, Senior Planner
c. A resolution of intent regarding a MFTE (multi -family
c. Forward to 7/24 C.O.W. &
Pg.31
property tax exemption) program.
Special Meeting Consent
Derek Speck, Economic Development Administrator
Agenda.
d. An update on the Economic Development Strategy.
d. Discussion only.
Pg.37
Derek Speck, Economic Development Administrator
2. MISCELLANEOUS
Next Scheduled Meeting: August7, 2023
SThe City of Tukwila strives to accommodate individuals with disabilities.
Please contact the City Clerk's Office at 206-433-1800 (TukwilaCityClerk@TukwilaWA.gov) for assistance.
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Nora Gierloff, DCD Director
CC: Mayor Ekberg
DATE: July 17, 2023
SUBJECT: SEPA Ordinance Thresholds Update
ISSUE
Staff is proposing code changes to streamline and update permit processes related to SEPA
environmental determinations.
BACKGROUND
This is one of a series of steps DCD has taken or proposed over the past several years to
streamline permit processes including code updates, instituting procedural improvements,
updating handouts and online information, and user-friendly website updates. Staff was
encouraged to move forward with increases to SEPA thresholds when they were proposed to
the PCD Committee about a year ago, see Attachment A. Unlike standard updates to our codes,
changes to these thresholds require sixty days' notice to affected tribes, agencies with
expertise, affected jurisdictions, the department of ecology, and the public. Staff will return with
the changes in full ordinance format after the notice period.
DISCUSSION
Staff is proposing code streamlining to reduce staff effort, reduce permit review times, and cut
down on paperwork, see Attachment B. It is likely that these changes will not affect the
substantive outcomes of the permit review but instead provide a faster and more predictable
experience for our applicants.
SEPA Flexible Thresholds
The State Environmental Policy Act (SEPA) process identifies and analyzes environmental
impacts associated with governmental decisions. These decisions may be related to issuing
permits for private projects, constructing public facilities, or adopting regulations, policies, and
plans. SEPA can be used to modify or deny a proposal to avoid, reduce, or compensate for
probable impacts.
If SEPA environmental review is required it starts with the applicant filling out a standard
checklist that asks about the proposal's potential impacts in a variety of areas including earth,
water, air, plants, animals, energy, housing, transportation, public services, and utilities. The
City uses the checklist to determine whether a proposal's impacts are likely to be significant and
this is called a threshold determination. When a checklist is required it can trigger additional
notice mailings, waiting periods, and appeal opportunities resulting in a longer and more
uncertain permit process.
Certain types of proposals are automatically exempt from the threshold determination because
they are a size or type unlikely to cause a significant adverse environmental impact. Examples
include minor new construction of residential, commercial or storage structures and minor road
and street improvements.
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INFORMATIONAL MEMO
Page 2
In the past the City has used its local authority to raise the size of projects that require SEPA
review so that more applications are exempt. State law now allows us to raise these sizes even
higher if we can document that we have existing regulations in place to provide adequate
environmental protection, such as critical areas, concurrency, traffic mitigation, and design
standards, see Attachment D. We very rarely need to use our SEPA authority to condition
projects because our regulations give us the tools we need to address impacts. Therefore, staff
proposes to use the process at WAC 197-11-800 1 (c) to raise thresholds and target SEPA
reviews to larger, more impactful projects.
Project Type
Tukwila's
Thresholds
Proposed
Thresholds
Maximum
Thresholds
Single Family
9
30
30
Single Family less than 1,500
SF
9
30
100
Multi Family
9
200
200
Agricultural Buildings
10,000 square feet
40,000 square feet
40,000 square feet
Office, School, Commercial or
Storage Buildings
10,000 square feet
30,000 square feet
30,000 square feet
Parking Lots
40 spaces
90 spaces
90 spaces
Landfill and Excavations
500 cubic yards
1,000 cubic yards
1,000 cubic yards
The elimination of SEPA review for projects beneath the new thresholds should have minimal or
no impact to public review and commenting opportunities, see Attachment C. Most of the
projects that fall between the existing and proposed levels are either already exempt from
noticing or subject to noticing anyway because they trigger land use approvals with independent
notice requirements, such as design review.
Manufacturing Industrial Center Planned Action Repeal
In 1991 the Tukwila partnered with Boeing to evaluate a proposed ten-year master plan for the
redevelopment of the Duwamish Corridor area in a programmatic Environmental Impact
Statement (EIS). Boeing and Tukwila agreed to a set of mitigation measures for transportation,
stormwater, and shoreline access impacts likely to result from full buildout of the proposal. The
process resulted in a mitigation agreement signed by both parties in 1993. The term of that
agreement ended in 2003, though it does provide that "changing business conditions may result
in a longer or shorter time period for project completion."
The adoption of a new Comprehensive Plan in 1995 included a Manufacturing Industrial Center
(MIC) subarea in the Duwamish Corridor. In 1998 the City conducted an Integrated GMA
Implementation Plan and Final EIS for the MIC. This Planned Action was adopted into Tukwila's
SEPA Ordinance, exempting projects that fell within the envelope of development from further
SEPA review.
The planned action was intended to be in place for 10 years. At the end of that time we allowed
the SEPA exemption to continue as the trip threshold had not been exceeded. Jack Pace and I
reached out to Boeing multiple times beginning in 2011 to encourage them to update the
analysis and extend the planned action but that has not taken place. It is now 25 years after the
original studies and they are no longer a valid basis for the SEPA exemption. Therefore, staff is
suggesting that TMC 21.04.152 and TMC 21.04.154 be deleted from the code. However,
Boeing will be able to take advantage of the higher flexible thresholds proposed in this
ordinance.
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/SEPA Thresholds Update/SEPA Thresholds Info Memo.docx
INFORMATIONAL MEMO
Page 3
Tukwila Urban Center SEPA Exemption Repeal
Tukwila received a federal grant to develop the Southcenter Subarea Plan, and as part of that
work conducted a Supplemental Environmental Impact Statement (SEIS). The City was able to
use that environmental analysis as a basis to take advantage of a time-limited SEPA exemption
rule and adopted those regulations in 2016. That has allowed projects that meet the
development standards of TMC 18.28 to be exempt from an individual SEPA determination. Our
ability to use that provision expired as of April 4, 2023. Therefore, staff is suggesting that TMC
21.04.164 be deleted from the code.
FINANCIAL IMPACT
Reducing the number of applications subject to SEPA would reduce permit revenue, though we
do not recover the full cost of staff time through the application fee. It would result in a modest
reduction to staff workload and provide process streamlining for our applicants.
RECOMMENDATION
Review and respond to the proposed redlined code changes. Due to required 60 -day public
notice provisions Staff will return to PCD with a draft ordinance on September 18, 2023. Council
is being asked to consider this item and hold a public hearing at the September 25, 2023
Committee of the Whole meeting and adopt the ordinance at the subsequent October 2, 2023
Regular Meeting.
ATTACHMENTS
A. 6-21-22 PCD Minutes
B. Redlined Changes to TMC 21.04
C. Analysis of Public Comment Impacts of Raised SEPA Thresholds
D. Environmental Regulations Technical Memo
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/SEPA Thresholds Update/SEPA Thresholds Info Memo.docx
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Meeting Minutes
City of Tukwila
City Council Planning & Community Development Committee
June 21, 2022 - 5:30 p.m. - Hybrid Meeting; Council Chamber & MS Teams
CouncilmembersPresent: Cynthia Delostrinos Johnson, Chair; De'Sean Quinn
Staff Present.• David Cline, Rachel Bianchi, Nora Gierloff, Nancy Eklund
Guests: Josh Castle, Bradford Gerber, George Scarola, Low Income Housing
Institute.
Chair Delostrinos Johnson called the meeting to order at 5:30 p.m. and asked guests and public
attendees to introduce themselves.
BUSINESS AGENDA
A. Tiny House Village Memoranda of Agreement
Staff provided a status update and draft Memoranda of Agreement for each of the two tiny
house village sites planned for Tukwila, one at 14925 Interurban Avenue South and one at
3118 S. 140th Street. Audience members were invited to provide brief public comment.
Committee Recommendation
Forward to June 27, 2022 Committee of the Whole.
B. Development Code Streamlining
Staff provided an overview of proposed code changes to streamline permit process related to
SEPA environmental determinations, design review, and Zoning Code amendments.
Committee members were supportive of the proposals. Staff will prepare an ordinance
relating to zoning code amendments as the next step.
Item(s) requiring follow-up:
Consider language emphasizing Council's priority of customer service with regard to
permitting matters.
Committee Recommendation
Discussion only. Return to Committee.
11. MISCELLANEOUS
The meeting adjourned at 6.:39 p.m.
CDJ Committee Chair Approval
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Attachment B
Proposed Redlined Changes to TMC 21.04 State Environmental Policy Act
21.04.040 Definitions - Additional
In addition to those definitions contained within WAC 197-11- 700 through 799, when used in this
chapter the following terms shall have the following meanings, unless the content indicates otherwise:
1. "Department" means any division, subdivision or organizational unit of the City established by
ordinance, rule or order.
2. "Early notice" means the City's response to an applicant stating whether it considers issuance of the
Determination of Significance likely for the applicant's proposal.
3. "Environmentally sensitive critical area": see TMC 21.04.300 and TMC 18.45.
4. "Notice of action" means the notice (as specified in RCW 43.21C.080) of the time for commencing an
appeal of a SEPA determination that the City or the applicant may give following final City action upon an
application for a permit or approval when the permit or approval does not have a time period set by
statute or ordinance for commencing an appeal.
5. "SEPA Rules" means WAC Chapter 197-11 adopted by the Department of Ecology.
(Ord. 1770 §81, 1996; Ord. 1599 §7(1), 1991; Ord. 1344 §1, 1985; Ord. 1331 §3, 1984)
21.04.050 Designation of responsible official
A. For those proposals for which the City is a lead agency, the responsible official shall be the Community
Development Planning Director or such other person as the Mayor may designate in writing.
B. For all proposals for which the City is a lead agency, the responsible official shall make the threshold
determination, supervise scoping and preparation of any required Environmental Impact Statement
(EIS), and perform any other functions assigned to the lead agency or responsible official by those
sections of the SEPA Rules that have been adopted by reference.
(Ord. 1344 §2, 1985; Ord. 1331 §4, 1984)
21.04.110 Categorical exemptions - Flexible thresholds for Minor New Construction
A. The City establishes the following exempt levels for minor new construction as allowed under WAC
197-11-800(1)(c) and (d), based upon local conditions:
1. For single-family residential projects, up to thirty (30) dwelling units;
2. For multifamily residential projects, up to two hundred (200) dwelling units;
3. For agricultural structures, up to forty thousand (40,000) square feet;
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4. For office, school, commercial, recreational, service or storage buildings, up to thirty thousand
(30,000) square feet;
5. For parking facilities, up to ninety (90) parking spaces;
6. For fills or excavations, up to one thousand (1,000) cubic yards. All fill or excavation, of any
quantity, necessary for an exempt project in subsections 1 through 4 of this section shall be
exempt.
B. The exemptions in this subsection apply except when the project:
1. Is undertaken wholly or partly on lands covered by water
2. Requires a license governing discharges to water that is not exempt under RCW 43.21C.0383
3. Requires a license governing emissions to air that is not exempt under RCW 43.21C.0381 or
WAC 197-11-800 (7) or (8); or
4. Requires a land use decision that is not exempt under WAC 197-11-800(6).
C. Whenever the city establishes new exempt levels under this section, it shall send them to the
Department of Ecology, Headquarters Office, Olympia, Washington, 98504 under WAC 197-11-
800(1)(c).
A. The City establishes the following exempt levels for minor new construction based on local conditions:
1. For residential dwelling units in WAC 197 11 800 (1)(b)(i) and WAC 197 11 800(1)(b)(ii) up to nine
dwelling units.
2. For agricultural structures in WAC 197 11 800 (1)(b)(iii) up to 10,000 square fcct.
3. For office, school, commercial, recreational, service or storage buildings in WAC 197 11 800 (1)(b)(iv),
up to 12,000 square fcct, and up to 40 parking spaces.
4. For parking lots in WAC 197 11 800 (1)(b)(iv), up to 40 parking spaces.
5. For landfills and excavations in WAC 197 11 800 (1)(b)(v), up to 500 cubic yards.
B. The responsible official shall send copies of all adopted flexible thresholds to the Department of
Ecology, h adquarters office, Olympia, Washington.
{Ord. 2502 §1, 2016; Ord. 2173 §1, 2007; Ord. 1344 §6, 1985; Ord. 1331 §11, 1984}
21.04.140 Threshold determinations - Environmental checklist
A. A completed environmental checklist shall be filed at the same time as an application for a permit,
license, certificate or other approval not exempted by this chapter. The checklist shall be in the form of
WAC 197-11-960 , with the following additions:
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Bl. If the site is an environmentally sensitive critical area, a sensitive critical area study that meets the
requirements of TMC 18.45the SEPA official may be required. The SEPA official may waive any study
requirements determined to be unnecessary for review of a particular use or application.
Environmentally sensitive or a studies shall have three components: a site analysis, an impact analysis,
and proposed mitigation measures. Morc or Icss detail may be required for ach component depending
on thc size of thc project, severity of potential impacts and availability of information. Funding for a
qualified professional, selected and retained by the City shall be paid for by the applicant to review the
geotechnical reports on Class 2 and Class 3 landslide, seismic and coal mine hazard areas if the
geotechnical report indicates Class 3 or Class 4 characteristics, and will be required in all Class 4 landslide
hazard areas. Applicants may also be required to pay for peer review of wetland and watercourse studies
per 18.45.040 E.;
2. Identification of conflicts with the policies of thc Comprehensive Land Use Policy Plan and proposed
m asures to reduce the conflicts;
3. Description of the objectives of the proposal, thc alternative m ans of accomplishing these objectives,
_B. A checklist is not needed if the City and the applicant agree an EIS is required, SEPA compliance has
been completed, or SEPA compliance has been initiated by another agency.
DC. The City shall use the environmental checklist to determine the lead agency and, if the City is the
lead agency, for making the threshold determination.
ED. For private proposals, the applicant is required to complete the environmental checklist. The City
may provide information as necessary. For City proposals, the department initiating the proposal shall
complete the environmental checklist for that proposal.
F€. The City may decide to complete all or part of the environmental checklist for a private proposal, if
either of the following occurs:
1. The City has technical information on a question or questions that is unavailable to the private
applicant; or
2. The applicant has provided inaccurate information on previous proposals or on proposals currently
under consideration.
(Ord. 1599 §7(3), 1991; Ord. 1344 §7, 1985; Ord. 1331 §13, 1984)
21.04.152 Planned actions identified
Planned actions arc specifically identified as developments which satisfy all of the following
characteristics:
1. is a "permitted use" located within the MIC/L (TMC 18.36.020) and MIC/H (TMC 18.38.020) zones
and/or is an accessory use (TMC 18.36.030 and 18.38.030 respectively) ("conditional" and "unclassified"
2. satisfies thc consistency checklist which demonstrates that all impacts have been mitigated; and
I A A •
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�. is not any of the following:
ti. an action which is not consistent with the Tukwila Comprehensive Plan as adopted per RCW
36.70A (consistency required per RCW 43.21C.031(2));
c. a conditional or unclassified use, in thc respective MIC/L or MIC/H zones;
normally require a SEPA threshold determination; or
ordinary high water mark.
{Ord. 2502 §2, 2016; Ord. 1853 §6, 1998)
21.04.154 Consistency check
A. Having identified the developments which arc a potential "planned action", thc development must
demonstrate that it has mitigated all of its impacts pursuant to the environmental impact statement and
B. A consistcncy checklist will be provided by the Director of the Department of Community
Development. Thc criteria for Comprehensive Plan consistcncy arc as presented in thc "Integrated GMA
Implementation Plan and Environmental Impact Statement for the Tukwila Manufacturing/Industrial
Center."
{Ord. 1853 §7, 1998)
21.04.160 Documents required SEPA decisions
For nonexempt proposals, thc DNS or draft EIS for thc proposal shall accompany thc City staff's
recommendation to any appropriate advisory body such as the Planning Commission.
{Ord. 1331 §8, 1984)
21.04.165 Environmental review for development in thc Tukwila Urban Center Policies
A. Development proposed in the Tukwila Urban Center will not be subject to environmental review and
project specific SEPA based administrative or judicial appeals if all of thc following criteria arc mct:
1. The proposed development is consistent with the Southcenter Subar a Plan and associated
development regulations in TMC Chapter 18.28.
2. Thc proposed development meets all established conditions or mitigation.
3. Probable significant adverse impacts of the proposed development have been identified in the
Supplemental Environmental Impact Statement (SEIS) prepared for thc Southcenter Subar a Plan.
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�. The traffic generated from the proposal docs not cause the total number of PM hour peak trips
generated within thc Southcenter Subar a as a whole to exceed thc maximum number of new PM p ak
hour trips threshold as identified in the SEIS for the Southcenter Subar a Plan, or a subsequent traffic
analysis based on a revised future land use scenario for thc Southcenter Subar a.
5. Thc project application vests by April 4, 2023.
6. Thc proposcd development is
a. not a public facility or utility;
c. not a conditional or unclassified use, in the respective TUC zones;
d. not a development for which any portion includes shoreline modifications watcrward of thc ordinary
high water mark.
B. A consistency checklist shall be provided by thc Department of Community Development to track all
the criteria listed under TMC Section 21.04.165.A. The applicant shall submit a response to the
consistency checklist documenting that thc proposcd development complies with all of thc criteria listed
under TMC Section 21.04.165.A.
{Ord. 2502 §3, 2016}
21.04.300 Environmentally sensitive critical areas
A. Environmentally criticalsensitive areas designated on the zoning maps, and/or as defined in TMC
18.45.0320 as of the effective date of the ordinance from which this section derives and as thereafter
amended, designate the locations of environmentally criticalsensitive areas within the City and are
adopted by reference. In addition to those areas identified in WAC 197-11-908 and for purposes of this
chapter, environmentally criticalscnsitivc areas shall also include wooded hillsides, and the
Green/Duwamish River and its shoreline zone as defined by the Tukwila Shoreline Master Program. For
each environmentally criticalkensitivc area, all categorical exemptions within WAC 197-11-800 are
applicable.
6. The City shall treat proposals located wholly or partially within an environmentally criticalsensitive
area no differently than other proposals under this chapter, making a threshold determination for all
such proposals. The City shall not automatically require an EIS for a proposal merely because it is
proposed for location in an environmentally criticalsensitive area.
C. Certain exemptions do not apply on lands covered by water, and this remains true regardless of
whether or not lands covered by water are mapped.
(Ord. 1608 §2, 1991; Ord. 1599 §7(6), 1991; Ord. 1344 §13, 1985; Ord. 1331 §30, 1984)
21.04.310 Fees
The City shall require the following fees for its activities in accordance with the provisions of this chapter:
1. Threshold Determination. For every environmental checklist the City will review when it is lead
agency, the City shall collect a fee according to the adopted Land Use Fee resolutionof $325.00 from the
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proponent of the proposal prior to undertaking the threshold determination; provided that no fee shall
be charged to or collected from the proponents of any proposal for annexation to the City, and the City
shall review such checklists without charge. Where payment of a fee is required, the time periods
provided by this chapter for making a threshold determination shall not begin to run until payment of
the fee is received by the City.
2. Environmental Impact Statement.
a. When the City is the lead agency for a proposal requiring an EIS and the responsible official
determines the EIS shall be prepared by employees of the City, the City may charge and collect a
reasonable fee from any applicant to cover costs incurred, including overhead, by the City in preparing
the EIS. The responsible official shall advise the applicant of the projected costs for the EIS prior to actual
preparation.
b. The responsible official may determine that the City will contract directly with a consultant for
preparation of an EIS, or a portion of the EIS, for activities initiated by some persons or entity other than
the City, and may bill such costs and expenses directly to the applicant. Such consultants shall be
selected by the City. Also, the City will charge an administrative fee of $1,000 in addition to the
consultant fees, see the adopted Land Use Fee resolution.
c. The applicant shall pay the projected amount to the City prior to commencing work. The City will
refund the excess, if any, at the completion of the EIS. If the City's costs exceed the projected costs, the
applicant shall immediately pay the excess. If a proposal is modified so that an EIS is no longer required,
the responsible official shall refund any fees collected under a. or b. of this subsection which remain
after incurred costs, including overhead, are paid.
3. The City may shall collect a r asonablc fee from an applicant to cover the cost of meeting the public
notice requirements of this chapter relating to the applicant's proposal according to the adopted Land
Use Fee resolution.
4. The City may charge any person for copies of any document prepared under this chapter, and for
mailing the document, in a manner provided by RCW 42.17.
(Ord. 1650 §1, 1992; Ord. 1576 §6, 1990; Ord. 1425 §1, 1987; Ord. 1331 §31, 1984)
21.04.330 Copies on file
The City Clerk shall maintain on file for public use and examination three copies of the Washington
Administrative Code sections referred to herein.
{Ord. 1331 §33, 1984)
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City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Department of Ecology, SEPA Unit
FROM: Nora Gierloff, DCD Director
DATE: June 27, 2023
SUBJECT: Public Notice and Public Comment Opportunities for Newly Exempt Development
Projects
The City of Tukwila is proposing to adopt the following flexible categorical exemption thresholds
for minor new construction, pursuant to WAC 197-11-800(1)(c):
• Single family residential: Thirty (30) units
• Multifamily residential: Two Hundred (200) units
• Agricultural: Forty thousand (40,000) square feet
• Office/School/Commercial: Thirty thousand (30,000) square feet
• Parking Facilities: Ninety (90) parking spaces
• Grading Quantity: One thousand (1,000) cubic yards
Below is an analysis of the public notice and public comment opportunities that will remain for
newly exempt projects under the flexible thresholds, which the city believes meets the WAC
requirements. Analysis of local, state, and federal environmental regulations is provided in a
separate document.
Single Family Residential (Increase from 9 units to 30 units)
• The city only permits one detached SFR per lot along with one ADU
• Additional single family residential lots are created through the subdivision process
• The threshold for a short plat is 9 lots, while 10 or more lots is a subdivision, so the
increased threshold will not affect the review process for creation of between 10 and
30 lots as any project in this category would already follow subdivision procedures
• Subdivisions are governed by TMC 17.14 and require Type 111 review
• Type III permits require a Notice of Application be mailed to property owners and
tenants within 500 feet, have a sign posted on the site, be published, and posted on
the city website
• Affected agencies, tribes, and members of the public have the opportunity to
comment on Type 111 permits, attend the public hearing before the Hearing Examiner,
become a party of record, receive a copy of the Notice of Decision, and have the
option to appeal the decision.
• There is no loss of public notice or opportunities to comment on proposals involving
between 10 and 30 single family residential lots
Multifamily Residential (Increase from 9 units to 200 units)
• Projects with 10 or more MFR units are only permitted in multifamily and mixed
use/subarea zones
• All new MFR development of 10 or more units requires either Administrative or Public
Hearing Design Review per TMC 18.60
• Administrative Design Review is a Type II land use permit that requires a Notice of
Application be mailed to the applicant and agencies with jurisdiction for projects that do
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INFORMATIONAL MEMO
Page 2
not require SEPA. Administrative design review for multi -family projects is only available
for MFR projects up to 50 units in the Tukwila Urban Center.
• The notice requirements differ for Type II decisions based on whether they require a
SEPA determination so projects between 10 and 50 units in the TUC would have lower
notice requirements, though public comments would still be accepted and considered.
• All other areas of the City require Public Hearing Design Review for MFR projects of 10
or more units which is a Type III decision.
• Type III permits require a Notice of Application be mailed to property owners and tenants
within 500 feet, have a sign posted on the site, be published, and posted on the city
website.
• Affected agencies, tribes, and members of the public have the opportunity to comment
on Type III permits, attend the public hearing before the Hearing Examiner, become a
party of record, receive a copy of the Notice of Decision, and have the option to appeal
the decision.
• The only loss of public notice or opportunities to comment on proposals would be for
projects in one subarea involving between 10 and 50 multifamily residential units. There
have been no proposals for multi -family projects of less than 100 units in that subarea.
Agricultural (Increase from 10,000 to 40,000 sf)
• All structures over 10,000 sf in commercial and mixed use zones require Public Hearing
Design Review which is a Type III decision. All structures in industrial zones are
generally exempt from design review unless they are within the shoreline or adjacent to
residential uses.
• Type III permits require a Notice of Application be mailed to property owners and tenants
within 500 feet, have a sign posted on the site, be published, and posted on the city
website.
• Affected agencies, tribes, and members of the public have the opportunity to comment
on Type III permits, attend the public hearing before the Hearing Examiner, become a
party of record, receive a copy of the Notice of Decision, and have the option to appeal
the decision.
• There is no loss of public notice or opportunities to comment on proposals involving
agricultural buildings between 10,000 and 40,000 sf.
Office, School, Commercial/Recreation/Service/Storage (Increase from 10,000 sf to 30,000
sf)
• All structures over 10,000 sf in commercial and mixed use zones require Public Hearing
Design Review which is a Type III decision. All structures in industrial zones are
generally exempt from design review unless they are within the shoreline or adjacent to
residential uses.
• Type III permits require a Notice of Application be mailed to property owners and tenants
within 500 feet, have a sign posted on the site, be published, and posted on the city
website.
• Affected agencies, tribes, and members of the public have the opportunity to comment
on Type III permits, attend the public hearing before the Hearing Examiner, become a
party of record, receive a copy of the Notice of Decision, and have the option to appeal
the decision.
• There is no loss of public notice or opportunities to comment on proposals involving
between 12,000 sf and 30,000 sf of office/school/commercial development.
Parking Facilities (Increase from 40 to 90 stalls)
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/SEPA Thresholds Update/C Public Comment Impacts of Raised SEPA
Thresholds.docx
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INFORMATIONAL MEMO
Page 3
• Filling and excavations over 50 cubic yards require either a Right -of -Way Use Permit
(ROWUP) per TMC 11.08 or a development permit if on private property or associated
with building construction per TMC 16.04.
• These are Type I permits that only require public notice if they trigger SEPA review or are
associated with a land use permit that independently requires public notice.
• While it is possible that some projects may not trigger public notice under the increased
thresholds, because Tukwila does not allow stand-alone parking Tots it is very unusual
for a new parking lot over 40 stalls to not be associated with design review or other land
use approvals.
• It is rare that a parking lot between 40 and 90 stalls would be built without triggering public
notice or opportunities to comment though other associated permits. However, it would
be possible under the increased thresholds.
Land Fills and Excavations (Increase from 500 to 1,000 cubic yards)
• Filling and excavations over 50 cubic yards require either a Right -of -Way Use Permit
(ROWUP) per TMC 11.08 or a development permit if on private property or associated
with building construction per TMC 16.04.
• These are Type I permits that only require public notice if they trigger SEPA review or are
associated with a land use permit that independently requires public notice.
• . It is rare that grading of this magnitude would not trigger public notice or opportunities to
comment though other associated permits. However, it would be possible under the
increased thresholds.
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City of Tukwila
TECHNICAL MEMORANDUM
TO: Tukwila City Council
FROM: Nora Gierloff, DCD Director
CC: Mayor Ekberg
DATE: June 27, 2023
SUBJECT: Environmental Regulations Technical Memo
Allan Ekberg, Mayor
ISSUE
Tukwila is proposing to amend TMC 21.04 — State Environmental Policy Act (SEPA).
Specifically, the City aims to increase the flexible thresholds for minor new construction as
allowed under WAC 197-11-800(1). This technical memorandum evaluates how the proposed
changes to the City's SEPA code comply with the requirements of WAC 197-11-800 for
increasing SEPA exemptions.
BACKGROUND
The State Environmental Policy Act (SEPA), adopted May 1971, is codified in RCW 43.21C and
implemented through the Department of Ecology's administrative code under WAC 197-11. The
purpose of SEPA is to "(1) ...encourage productive and enjoyable harmony between humankind
and the environment; (2) to promote efforts which will prevent or eliminate damage to the
environment...; (3) [to] stimulate the health and welfare of human beings; and (4) to enrich the
understanding of the ecological systems and natural resources...". SEPA is a procedural statute
designed to ensure that potential environmental effects of a proposed action or project are
surfaced, evaluated, and mitigated or prevented.
In the decades since SEPA has become law, many other state laws have been adopted that
require jurisdictions to enact regulations that protect the environment and provide for public
notice. This includes, but is not limited to, the 1990 Growth Management Act (GMA), which
requires local governments to enact critical areas regulations, the 1971-72 Shoreline
Management Act, which requires all counties and most towns and cities to prepare and
implement shoreline master programs, and stormwater regulations and permitting which
implements requirements under the Clean Water Act. In most cases around the state, cities and
counties have adopted regulations covering almost every element covered under the SEPA.
In addition, the GMA (RCW 36.70A) and the Local Project Review Act (RCW 36.70B) outline
substantial requirements for community, Tribal, and local, state, and federal agency
engagement during policy, code, and permit processes. SEPA is no longer the only process by
which public notice is provided since these laws were enacted in the 1990s and implemented
through local codes and processes.
To account for these additional layers of environmental protection and public engagement
opportunities that did not exist when SEPA was created, updates to the administrative rules
over the years have created various optional avenues under which specific types of projects or
decisions can be exempt from review under SEPA. This has allowed cities and counties across
the state the ability to modify their SEPA requirements as development regulations are adopted
that protect the environment and mitigate impacts associated with project actions.
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TECHNICAL MEMO
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Tukwila has evaluated the requirements for increasing categorical exemptions for minor new
construction flexible thresholds in WAC 197-11-800. To adopt these changes, the rules outline
conditions which must be met. This memorandum addresses those requirements.
It is important to note that adopting higher SEPA exemption levels will not reduce the city's
ability to mitigate environmental impacts associated with project actions. It only recognizes that
impacts will be mitigated and conditioned for these projects using existing city code (and state
and federal rules and laws), rather than SEPA. The reliance on existing development
regulations to mitigate impacts instead of SEPA is also discussed in WAC 197-11-158, which in
summary provides that a city or county planning under the Growth Management Act can decide
that a project's potential impacts are adequately addressed and mitigated under the
comprehensive plan, any subarea plans, and/or the jurisdiction's development regulations and
incorporate specific findings therein in a SEPA determination of non -significance.
FLEXIBLE THRESHOLDS FOR MINOR NEW CONSTRUCTION
Overview
In 1984, the state developed SEPA rules (WAC 197-11-800) that outline certain types of
projects that are categorically exempt from SEPA threshold determinations and Environmental
Impact Statement (EIS) processes. WAC 197-11-800(1) outlines flexible thresholds for minor
new construction. The flexibility comes from the range of exemptions provided for in the 800(1)
subsection. This has allowed cities and counties around the state to tailor exemption levels that
fit their community.
Under WAC 197-11-800(1)(b), certain levels and types of new construction are categorically
exempt from SEPA. The following are the minimum exemptions for minor new construction:
(i) The construction or location of four detached single family residential units.
(ii) The construction or location of four multifamily residential units.
(iii) The construction of a barn, loafing shed, farm equipment storage building, produce
storage or packing structure, or similar agricultural structure, covering 10,000 square
feet, and to be used only by the property owner or his or her agent in the conduct of
farming the property. This exemption shall not apply to feed lots.
(iv) The construction of an office, school, commercial, recreational, service or storage
building with 4,000 square feet of gross floor area, and with associated parking
facilities designed for twenty automobiles. This exemption includes parking lots for
twenty or fewer automobiles not associated with a structure.
(v) Any fill or excavation of 100 cubic yards throughout the total lifetime of the fill or
excavation and any excavation, fill or grading necessary for an exempt project in (i),
(ii), (iii), or (iv) of this subsection shall be exempt.
Under WAC 197-11-800(1)(c) and (d), cities can raise the exemption levels up to maximums
outlined in part 800(1)(d). The City currently has exemption levels for minor new construction
well below the level currently allowed.
City Proposal
Minor new construction maximum exemption levels, contained in WAC 197-11-800(1), were
increased in 2013 and again in December 2022 by the state Department of Ecology to what is
shown in the table below. These changes recognized that almost all minor new construction
projects now have impacts mitigated through development regulations, rather than through
SEPA. This also recognizes the number of regulations cities and counties have adopted over
the past 50 years.
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The 2013 WAC changes also recognized that planning requirements around the State of
Washington are not the same for all cities and counties. Some counties and cities around the
state are required to do more planning than others and therefore are likely to have more
regulations in place to mitigate project impacts than those jurisdictions with fewer planning
requirements and regulations. The maximum levels that Tukwila can adopt as a city within an
urban growth area are listed in the table below.
Project Type
Tukwila's Thresholds
Proposed Thresholds
Max Thresholds
Single Family
9
30
30
Single Family less
than 1,500 SF
9
30
100
Multi Family
9
200
200
Agricultural Buildings
10,000 square feet
40,000 square feet
40,000 square feet
Office, School,
Commercial or
Storage Buildings
10,000 square feet
30,000 square feet
30,000 square feet
Parking Lots
40 spaces
90 spaces
90 spaces
Landfill and
Excavations
500 cubic yards
1,000 cubic yards
1,000 cubic yards
An important caveat is that these exemptions would not apply to projects that:
• Are proposed wholly or partly on lands covered by water
• Require a license governing discharges to water not exempt under RCW 43.21C.0383
• Require a license governing emission to air not exempt under RCW 43.21 C.0381 or WAC
197- 11-800(7-8)
• Require a land use decision that is not exempt under WAC 197-11.800(6). Land use
decisions that are exempt from SEPA under this WAC are:
o Land use decisions for exempt projects, except for rezones;
o Other land use decisions, like home occupations or use changes, subject to
conditions;
o If an exempt project requires a rezone, the rezone is exempt if certain conditions
are met;
o Short subdivisions, except on lands covered by water (this also applies to binding
site plans up to the same number of lots allowed as a short subdivision);
o Granting of variances based on special circumstances (size, shape, topography,
location or surroundings) and not resulting in any change in land use or density; and
o Alteration of property lines as exempted from subdivision statute in RCW 58.18.040.
This means that a large subset of potential land use decisions, including but not limited to full
subdivisions, conditional uses, development agreements, a range of rezones, shoreline
substantial development permits, and legislative actions like development code amendments,
comprehensive plan amendments, and annexations would not be categorically exempt under
WAC 197-11-800.
Technical analysis
To adopt thresholds above the minimums outlined in WAC 197-11-800(1)(b), certain public
noticing, documentation and analysis is required. The following table outlines each required
criterion and how the City meets WAC 197-11-800(1)(c) requirements for raising exemption
levels.
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WAC 197-11-800(1)(c) requirements for
raising exemption levels
Response
Documentation that the requirements for
environmental analysis, protection and
mitigation for impacts to elements of the
environment (listed in WAC 197-11-444) have
been adequately addressed for the
development exempted. The requirements
may be addressed in specific adopted
development regulations, and applicable state
and federal regulations.
See table below for analysis showing the
requirements for environmental analysis,
protection and mitigation for impacts to
elements of the environment (listed in WAC
197-11-444) have been adequately addressed
for the developments which would be
exempted.
(ii) Description in the findings or other
appropriate section of the adopting ordinance
or resolution of the locally established notice
and comment opportunities for the public,
affected tribes, and agencies regarding
permitting of development projects included in
these increased exemption levels.
The adopting ordinance will reference the
analysis of the notice and comment
opportunities for the public, affected tribes,
and agencies regarding permitting of
development projects included in these
increased exemption levels.
(iii) Before adopting the ordinance or
resolution containing the proposed new
exemption levels, the agency shall provide a
minimum of sixty days' notice to affected
tribes, agencies with expertise, affected
jurisdictions, the department of ecology, and
the public and provide an opportunity for
comment.
60 -day notice of the intent to adopt an
ordinance to increase the exemptions levels
has been provided to the following: affected
tribes, agencies with expertise, affected
jurisdictions, the department of ecology, and
the public and provide an opportunity for
comment.
(iv) The city, town, or county must document
how specific adopted development regulations
and applicable state and federal laws provide
adequate protections for cultural and historic
resources when exemption levels are raised.
The requirements for notice and opportunity to
comment for the public, affected tribes, and
agencies in (c)(i) and (ii) of this subsection and
the requirements for protection and mitigation
in (c)(i) of this subsection must be specifically
documented. The local ordinance or resolution
shall include, but not be limited to, the
following:
• Use of available data and other project
review tools regarding known and likely
cultural and historic resources, such as
inventories and predictive models provided by
the Washington department of archaeology
and historic preservation, other agencies, and
tribal governments.
• Planning and permitting processes that
ensure compliance with applicable laws
including chapters 27.44, 27.53, 68.50, and
68.60 RCW.
• Local development regulations that include at
minimum pre -project cultural resource review
City development regulations and applicable
state and federal laws currently will provide
adequate protections for cultural and historic
resources for the exemptions being proposed.
Regulations listed in TMC 18.50.110
Archaeological/Paleontological Information
Preservation Requirements cover pre -
construction cultural resources assessment,
archaeological response plan and provisions
for excavation monitoring by a professional
archaeologist. Excavations into historically
native soil, when in an area of archaeological
potential, shall have a professional
archaeologist on site to ensure that all State
statutes regarding archaeological
conservation/ preservation are implemented.
The applicant shall provide a written
commitment to stop work immediately upon
discovery of archaeological remains. Work in
shoreline areas that will extend into native soil
is noticed to WA Department of Archaeology
and Historical Preservation and area Tribal
governments.
TMC 16.60 Historic Preservation contains
regulations regarding landmark designation
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where warranted, and standard inadvertent
discovery language (SIDL) for all projects.
and alteration of existing landmarked sites,
buildings, or properties.
The following table provides documentation that the requirements for environmental analysis,
protection, and mitigation for impacts to elements of the environment (listed in WAC 197-11-
444) have been adequately addressed for the development exempted under the proposed
increases to the minor new construction flexible thresholds categorical exemptions.
Elements as
listed in WAC
197-11-444
How impacts are adequately addressed by specific adopted development
regulations, and applicable state and federal regulations
Earth
TMC 14.30 SURFACE WATER MANAGEMENT (Stormwater Management)
regulates stormwater discharges from all new development and
redevelopment to prevent and control adverse impacts of drainage and
stormwater on the public health, safety, and general welfare.
TMC 16.54 GRADING regulates clearing and grading, with a permit required
for all grading amounts above 50 cubic yards. Regulated activities include
excavation, fill, grading, earthwork construction, and structural preloads with a
goal of preventing erosion, controlling sedimentation, minimizing disturbance
of native soils and landscapes, and restoring the moisture -holding capacity of
disturbed soils.
TMC 18.45 ENVIRONMENTALLY CRITICAL AREAS defines geologically
hazardous areas and regulates their allowed development.
Air
RCW 70A.15 — Washington Clear Air Act - Commercial and industrial
businesses that emit large amounts of air pollution must get an air operating
permit. An air operating permit is a master document that lists all the air
pollution requirements that apply to a business or industry. Ecology and other
clean air agencies in Washington issue these permits. The Department of
Ecology (DOE) regulates odors for certain uses, such as composting facilities.
Permits are required through the DOE.
TMC 16.54 GRADING addresses dust control during construction.
A permit from the Puget Sound Clean Air Agency is required of any new or
modified air pollution source prior to construction or making modifications
(including equipment, process, or design changes) that affect the level of air
contaminants emitted.
Water
TMC 14.30 SURFACE WATER MANAGEMENT (Stormwater Management)
regulates stormwater discharges from all new development and
redevelopment to prevent and control adverse impacts of drainage and
stormwater on the public health, safety, and general welfare.
TMC 16.54 GRADING regulates erosion and sediment control.
Tukwila meets the conditions of its NPDES permit to address water pollution
by regulating point sources that discharge pollutants to waters of the United
States.
TMC 16.52 FLOOD PLAIN MANAGEMENT regulates impacts to floodplains
and associated habitat functions, flood protection, and flood damage.
TMC 18.45 ENVIRONMENTALLY CRITICAL AREAS regulates developments
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within wetlands, watercourses, and their buffers.
The City's Shoreline Master Program (last updated in 2020) provides further
protection of water resources within the shoreline jurisdiction.
Plants/Animals
TMC 18.45 ENVIRONMENTALLY CRITICAL AREAS regulates development
in and around designated critical areas including wetlands and fish and
wildlife conservation areas as well as requiring preservation of critical areas
as Native Growth Protection Areas during development and demonstrating
compliance with state and federal government lists of endangered, threatened
or candidate species.
TMC 18.54 URBAN FORESTRY AND TREE REGULATIONS requires
retention of existing significant trees or replanting of trees approved for
removal.
18.52 LANDSCAPE REQUIREMENTS covers landscape planting and
maintenance requirements for developed properties.
Energy and
Natural
Resources
TMC 16.04 BUILDINGS AND CONSTRUCTION adopts the International
Energy Conservation Code of the State of Washington, with the most recent
adoption of the 2018 code in February 2021. The State Building Code Council
has delayed adoption of the next code cycle until October.
TMC 18.28 TUKWILA URBAN CENTER (TUC) DISTRICT provides a height
incentive for multi -family structures that meet LEED Silver standards.
TMC 18.50.140 Charging Station Locations allows EV charging throughout
the City.
TITLE 22 SOLID WASTE AND RECYCLING encourages the management of
solid wastes according to the priorities defined in RCW 70.95.010.
Environmental
Health
TMC 6.12 REFUSE DISPOSAL requires proper disposal of trash, rubbish,
and garbage.
6.14 HAZARDOUS MATERIALS CLEANUP requires that any person
transporting hazardous materials shall be responsible for the cleanup of any
hazardous materials incident that occurs during transportation and shall take
such additional action as may be reasonably necessary after consultation with
the Tukwila Fire Department in order to achieve compliance with all
applicable federal and State laws and regulations.
TMC 14.30 SURFACE WATER MANAGEMENT establishes methods for
controlling the introduction of pollutants into the stormwater drainage system
in order to comply with the requirements of the National Pollutant Discharge
Elimination Systems ("NPDES") permit process.
TMC 21.08 SITING CRITERIA FOR HAZARDOUS WASTE TREATMENT
AND STORAGE FACILITIES adopts the siting criteria for on-site and off-site
hazardous waste treatment and storage facilities set forth in RCW 70.105.
The Department of Ecology manages Hazardous Waste and Toxics
Reduction program and enforces Washington's toxics laws, including the
Dangerous Waste regulations that many businesses need to comply with.
Noise
TMC 8.22 NOISE regulates maximum permissible noise levels in alignment
with State law.
Washington State has the following noise regulations:
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• Chapter 70.107 RCW - Noise control
• Chapter 46.09 RCW - Off-road and highway vehicles
• Chapter 173-58 WAC- Sound level measurement procedures
• Chapter 173-60 WAC- Maximum environmental noise levels
• Chapter 173-62 WAC - Motor vehicle noise performance standards#
Land/Shoreline
Use
TITLE 5 BUSINESS LICENSES AND REGULATIONS contains
regulations for specific business types.
TITLE 18 ZONING establishes which uses or types of uses are permitted,
which require special approvals, and which are prohibited in the zones.
TMC 18.44 SHORELINE OVERLAY implements the goals of the Shoreline
Management Act (SMA) (chapter 90.58 RCW) and the state Department of
Ecology's implementing guidelines (chapter 173-26 WAC) and provides a
uniform basis for applying Tukwila's Shoreline Master Program (SMP)
policies and development regulations within distinctive shoreline areas.
Tukwila's Comprehensive Plan identifies goals and policies for each subarea
within the City.
Housing
TMC 5.06 RESIDENTIAL RENTAL BUSINESS LICENSE AND
INSPECTION PROGRAM provides for regulation and life safety
inspections of rental housing.
Various sections within TITLE 18 ZONING establish setback, lot coverage,
building height, and lot dimension regulations for all zoning districts.
Tukwila is currently reviewing recently adopted State legislation that will
require middle housing changes to our housing regulations by July of 2025.
TMC 17 SUBDIVISIONS AND PLATS controls the process and
requirements for land division including design and improvement standards.
In September of 2021 Tukwila completed a Housing Action Plan focused on
the transit -oriented development area around the Link Light Rail Station on
Tukwila International Boulevard.
Tukwila is preparing to reinstate its Multi -Family Tax Exemption
regulations in targeted areas and may include unit size/mix and income
requirements.
Tukwila has used development agreements with several private developers to
facilitate the development of new housing in areas consistent with our
growth strategy.
Parks, fire, and traffic impact fees require that new growth and development
pay its proportionate share of the costs of new facilities identified in the
capital facilities element of the comprehensive plan that are reasonably
related to the new development.
Aesthetics
TMC 18.60 BOARD OF ARCHITECTURAL REVIEW provides for both
administrative and public hearing review of the design of commercial and
multi -family structures with the intent of creating well-designed
developments that are creative and harmonious with the natural and
manmade environments. Tukwila is currently reviewing recently adopted
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State legislation that will require changes to our design guidelines and
procedures by July of 2025.
TMC 18.50.050 Single -Family Dwelling Design Standards provides design
requirements for single-family houses and ADUs.
TMC 18.52 LANDSCAPE REQUIREMENTS provides screening and tree
requirements for new development.
Light/Glare
TMC 11.12.110 Street Lighting requires street lighting along all public
streets, including new public streets in subdivisions and short subdivisions.
TMC 18.50.170 Lighting Standards regulates light and glare on developed
sites.
Recreation
Recreation space requirements for residential uses are set out in the various
zoning code district standards listed in TMC 18 Zoning Code.
TMC 16.28 Provides for the assessment of parks impact fees.
TMC 18.42 PUBLIC RECREATION OVERLAY DISTRICT is intended to
reserve certain areas owned or controlled by a public or quasi -public agency
for either passive or active public recreation use.
TMC 12.04 PARKS, RECREATION AND OPEN SPACE PLAN adopts the
most current edition of the PROS Plan. The parks, recreation and open space
element of the city's Comprehensive Plan also contains policies regarding the
level of service for parks and trails.
Historic/Cultural
Preservation
Regulations listed in TMC 18.50.110 Archaeological/Paleontological
Information Preservation Requirements cover pre -construction cultural
resources assessment, archaeological response plan and provisions for
excavation monitoring by a professional archaeologist. Excavations into
historically native soil, when in an area of archaeological potential, shall have
a professional archaeologist on site to ensure that all State statutes regarding
archaeological conservation/ preservation are implemented. The applicant
shall provide a written commitment to stop work immediately upon discovery
of archaeological remains. Work in shoreline areas that will extend into native
soil is noticed to WA Department of Archaeology and Historical Preservation
and area Tribal governments.
TMC 16.60 Historic Preservation contains regulations regarding landmark
designation and alteration of existing landmarked sites, buildings, or
properties.
Transportation
TMC 9.48 CONCURRENCY STANDARDS AND TRANSPORTATION
IMPACT FEES ensure that public health, safety and welfare will be
preserved by having safe and efficient roads serving new and existing
developments. The City of Tukwila's impact fee financing program has been
developed pursuant to the City of Tukwila's police powers, the Growth
Management Act as codified in Chapter 36.70A of the Revised Code of
Washington (RCW), the enabling authority in RCW Chapter 82.02, RCW
Chapter 58.17 relating to platting and subdivisions and the State
Environmental Policy Act (SEPA), and RCW Chapter 42.12C.
TMC 18.56 OFF-STREET PARKING AND LOADING REGULATIONS
lists requirements for private development for automobiles and bicycles.
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CONCLUSION
Based upon review of the requirements to raise exemption levels in WAC 197-11-800(1)(c) and
(d), we conclude that the City of Tukwila qualifies to raise exemption levels to the proposed
levels.
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Tukwila's design guidelines address vehicular and pedestrian circulation on
private development sites.
Tukwila is developing a multi -modal level of service standard that will be
implemented in the 2024 periodic update of the Comprehensive Plan. Public
transportation including light rail, heavy rail, bus service, and rapid ride is
provided by Sound Transit, King County Metro, and Amtrack.
Public Services
The City has adopted public facility requirements in TITLE 14 WATER
AND SEWERS for services including water system, sewer system, and
storm drainage. Some areas of the City are served by other provider districts
such as ValVue Sewer and Highline Water. Solid waste is provided through a
franchise agreement with Recology. Fire protection is currently provided
through a contract with the Puget Sound Regional Fire Authority which
Tukwila may annex into at a later date. Tukwila has its own Police
Department. Tukwila is a member of the King County Library System and has
a Library Advisory Board to provide oversight and recommendations. Tukwila
approved a Public Safety Plan in 2016 that has resulted in a new Justice
Center housing Police and Courts, two new fire stations, and a consolidated
shops facility.
These all implement the summary of projected demand and levels of service
in the Comprehensive Plan, including water, wastewater, stormwater, solid
waste, fire and EMS, police, parks and recreation, public library, and
municipal services facilities
Utilities
TMC 11.28 UNDERGROUNDING OF UTILITIES contains policy to require
the underground installation of all new electrical and communication facilities,
with certain exceptions.
TMC 16.36 INFRASTRUCTURE DESIGN AND CONSTRUCTION
STANDARDS regulates utility work, work in the public right-of-way or in
easements, and all other work performed pursuant to construction related
permits issued by the City of Tukwila.
TMC 14 WATER AND SEWERS contains rates and regulations for water,
sewer, and stormwater.
Tukwila is served by Seattle City Light and Puget Sound Energy.
CONCLUSION
Based upon review of the requirements to raise exemption levels in WAC 197-11-800(1)(c) and
(d), we conclude that the City of Tukwila qualifies to raise exemption levels to the proposed
levels.
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TO:
FROM:
BY:
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
Planning and Community Development Committee
Nora Gierloff AICP, Community Development Director
Neil Tabor, AICP, Senior Planner and
Nancy Eklund, AICP, Long Range Planning Manager
DATE: July 17, 2023
SUBJECT: Proposed Code Amendment Package
ISSUE
Staff has identified code amendments required to comply with existing or upcoming changes to
state law, as well as several additional amendments suggested previously to improve
processes, or correct areas of the code that are out of date.
BACKGROUND
The Washington State Legislature passed a number of bills in the 2023 session regarding
housing and development regulations. Many of these changes are not required to be adopted
by jurisdictions until June 1, 2025, or six months after the December 2024 Comprehensive Plan
update deadline. Because of limitations on staff capacity, and the volume of work anticipated to
complete all necessary code updates, staff would like to spread out this work over time to better
align with the overall Comprehensive Plan update process. Staff foresees that other mandatory
code amendments, not included in this memo, will require more analysis and discussion, on
topics that are generally less prescriptive than these requirements.
The amendments recommended also include previous state law updates that have not yet been
integrated into the Tukwila Municipal Code, and other suggestions for overall process
improvements, as shown below:
Process Improvements and Clarifications
1. Zoning Code and Comprehensive Plan Amendments: Clarify that the Zoning Code
amendment process does not need to follow the same process as amendments to the
Comprehensive Plan, making the second public hearing held by Council optional, and
other elements that are more burdensome and require more time than other peer cities
(TMC 18.80).
This proposed amendment topic is similar to the proposal discussed at the August 29,
2022, PCD meeting.
2. Variance Requirements for Substandard Lots: Amend substandard lot provisions to
allow housing development on legal lots not meeting the minimum lot size, without
having to first complete a variance if all other development standards can be met.
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3. Amend Code Sections for Clarity or Compliance With State Law.
INFORMATIONAL MEMO
Proposed Code Amendment Package
Page 2
These sections include:
o Home Occupation: Remove restriction of home occupations to occur in
accessory structures, either specifically for group homes and adult -family homes,
or broadly to all home occupations, to comply with state law. (TMC 18.06.430
Home Occupation)
o Tukwila South Overlay: Remove reference to future adoption of residential
design manual in Tukwila South Overlay in Table 18-6: Land Uses Allowed.
Ordinance 2661 has already adopted these standards.
o Wireless Code: Amending error in wireless code to clarify process required for
certain wireless facility which is currently contradictory.
2023 Legislative Session Requirements Forthcoming
4. Amending Accessory Dwelling Unit (ADU) Standards to comply with HB 1337.
o This would include changes to TMC 18.50.220, 18.50.230, 17.14.060 and
amendments to parking standards for ADUs near a major transit stop to comply
with RCW 36.70A.698.
o Must allow two ADUs of at least 1,000 square feet per residential lot. The ADUs
may be attached, detached, or a combination of both, or may be conversions of
existing structures.
o Amend standards such as height, setbacks, and other regulations, per the
legislation.
o May not require the owner to occupy the property, and may not prohibit sale as
independent units.
o May not charge more than 50% of impact fees charged for the principal unit.
o Other miscellaneous provisions.
Requirement From 2020 Legislative Session
5. Parking Standards Near Major Transit Stops: These parking standards must comply with
RCW 36.70A.620 (This previous legislative requirement has not yet been adopted by the
City).
6. ADU Parking Standards Near Major Transit Stops: These parking standards must
comply with RCW 36.70A.698 (This previous legislative requirement has not yet been
adopted by the City).
Options
The PCD is asked for direction on how to proceed with this potential code amendment package.
Options include:
• Proceed with all of the code amendments as presented;
• Remove part or all of the optional amendments;
28
INFORMATIONAL MEMO
Proposed Code Amendment Package
Page 3
• Do not proceed with code amendment package at this time, though those needed for
consistency with State law will need to proceed eventually; or
• Discuss topic again at subsequent PCD meeting.
RECOMMENDATION
Forward the full set of code amendments to the Planning Commission for a hearing and
recommendation. Return to PCD and Council with a draft ordinance.
29
30
TO:
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
Planning and Community Development Committee
FROM: Derek Speck, Economic Development Administrator
Brandon Miles, Business Relations Manager
CC: Mayor Ekberg
DATE: July 11, 2023
SUBJECT: Multi -Family Property Tax Exemption (MFTE)
ISSUE
This item is intended to enable the Council to adopt a Resolution of Intent to consider
designating the Southcenter area as a residential targeted area for purposes of a multi -family
property tax exemption.
BACKGROUND
In 2014 the City adopted a multi -family property tax exemption program and designated a
portion of the Tukwila Urban Center's Transit Oriented Development district as the eligible area
(a "residential targeted area"). In 2017 and 2021 the City amended the program to extend the
application period and add additional criteria. The application period expired on December 31,
2022 and no applications are currently pending.
On February 6, 2023 the Planning and Community Development Committee (PCD) reviewed
the Economic Development Division's 2023 workplan and requested to expedite discussion on
the City's efforts related to the multi -family property tax exemption program (MFTE).
In response to PCD's request, on April 17, 2023 staff provided a report that described the
State's requirements for cities to enact MFTE programs and included a discussion of potential
costs, benefits, considerations, and criteria of such a program. The Committee asked staff to
develop amendments to the Tukwila Municipal Code (TMC) to implement the MFTE for Tukwila
South and consider including other portions of the Tukwila Urban Center in the simplest way
possible to reduce the amount of staff time needed for the amendments.
This staff report is intended to provide an overview of the revisions that would need to be made
to the TMC and the process for making those revisions.
DISCUSSION
If the Council would like to include Tukwila South in the MFTE program, staff recommends the
following revisions to the TMC.
(1) Residential Targeted Area: The current residential targeted area would need to be
amended to include the area covered by the Tukwila South Overlay zone and staff would
recommend also including all of the area covered by the Tukwila Urban Center (TUC)
zone. Staff believes including the remainder of the TUC is important because State law
requires the residential targeted area to be within an "urban center," as determined by
the governing authority (City Council). RCW 84.14.010 defines an urban center as "a
31
INFORMATIONAL MEMO
Page 2
compact, identifiable district where urban residents may obtain a variety of products and
services. An urban center must contain:
a. Several existing or previous, or both, business establishments that may include
but are not limited to shops, offices, banks, restaurants, governmental agencies;
b. Adequate public facilities including streets, sidewalks, lighting, transit, domestic
water, and sanitary sewer systems; and
c. A mixture of uses and activities that may include housing, recreation, and cultural
activities in association with either commercial or office, or both, use."
Including the entire TUC in the residential targeted area increases Tukwila's South's
ability to qualify as an urban center.
(2) Application Period: Staff recommends extending the application period to December
31, 2028.
(3) Limit on Number of Eligible Units: Because a property tax exemption would, for eight
or twelve years, either shift property taxes to other taxpayers or would attract
development without increasing tax revenues, the City may want to be limit the number
of units that would qualify. Previously, the City's way to manage that risk was to set a
time limit on the application period, effectively a sunset clause. Staff recommends
continuing the sunset clause but adding an additional protection of a specific limit (or
cap) on the number of eligible units at 800.
(4) Building Permit Application Deadline: Our process to apply for the MFTE is fairly
easy and relatively low cost to the developers. Because of that, if we limit the number of
units that qualify for the exemption, we could receive applications from developers who
don't have viable projects which would block other qualified developers from applying.
To address this, we recommend requiring applicants to submit a complete building
permit application within 18 months of receiving their "Conditional Certificate of
Acceptance of Tax Exemption".
(5) Housekeeping: The State law has changed from when Tukwila first adopted the MFTE
and this would be an appropriate time to revise our TMC to match current state law.
If the Council would like to revise the residential targeted area staff recommends the Council
approve the attached Resolution of Intent, which would provide public notice of the Council's
intention to consider designating the proposed residential targeted area. If the Council approves
the Resolution of Intent, staff will prepare a report for the hearing with proposed changes to the
TMC.
FINANCIAL IMPACT
No financial impact at this time because this item is only setting a public hearing.
RECOMMENDATION
The Council is being asked to approve the resolution and consider this item at the July 24, 2023
Committee of the Whole meeting and subsequent Special Meeting that same night.
ATTACHMENTS
Draft resolution with Exhibit A — Proposed Southcenter Residential Targeted Area
32
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, STATING THE CITY'S INTENT
TO CONSIDER DESIGNATING A RESIDENTIAL
TARGETED AREA FOR THE PURPOSE OF
ESTABLISHING A MULTI -FAMILY PROPERTY TAX
EXEMPTION PROGRAM, AND SETTING THE TIME FOR A
PUBLIC HEARING TO CONSIDER THE DESIGNATION OF
THE AREA.
WHEREAS, chapter 84.14 of the Revised Code of Washington (RCW) provides for
exemption from ad valorem property taxation for eligible improvements associated with
qualified multiple -unit housing in urban centers; and
WHEREAS, in order to establish a multi -family property tax exemption program, the City
must designate one or more residential targeted areas within which qualified projects may
apply for tax exemption; and
WHEREAS, the King County Countywide Planning Policies (KCCPP), developed
pursuant to the Washington State Growth Management Act, have established standards for
cities to plan for their share of regional growth and affordable housing; and
WHEREAS, the Southcenter area currently lacks sufficient available, desirable, and
convenient residential housing available to all ages, including affordable housing, to meet the
needs of the public who would be likely to live and work in the area, if affordable, desirable,
attractive, and livable places were available; and
WHEREAS, the Southcenter area includes the Tukwila South Overlay zone, which has
capacity for new development, and the Tukwila Urban Center zone, which is one of the
region's designated urban growth centers and has access to high capacity transit; and
WHEREAS, the City intends to assist in achieving its residential growth targets and goals
in the City's Housing and Urban Center Element of the City's Comprehensive Plan by
encouraging new multi -family housing in the Southcenter area; and
WHEREAS, on December 1, 2014, the City Council adopted Ordinance No. 2462, which
established a multi -family property tax exemption program and designated a residential
targeted area that covered the portion of the Tukwila Urban Center's Transit Oriented
Development district that lies west of the Green River; and
CC:\Legislative Development\Multi-Family Property Tax Exemption Program 7-11-23
Derek Speck: Review by Andy Youn
Page 1 of 2
33
WHEREAS, the City desires to expand the boundaries of the residential targeted area to
include all of the Tukwila Urban Center zone and the Tukwila South Overlay zone, hereafter
collectively referred to as the "Southcenter residential targeted area," for the purposes of
establishing a multi -family property tax exemption program per chapter 84.14 RCW; and
WHEREAS, RCW 84.14.040(2) states that a governing authority may adopt a resolution
of intention to designate an area described in the resolution; and
WHEREAS, in accord with RCW 84.14.040(2), the resolution must state the time and
place of a hearing to be held by the governing authority to consider the designation of the
area;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. The City of Tukwila intends to consider designating the area within the
boundaries of the Tukwila Urban Center zone and the Tukwila South Overlay zone, as shown
on maps attached hereto and incorporated herein by reference as Exhibit A, as the
Southcenter residential targeted area for the purposes of establishing a multi -family property
tax exemption program per chapter 84.14 RCW.
Section 2. A public hearing to consider designating the Southcenter residential targeted
area will be held ata Committee of the Whole meeting of the City Council on August 14, 2023.
The meeting will be held at 7:00 p.m. in the Council Chambers at 6200 Southcenter
Boulevard, Tukwila, Washington.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Special Meeting thereof this day of , 2023.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC Mohamed Abdi
City Clerk Acting Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Office of the City Attorney
Attachment: Exhibit A — Maps of Proposed Southcenter Residential Targeted Area
CC:\Legislative Development\Multi-Family Property Tax Exemption Program 7-11-23
Derek Speck: Review by Andy Youn
34
Page 2 of 2
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City of Tukwila
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
FROM: Derek Speck, Economic Development Administrator
DATE: July 10, 2023
SUBJECT: Economic Development Strategy — Update
ISSUE
Staff would like to provide an update on the creation of an Economic Development Strategy.
BACKGROUND
In June 2022 the City Council authorized the Mayor to execute a contract with Community Attributes,
Inc. (CAI) to create an Economic Development Strategy for the City. In August 2022 the Council
provided input on the community engagement plan and staff began the engagement process. In
October 2022 the Planning and Community Development Committee (PCD) provided early input into
the Strategy. In December 2022 PCD provided feedback on a draft vision statement and goals. The
revised draft vision and goals statement is attached and the paragraphs that have been revised are
highlighted in yellow.
By the end of December 2022 the initial community engagement was completed including: on online
survey, paper surveys at the Tukwila Village farmer's market, listening sessions at the City's boards
and commissions, listening sessions with outside organizations, and contracted work with local
organizations. At that time, CAI also completed a draft landscape assessment (attached).
In early 2023 staff temporarily stopped work on the ED Strategy in order to focus on other work
priorities. As capacity opened up, staff restarted work on the Strategy. Currently, CAI is conducting
focus groups and may conduct some individual interviews. Staff plans to reconvene the Advisory
Committee in late July to review drafts of the engagement results, landscape assessment, vision,
goals, strategies, and actions.
The purpose of this staff report is to share the current drafts of the vision statement and goals,
landscape assessment, and engagement results. Staff plans to bring the draft strategies and actions
to PCD in early August.
DISCUSSION
Following are the engagement methods and, in some cases, summaries of those results are attached.
1) Online Survey — The city hosted an online survey. Draft results are attached.
2) Paper Survey — The city collected paper surveys at the Tukwila Village farmer's market. Draft
results are attached.
3) Online Interactive Map - Identified sites for public infrastructure (crosswalks, bus shelters, curb
and sidewalks, traffic signals), community garden, park, lounge style coffee shop, use river as an
amenity.
37
INFORMATIONAL MEMO
Page 2
4) Listening Sessions — City staff held listening sessions at the City's boards and commissions. The
staff notes are attached.
5) Listening Sessions — City staff held listening sessions with the help of community organizations.
The staff notes are attached.
6) Contracted Engagement
a) African Community Housing and Development — The City purchased a report on needs of
small African businesses and workforce needs of SeaTac/Tukwila area. The report is
attached.
b) Seattle Southside Chamber of Commerce — The City contracted with the Seattle Southside
Chamber of Commerce to conduct door to door visits to businesses in Southcenter District and
along Tukwila International Boulevard to promote the online survey and collect information. A
summary of business comments is attached.
c) Growing Contigo — The City contracted with Growing Contigo to promote the survey to
Spanish speaking businesses via social media, phone calls, and in person visits. The report is
attached.
d) Riverton Park United Methodist Church — The City contracted with the Church to survey
members of Tukwila's homeless population and encourage them to submit online surveys.
e) Talitha Consults — The City contracted with Talitha to collect surveys at two apartment
buildings housing lower income families. The primary languages were Dari, English, Somali,
and Spanish. Summary report is attached.
In general, we received a wide variety of concerns, suggestions, and ideas. Following are some of the
key themes that staff heard through the engagement to date:
1. Wide support for embracing our diversity
2. Strong interest in enhancing our quality of life
3. Desire for greater safety
4. Desire for more amenities
a. Grocery store
b. Restaurants
c. Retail
d. Small businesses
e. Arts and culture
f. Experiences
g. Gathering places
5. Services to help people
6. Support for small businesses and entrepreneurship
7. Concern on property crime, especially businesses
8. Education and training
9. Casinos are still controversial.
There may be services and resources that are already available to meet some of the needs that
people have identified but there is a gap in how to help people learn about those resources.
FINANCIAL IMPACT
Not applicable.
38
INFORMATIONAL MEMO
Page 3
RECOMMENDATION
For discussion. The Committee could forward to the Council's Committee of the Whole on July 24,
2023, if appropriate.
ATTACHMENTS
Draft Economic Development Strategy Vision and Goals
Draft Landscape Assessment
Online Survey Results — Draft
Paper Survey Results — Draft
Listening Session Notes — City Boards and Commissions
a. Arts Commission
b. Community Oriented Policing Advisory Committee
c. Equity and Social Justice Committee
d. Human Services Advisory Committee
e. Lodging Tax Advisory Committee
f. Parks Commission
g. Planning Commission
h. Tukwila Library Advisory Board
Listening Session Notes — Community Organizations
a. Foster High School Black Student Union
b. SeaTac-Tukwila Community Coalition — Community Leaders
c. SeaTac-Tukwila Community Coalition — Members
d. SeaTac-Tukwila Rotary Club
Report on Small Business Support and Workforce Development Programs (ACHD)
Business Comments (Seattle Southside Chamber of Commerce)
Tukwila Spanish -Speaking Business Survey Outreach Report (Growing Contigo)
Unhoused Residents Survey (Riverton Park United Methodist Church)
Renters and Special Needs Students (Talitha Consults)
39
40
City of Tukwila
Task 5: Vision & Goals
Discussion Draft
December 22, 2022
Prepared by:
.�
� I
,4MMVXITY U.,.
Prepared for:
CITY OF
TUKWILA
41
I
COMMUNITY ATTRIBUTES INC
Community Attributes Inc. tells data -rich stories about communities
that are important to decision makers.
President and CEO:
Chris Mefford
Project Manager:
Elliot Weiss
Analysts:
Cassie Byerly
Bryan Lobel
Jeff Raker
Community Attributes Inc.
500 Union Street, Suite 200
Seattle, Washington 98101
www.communityattributes.com
42
Contents
Introduction 1
Background and Context 1
Puget Sound Regional Council — Regional Economic Strategy 1
Expanding Economic Opportunity 1
Global Competitiveness 1
Quality of Life 2
New and Expanded Focus Areas 2
Key Regional Export Industries and 2022 Focus 2
King County Comprehensive Plan —Economic Development (Chapter 10) 3
2015 City of Tukwila Comprehensive Plan Economic Development Element 3
2012 City of Tukwila Strategic Plan 4
Vision Statement for Tukwila's Economy 4
Preliminary Economic Development Strategy Goals 4
1. A Strong, Sustainable, and Resilient Economy 4
2. A Safe and Desirable Community with a Positive Identity 4
3. Prosperity and Opportunity for Businesses, Workers, and Residents 5
4. A Supportive Environment for Small Business & Entrepreneurs 5
5. A Community that Celebrates and Invites Diversity 5
TUKWILA EDS
DISCUSSION DRAFT PAGE i
DRAFT VISION AND GOALS DECEMBER 22, 2022
43
Blank.
TUKWILA EDS
DRAFT VISION AND GOALS
44
DISCUSSION DRAFT PAGE ii
DECEMBER 22, 2022
INTRODUCTION
This DRAFT document attempts to articulate a vision and goals for Tukwila's
economy. The purpose of the vision and goals is to provide guidance as the
City adapts strategies and tactics to achieve that vision.
BACKGROUND AND CONTEXT
It can be helpful to understand context when adopting a vision and goals.
The following summarizes existing goal and policy statements related to
economic development from relevant city, county, and regional plans and
strategies.
Puget Sound Regional Council - Regional Economic
Strategy
The Regional Economic Strategy uses a dual approach. First, it aims to
address the near-term challenges of the COVID-19 pandemic faced by the
region's workers and businesses. Second, it identifies ways to continue to
advance the long-term success of the region's economy.
Expanding Economic Opportunity
• Equity focus throughout economic development efforts
• Expand region's childcare ecosystem
• Expand support for small and medium sized businesses and
businesses owned by marginalized communities
• Advance economic development with small cities and rural
communities
• Encourage economic growth across all parts of the region
• Provide adequate support for pre -K through 12 education systems that
serve all students
• Coordinate and expand programs in higher education and training to
address workforce gaps and advance economic opportunity for all
• Embrace, celebrate, and promote the diversity of the region's people
Global Competitiveness
• Strengthen the region's regulatory and industry competitiveness
framework
• Build resiliency into the region's export -focused industries
• Sustain and evolve the conditions necessary for innovation
• Strengthen and coordinate recruitment, retention, and investment
efforts
• Support and promote international trade and tourism
• Preserve, protect, and support ports, industrial lands, military
installations, and maritime sites
TUKWILA EDS
DISCUSSION DRAFT PAGE 1
DRAFT VISION AND GOALS DECEMBER 22, 2022
45
• Build up and sustain ports and other infrastructure to support trade,
logistics, and freight mobility
• Sustain and grow commercial air travel connections domestically and
globally
Quality of Life
• Focus new growth in urban areas, regional centers, and cities
• Ensure a diversity of housing stock that is affordable and connected to
jobs
• Improve the region's transportation system
• Preserve, enhance and improve the region's environmentally critical
lands
• Ensure the region is a healthy place to live, work, and play for all
residents
• Protect the global environment
• Build resiliency into, and increase access to, the region's arts, culture,
and tourism industries
New and Expanded Focus Areas
• Equity — Forward Together Framework and Regional Equity Strategy
• Health — Address health inequities, respond to COVID-19 impacts.
• Broadband — Leverage federal funding opportunities and growth
broadband capacity.
• Housing — PSRC Regional Housing Strategy
• Workforce - Develop strategies and analysis around the region's
workforce development systems to strengthen economic recovery,
support equity, build resiliency, and develop the region's talent
pipeline. Expand childcare capacity.
• Local Planning — Technical Assistance to jurisdictions on economic
development elements, tracking job distribution, work from home
impacts, and women in the workforce.
• Regional Competitiveness — Update Industrial Lands Analysis,
examine tax increment financing best practices, provide technical
assistance to local jurisdictions in applying for federal recovery
funding, and support new industry growth opportunities (Commerce's
ICAP)
• Business Recovery
• Industry Resilience
Key Regional Export Industries and 2022 Focus
• Aerospace & Aviation — Washington Space Economy Report and
Commercial Aviation Coordinating Commission, expand production of
sustainable aviation fuels.
• Information and Communication Technology — Analyze impact of
expertise in artificial intelligence, cloud computing, and cybersecurity
TUKWILA EDS
DISCUSSION DRAFT PAGE 2
DRAFT VISION AND GOALS DECEMBER 22, 2022
46
• Maritime
• Military and Defense
• Life Sciences and Global Health
• Clean Technology
• Tourism, Arts & Culture — Accelerate recovery of arts and culture
institutions, marketing efforts related to recovery and new trade.
• Transportation and Logistics
• Business Services
King County Comprehensive Plan -Economic
Development (Chapter 10)
In its commitment to foster a prosperous, diverse and sustainable economy,
the County recognizes that it must support actions and programs to promote
the success of both businesses and the workforce.
The foundation for a vibrant and sustainable economy starts with providing
livable communities and a high quality of life; a favorable business climate
with consistent and predictable regulations, an educated and trained
workforce, adequate public infrastructure, land supply, research and
advancing technology, affordable housing, available capital, recreational and
cultural opportunities, a healthy natural environment and greater equity and
opportunity for all.
Policies focus on long-term commitment to a prosperous, diverse, and
sustainable economy by promoting public programs and actions that create
the foundation for a successful economy. A successful economy is one in
which the private, nonprofit, and public sectors can thrive and create jobs
compatible with the environment and community and land use expectations.
A successful and diverse economy contributes to a strong and stable tax base
and a high quality of life for all residents. The County recognizes businesses
and the workforce as customers of an economic development system and
supports actions and programs that promote the strength and health of both
groups.
2015 City of Tukwila Comprehensive Plan Economic
Development Element
In 2015 the City adopted the current Comprehensive Plan and it includes a
chapter on economic development. That chapter states that "the City of
Tukwila is committed to the economic well-being of its residents, property
owners, and businesses because an adequate tax base is necessary to help
achieve the City's vision for the future. The most obvious role is for the City
to provide adequate services and infrastructure to complement the retail,
manufacturing uses, offices, and residences that are located in the City. The
TUKWILA EDS
DISCUSSION DRAFT PAGE 3
DRAFT VISION AND GOALS DECEMBER 22, 2022
47
City's plans, programs, policies, taxes, and service levels can encourage
economic activity."
2012 City of Tukwila Strategic Plan
In 2012, Tukwila created a Strategic Plan, and one of the five goals and
objectives was "A Diverse and Regionally Competitive Economy." The
Strategic Plan was updated and amended in 2018. That Plan states that "The
City's economic development efforts will continue to be multipronged,
addressing three aspects of the City's economy:
• Protecting the City's role as a strong regional retail center and
preparing for the retail market of the future.
• Supporting the retention and expansion of the City's commercial and
industrial businesses.
• Cultivating the success of the City's entrepreneurs and small
businesses, including businesses owned by refugees, immigrants, and
non-native English speakers."
VISION STATEMENT FOR TUKWILA'S ECONOMY
This section contains a preliminary, working draft vision statement specific
to Tukwila's economy that will be refined based on additional public and
stakeholder engagement and direction from City staff and the Council.
Tukwila is a vibrant community with a strong and sustainable
economy that celebrates and empowers its diversity, supports
economic prosperity for all residents, and sustains a foundation for
businesses of all sizes.
PRELIMINARY ECONOMIC DEVELOPMENT STRATEGY GOALS
This section contains an initial set of actionable, measurable goals for
inclusive, sustainable economic development in Tukwila. These goals will be
further informed by economic data and analysis, an assessment of local
assets, stakeholder engagement, and community preferences.
1. A Strong, Sustainable, and Resilient Economy
Continue to strengthen and balance economic and workforce development
with housing growth in Tukwila to ensure an adaptable economic base that
supports essential services for businesses, residents, and visitors alike.
2. A Safe & Desirable Community with a Positive Identity
Enhance Tukwila's sense of place and support a positive identity as a city it
which to "Live, Work, and Play" — a community of choice for businesses and
TUKWILA EDS
DISCUSSION DRAFT PAGE 4
DRAFT VISION AND GOALS DECEMBER 22, 2022
48
residents with outstanding transportation, affordable housing, and
supportive services.
3. Prosperity and Opportunity for Businesses, Workers,
and Residents
Expand avenues of durable economic success for workers, entrepreneurs,
business owners, and residents in Tukwila with a focus on shared prosperity,
opportunity, and social responsibility for local communities.
4. A Supportive Environment for Small Business &
Entrepreneurs
Maintain a strong, supportive environment for local, independent, small, and
micro -businesses and the entrepreneurial ecosystem to ensure they continue
to flourish in Tukwila while attracting new business activities to the City.
5. A Community that Celebrates and Invites Diversity
Foster a business community in Tukwila that welcomes and empowers
residential and business diversity in all its forms while capturing increased
market share and building resilience to economic shocks.
TUKWILA EDS
DISCUSSION DRAFT PAGE 5
DRAFT VISION AND GOALS DECEMBER 22, 2022
49
50
City of Tukwila
Existing Conditions and
Landscape Assessment
Economic Development Strategy
Discussion Draft
December 23, 2022
Prepared by:
lECAI
COMMUNITY ATTI,IBUTCS INC
Prepared for:
CITY OF
TUKWILA
51
1
•
m •�
•
COMMUNITY ATTRIBUTES INC
Community Attributes Inc. tells data -rich stories about communities
that are important to decision makers.
President and CEO:
Chris Mefford
Project Manager:
Elliot Weiss
Analysts:
Cassie Byerly
Michaela Jellicoe
Bryan Lobel
Jeff Raker
Community Attributes Inc.
500 Union Street, Suite 200
Seattle, Washington 98101
www.communityattributes.com
52
EXECUTIVE SUMMARY
The City of Tukwila is in the process of creating an Economic Development
Strategy. This Landscape Assessment informs the Strategy by providing an
inventory and analysis of current planning as well as documenting
socioeconomic conditions and trends in Tukwila. City staff and leadership
provided insight into existing conditions as well as some previous research
into demographic conditions. A concurrent survey of residents, workers, and
businesses and additional engagement activities will inform the Strategy
alongside this assessment.
Tukwila is very racially and ethnically diverse. Tukwila households speak
multiple languages and many have limited English proficiency. The city has
fewer young residents than it did in 2010. Households are more likely to be
renters with larger families, lower incomes and education levels, and higher
cost -burden and housing instability compared to the region. Incomes have
increased alongside a local and regional rise in rents, but homeownership is
increasingly unaffordable or unattainable.
Tukwila's economy has seen modest employment losses in some sectors and
growth in others over the past decade. The three largest job sectors in
Tukwila are Services, Manufacturing, and Retail. The highest growth
industry is Construction followed by Finance, Insurance, and Real Estate
(FIRE), Healthcare, and Information. Higher wage industries are
Government, Services, and Construction. Tukwila's residents are employed
in areas across the region in a wide range of occupational sectors with a
larger share of residents employed in Government, Health, and Education.
Relatively few Tukwila residents also work in Tukwila with many instead
commuting to Seattle. As a result, Tukwila's employers appear to draw a low
share of their workforce from the resident population.
Tukwila benefits from the different perspectives and culture that are present
in an area of significant diversity. The many businesses owned by
immigrants and refugees and the languages spoken among its residents
position it as a connector community for those seeking to engage with
different cultures and community both locally and regionally.
This analysis provides background information that will be instrumental in
helping the city inform decisions and investments related to its retail,
entertainment, and other industries; business expansion; commitments to
education and training for residents; and sustaining tax revenues for service
provision while maintaining a diversity of area businesses and economic
opportunity for all residents and workers.
CONTENTS
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Introduction 1
Findings and Implications 2
Current Planning and Policy Context 4
Selected Comparison Jurisdictions 9
Socioeconomic Analysis 9
Demographic Characteristics 9
Household and Housing Characteristics 16
Economic Indicators 22
Workforce Indicators 33
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INTRODUCTION
Background and Purpose
The City of Tukwila is creating an Economic Development Strategy
(Strategy) to guide its efforts to strengthen Tukwila's economic future. This
Landscape Assessment will inform the recommendations at the heart of the
Strategy. The primary purpose of the Strategy is to describe Tukwila's vision
for sustainable and inclusive economic prosperity and to identify strategies
and actions to achieve that vision. The Strategy will also inform the next
update of Tukwila's Comprehensive Plan.
The Landscape Assessment helps build a common understanding of
Tukwila's current role in the regional economy, including relevant research
and information about regional and industry trends affecting the city, local
socioeconomic conditions, and other key economic issues. It includes
comparisons to neighboring jurisdictions and King County to provide
additional context. The Landscape Assessment is also instrumental in
framing Tukwila's vision and goals as it engages the community in
developing the Strategy.
Organization of this Report
The remainder of this report is organized as follows:
• Executive Summary provides a high-level overview of the Landscape
Assessment analysis, findings, and implications.
• Findings and Implications summarizes the key takeaways and their
implications from the analysis conducted in the Landscape Assessment.
• Current Planning and Policy Context summarizes the current
economic development and other related local, county, and regional plans.
• Socioeconomic Analysis highlights historic and projected demographic
and economic trends, analysis of current jobs and employment, and an
assessment of conditions and trends of Tukwila's resident workforce.
• Economic Indicators includes total and industry -specific employment,
cost of living, and industry and firm dynamics.
• Workforce Indicators include occupational characteristics and
capacities.
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FINDINGS AND IMPLICATIONS
Findings
Current Planning and Policy Context
• Existing plans and strategies for economic development continue to have
relevance for economic conditions and needs in Tukwila. This includes an
emphasis on "A Diverse and Regionally Competitive Economy (a goal in
the Strategic Plan)," a distinct focus on preparing for the retail market of
the future, cultivating success among small and diverse entrepreneurs,
and ensuring commercial and industrial areas are positioned for business
retention and expansion opportunities.
Socioeconomic Analysis
Demographic Characteristics
• Tukwila has grown at an inconsistent rate in the last 10 years, adding
only 400 people in the first half of the last decade and over 2,000 people
from 2015-2020
• Since 2010, Tukwila has had a declining share of people under 20, the
senior population (over 65) has increased, and millennials remain the
most prevalent age group.
• Tukwila's population is becoming more racially and ethnically diverse and
no racial group constitutes a majority.
• Over half of Tukwila's population are foreign born residents and over half
speak a language other than English at home.
• A large share of Tukwila's population has limited English proficiency and
many households report speaking English less than "very well."
Household and Housing Characteristics
• Larger households (over three -persons) account for 43% of total
households in Tukwila.
• Tukwila' households with children have declined alongside singles, while
those with seniors have grown.
• Tukwila continues to have a very large share of renters (61%) relative to
its comparison cities and King County (ranging from 41% to 51%).
• The 2020 median household income in Tukwila ($66,131) was
significantly lower than King County ($99,158) and most of its
comparison cities, and over one third of Tukwila's households earn less
than $40,000 per year.
• Close to half of Tukwila's renters are either cost -burdened or severely
cost -burdened (49%) while the County has a lower share.
• Over one third of surveyed households in the Seattle MSA indicated they
could face possible eviction or foreclosure in the next two months, which
may have an outsized impact on Tukwila due to the large share of both
renters and cost -burdened renters present in the city.
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Economic Indicators
Employment
• Tukwila could add more than 20,000 jobs by 2050 if it maintains its share
of regional employment, but a decline at the same rate as 2015 to 2020
would result in 9,000 fewer jobs by 2050.
• The largest share of Tukwila's jobs is in Services (35%), Manufacturing
(18%), and Retail (15%) industries.
• Tukwila has a lower share of jobs in the Services sector and a higher
share in Manufacturing and Retail relative to King County.
Cost of Living
• While the rise in median incomes have largely kept pace with increasing
rents, homeownership is becoming more unattainable, and rents remain
high for those on a limited income.
Industries and Firms
• Tukwila's highest growth industries are Construction followed by FIRE,
Health, and Information; Retail and Manufacturing continue to hold a
high number of jobs, but Retail growth is slower, and Manufacturing has
had job losses since 2010.
• Tukwila has consistently had higher taxable retail sales than its
comparison cities, it faced significant declines from 2019 to 2020, and it
has not fully recovered to pre -pandemic levels.
• The largest share of retail sales in Tukwila are in the Clothing and
Clothing Accessories ($226 million), which faced steep declines in 2020
and has not yet fully recovered.
• Around 87% of Tukwila's businesses have less than 25 employees and an
average firm size of 15 employees.
• Almost half of the businesses in Tukwila rely on less than 10,000 square
feet and over one third use less than 5,000 square feet of commercial
space.
• Median wages are lower in Tukwila than King County across all
industries, but the higher wage industries are Government, Servies, and
Construction.
Workforce Indicators
Occupational Characteristics
• Tukwila faces lower education levels relative to King County and
comparison cities with one-fifth of the population 25 years old and older
without High School education (20%) and less than one quarter (22%)
with a bachelor's degree or above.
• Tukwila residents work in a wide range of industry sectors, and the
largest share are employed in Government, and Health and Education
(21%).
Labor -Shed and Commute -Shed
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• Tukwila has over four times the number of jobs as residents despite the
addition of over _,000 housing units since 2010.
• Of the jobs in Tukwila, only 2% are filled by workers who live in Tukwila.
The largest share of workers filling job in Tukwila live in Seattle (_%)
and _% live in other cities immediately adjacent to Tukwila.
• A large share of Tukwila residents who are in the workforce commutes to
Seattle (37.5%) and adjacent cities (22.7%) for work, while 8% remain in
the city for work.
Implications
The city's economic development planning aligns with stated economic
development goals and focus areas at the regional and county level, but there
are opportunities for Tukwila to better align its economic development
strategies with more recent economic recovery frameworks and initiatives.
This may include better highlighting the regional significance of and
activating investment in Tukwila, advancing strategies for an inclusive
economy and resiliency for workers and community, highlighting investments
that link businesses' economic contributions to community benefits, and
establishing more detailed strategies specific to the needs of both emerging
and legacy industries.
Tukwila's Economic Development Strategy will need to focus on securing
inclusive and equitable economic outcomes. City residents will face more
challenges and systemic barriers based in racial inequities than other parts
of King County due to higher levels of economic insecurity and racial and
ethnic diversity. Tukwila's economic future is also intimately tied with the
regional economy due to a significant dependence on adjacent jurisdictions
for its labor pool and employment opportunities for the city's residents. The
Strategy will also need to outline opportunities to address Tukwila's
imbalance in jobs -to -housing units as this may indicate the city will struggle
to provide the level of transportation investment needed for in -commuting
workers and may have a limited supply of housing that can impact
affordability. Finally, the Strategy will need to identify opportunities for
businesses of all sizes, with particular attention to opportunities to scale up
given the large share of Tukwila businesses with few employees operating
out of commercial space with limited square footage.
CURRENT PLANNING AND POLICY CONTEXT
While this Economic Development Strategy is Tukwila's first official
economic strategy, there is a long history of addressing economic issues as
part of local planning and policy development. This section summarizes
existing and ongoing planning efforts related to economic development,
organized from regional and county -wide policies to increasingly local
planning activity.
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Forward Together: An Economic Recovery Framework
for Greater Seattle
Recovery Planning and investment conducted by Greater Seattle Partner's in
2021 resulted in a set of goals and strategies that focus on realigning
economic and workforce development programs to create a more broad,
inclusive economy and promoting sustainable economic growth to address
resiliency needs alongside a sustained focus on economic competitiveness,
regionwide investment, and a focus on post -pandemic opportunities for both
traditional and emerging industries.
Relevant strategies that can inform Tukwila's Strategy include:
• Inclusive Economy strategies tied to BIPOC, immigrant communities,
and women can help in elevating stories related to entrepreneurs and
new businesses, workforce development system improvements for
better hiring, business ownership and executive leadership, expanded
assistance for government contracting, and strengthening the
collective capacity to dismantle institutional racism.
• Investment strategies cover identifying and addressing inequities and
infrastructure gaps, investments in displaced and unemployed
workers, and connecting graduates to employment in the regional
economy.
• Competitiveness strategies in the framework additionally address the
need to better build a global reputation and competitiveness; promote
a start-up economy and entrepreneurial spirit; prepare effectively for
business expansion; and link businesses economic contributions to
community benefits.
• Industry -focused strategies speak to leveraging the region's strong
technology foundation alongside traditionally strong industry clusters
that include aerospace, maritime, military, and health care.
• Resiliency strategies address reinforcing regional efforts to address
housing affordability, transportation and mobility needs for
businesses and workers, and relief programs to address poverty.
Puget Sound Regional Council - Regional Economic
Strategy and Vision 2050
The most recent version of the Regional Economic Strategy uses a dual
approach to economic development. First, it aims to address the near-term
challenges of the COVID-19 pandemic faced by the region's workers and
businesses. Second, it identifies ways to continue to advance the long-term
success of the region's economy. The Regional Economic Strategy provides a
frame for Tukwila's economic development planning with relevant policy and
programmatic focus areas and target industries:
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Expanding Economic Opportunity
• Equity focus throughout economic development efforts
• Expand region's childcare ecosystem
• Expand support for small and medium sized businesses and
businesses owned by marginalized communities
• Advance economic development with small cities and rural
communities
• Encourage economic growth across all parts of the region
• Provide adequate support for pre -K through 12 education systems that
serve all students
• Coordinate and expand programs in higher education and training to
address workforce gaps and advance economic opportunity for all
• Embrace, celebrate, and promote the diversity of the region's people
Global Competitiveness
• Strengthen the region's regulatory and industry competitiveness
framework
• Build resiliency into the region's export -focused industries
• Sustain and evolve the conditions necessary for innovation
• Strengthen and coordinate recruitment, retention, and investment
efforts
• Support and promote international trade and tourism
• Preserve, protect, and support ports, industrial lands, military
installations, and maritime sites
• Build up and sustain ports and other infrastructure to support trade,
logistics, and freight mobility
• Sustain and grow commercial air travel connections domestically and
globally
Quality of Life
• Focus new growth in urban areas, regional centers, and cities
• Ensure a diversity of housing stock that is affordable and connected to
jobs
• Improve the region's transportation system
• Preserve, enhance and improve the region's environmentally critical
lands
• Ensure the region is a healthy place to live, work, and play for all
residents
• Protect the global environment
• Build resiliency into, and increase access to, the region's arts, culture,
and tourism industries
New and Expanded Focus Areas
• Equity — Forward Together Framework and Regional Equity Strategy
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• Health — Address health inequities, respond to COVID-19 impacts.
• Broadband — Leverage federal funding opportunities and growth
broadband capacity.
• Housing — PSRC Regional Housing Strategy
• Workforce - Develop strategies and analysis around the region's
workforce development systems to strengthen economic recovery,
support equity, build resiliency, and develop the region's talent
pipeline. Expand childcare capacity.
• Local Planning — Technical Assistance to jurisdictions on economic
development elements, tracking job distribution, work from home
impacts, and women in the workforce.
• Regional Competitiveness — Update Industrial Lands Analysis,
examine tax increment financing best practices, provide technical
assistance to local jurisdictions in applying for federal recovery
funding, and support new industry growth opportunities (Commerce's
ICAP)
• Business Recovery
• Industry Resilience
Key Regional Export Industries and 2022 Focus
• Aerospace & Aviation — Washington Space Economy Report and
Commercial Aviation Coordinating Commission, expand production of
sustainable aviation fuels.
• Information and Communication Technology — Analyze impact of
expertise in artificial intelligence, cloud computing, and cybersecurity
• Maritime
• Military and Defense
• Life Sciences and Global Health
• Clean Technology
• Tourism, Arts & Culture — Accelerate recovery of arts and culture
institutions, marketing efforts related to recovery and new trade.
• Transportation and Logistics
• Business Services
King County Comprehensive Plan -Economic
Development (Chapter 10)
In its commitment to foster a prosperous, diverse and sustainable economy,
the County recognizes that it must support actions and programs to promote
the success of both businesses and the workforce.
The foundation for a vibrant and sustainable economy starts with providing
livable communities and a high quality of life; a favorable business climate
with consistent and predictable regulations, an educated and trained
workforce, adequate public infrastructure, land supply, research and
advancing technology, affordable housing, available capital, recreational and
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cultural opportunities, a healthy natural environment and greater equity and
opportunity for all.
Policies focus on long-term commitment to a prosperous, diverse, and
sustainable economy by promoting public programs and actions that create
the foundation for a successful economy. A successful economy is one in
which the private, nonprofit, and public sectors can thrive and create jobs
compatible with the environment and community and land use expectations.
A successful and diverse economy contributes to a strong and stable tax base
and a high quality of life for all residents. The County recognizes businesses
and the workforce as customers of an economic development system and
supports actions and programs that promote the strength and health of both
groups.
2015 City of Tukwila Comprehensive Plan Economic
Development Element
In 2015 the City adopted the current Comprehensive Plan and it includes a
chapter on economic development. That chapter states that "the City of
Tukwila is committed to the economic well-being of its residents, property
owners, and businesses because an adequate tax base is necessary to help
achieve the City's vision for the future. The most obvious role is for the City
to provide adequate services and infrastructure to complement the retail,
manufacturing uses, offices, and residences that are located in the City. The
City's plans, programs, policies, taxes, and service levels can encourage
economic activity."
City of Tukwila Strategic Plan
In 2012, Tukwila created a Strategic Plan, and one of the five goals and
objectives was "A Diverse and Regionally Competitive Economy." The
Strategic Plan was updated and amended in 2018. That Plan states that "The
City's economic development efforts will continue to be multipronged,
addressing three aspects of the City's economy:
• Protecting the City's role as a strong regional retail center and
preparing for the retail market of the future.
• Supporting the retention and expansion of the City's commercial and
industrial businesses.
• Cultivating the success of the City's entrepreneurs and small
businesses, including businesses owned by refugees, immigrants, and
non-native English speakers."
A prominent goal in the Strategic Plan calls for "A Solid Foundation for All
Tukwila Residents," and serves as an indicator for commitments to equitable
access to opportunity.
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Equity Policy
In 2017, Tukwila passed resolution 1921 to establish the City of Tukwila
Equity Policy and affirm its commitment to being an inclusive community
that provides equal access to all City services. The Equity Policy defines
equity has "eliminating systemic barriers and providing fair access to
programs, services and opportunities to achieve social, civic and economic
justice within the City of Tukwila". Relevant policy goals speak to
commitments to workforce diversity and related recruitment and hiring
commitments; intentional and inclusive outreach; equitable delivery of city
services; commitments to equity in decision-making; and equity strategies as
a core value for long-term plans and focus for local capacity -building through
an Equity Policy Implementation Committee.
Economic commitments center around support for workforce diversity;
inequitable access to opportunities and services; and ensuring all residents,
visitors and employees have the opportunity to reach their full potential. The
City highlights how it benefits from different perspectives and cultures
among its residents and the variety of businesses owned by immigrants and
refugees in the community.
SELECTED COMPARISON JURISDICTIONS
CAI, together with City of Tukwila staff, identified a set of six jurisdictions
as a comparative set of communities to provide context in evaluating
demographic, economic and workforce conditions in the City of Tukwila. After
considering a wider set of jurisdictions, four neighboring cities of Tukwila
were selected given their shared position in the region and similar external
factors in the economy that impact their communities. The comparison cities
evaluated for comparative purposes are Burien, Des Moines, Renton, and
SeaTac. King County and the Seattle Metropolitan Statistical Area or
Greater Seattle Area were also included to indicate trends and conditions
facing the region that may impact Tukwila.
SOCIOECONOMIC ANALYSIS
To establish an economic strategy that best supports Tukwila's goals for
inclusive economic development, it is essential to understand growth trends,
demographics, and other socioeconomic conditions that shape the city's
conditions to leverage the current market and respond to economic needs.
Demographic Characteristics
Analyzing population growth helps identify how much growth Tukwila has been
experiencing and how much growth is expected in the future, which influences
employment patterns and growth needs.
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Total Population
Tukwila has grown at an inconsistent rate in the last
10 years, adding only 400 people in the first half of the
last decade and over 2,000 people from 2015-2020
Tukwila's had a modest increase of 400 people from 2010 to 2015 and a more
significant increase of 2,000 people in the five years leading up to 2020
(Error! Reference source not found.). The Washington State Office of
Financial Management (OFM) forecasts growth rates for each County,
providing a low, medium, and high growth scenario. Tukwila would add
another 2,000 people by 2030 and reach a population of 26,300 by 2040 if it
maintains its share of county growth under OFM's medium growth forecast
scenario. This corresponds to a 1.3% average annual growth rate from 2010
to 2020 and a slowing growth rate through 2040. The highest growth scenario
using Tukwila's 2015-2020 five-year growth rate would add 12,000 people by
2040 and the lowest -growth scenario applying the lowest five-year growth
rate from 2010-2015 would result in an additional 750 people. Exhibit 1.
Historic and Population Growth Scenarios, Tukwila, 2010 — 2040
35,000
33.000
31.000
29,000
27.000
25.000
23.000
21.000
19,000
17.000
15,000
fHistC.'IC:
1
HIGH
2015-2020
CAGR
1
21,798
19,100 19,500
r
de
ago
moo
easy
26,300
KC Trend
— LOW:
2015-2020
CAGR
2010 2015 2020 2025 2030 2035 2040
Source: Office of Financial Management, 2018; CAI, 2022.
Tukwila's historic population growth is similar to adjacent SeaTac and Des
Moines, while Renton grew more rapidly. Burien also faced variable rates of
growth. Exhibit 2 estimates the potential growth of comparison jurisdictions
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using Office of Financial Management County growth rates and each city's
current share of King County's population.
Exhibit 2. Historic and Projected Population, Tukwila and Comparison
Jurisdictions, 2010 — 2040
140,000
120,000
100,000
80,000
60,000
40,000
20,000
0
Fr
Renion
Burien
❑es�`•ones
Sea Tac
Tukwila
19,100 19,500
21,800 23,000 24,200 25,300 26.300
2010 2015 2020 2025 2030 2035 2040
Source: Office of Financial Management, 2018; CAI, 2022.
Population by Age
Understanding the distribution of residents' ages can shed light on shifting
demographics that impact the labor pool for area industries and specific
demands for housing and community amenities.
Tukwila has had a declining share of people under 20,
the senior population (over 65) has increased, and
millennials remain the most prevalent age group
Exhibit 3 indicates that Tukwila has had an aging population over the last
ten years. Close to one third of Tukwila's population was under 20 -year-olds
and people over 65 -years made up an 8% share in 2010. In 2020 this shifted
to under one quarter share for those under 20 -years and 12% share for those
over 65 -years. Although Tukwila's population had a large share of under 20 -
year -olds, the level of decline in under 20 -year-olds is not shared by
comparison jurisdictions and the county.
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14-11.311
23%
18%
Exhibit 3. Age of Residents, Tukwila and Comparison Jurisdictions, 2010 and 2020
2010
C
U 2020
2010
2 2020
`6',g
m 2010
2020
Under 20
45 to 65 Over 65
22%
39%
31%
38"
24%
41%'
23%
37%
24%
36%
23%
33%
28%
16%
23%
37%
c 2010 25% 42%
o
c
rz 2020 23% 40%
25%
12%
u
0 2010 39%
I -
(i; 2020 25% 41%
26%
10%
0%
20%
23%
12%
40% 60%
Source: American Community Survey, 2010, 2020; CAI, 2022.
80%
100%
Population by Race, Immigration Status, and Language Spoken
Understanding the racial and ethnic diversity of city residents helps inform
the need for supporting diverse workers and businesses such as addressing
cultural or language needs and tailored business and workforce training or
support services.
Tukwila's population is becoming more racially and
ethnically diverse and no racial group constitutes a
majority
Exhibit 4 indicates that Tukwila is more racially diverse than King County.
It had a larger share of non-white population than King County in 2010 and
the share of non-white population continued to increase at a similar rate. The
non-white share increased from 62% in 2010 to 72% in 2020 for Tukwila. The
County had a smaller non-white share of 35% in 2010, and now has a 46%
share.
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Exhibit 4. Population by Race, Tukwila and King County, 2010 and 2020
0
Y
2020
2020
White
Asian
Hispanic or
Latino
Black or African
American
Two or More
Races
Native Hawaiian
and Other
Pacific Islander
American Indian
and Alaska
Native
Other Race
White
Asian
Black or African
American
Two or More
Races
Native Hawaiian
and Other
Pacific Islander
American Indian
and Alaska
Native
Other Race
Source: American Community Survey, 2010, 2016-2020; CAI, 2022.
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Over half of Tukwila's population are foreign born
residents and over half speak a language other than
English at home
Tukwila's population has a larger share of naturalized citizens (22%) and
people that are not a citizen (19%) relative to both King County and most
comparison jurisdictions (Exhibit 5). SeaTac is the only jurisdiction other
than Tukwila that has an immigrant and refugee population that exceeds one
third of the total population.
Exhibit 5. Population by Immigration Status, Tukwila and Comparison
Jurisdictions 2020
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
13%
11%
76%
14%
75%
King County Burien
12%
15%
72%
17%
62%
19%
58%
Renton SeaTac Tukwila
Source: American Community Survey, 2016-2020; CAI, 2022.
Not a
Citizen
Naturalized
Citiiert
Citizen
Exhibit 6 also speaks to Tukwila's heightened level of cultural diversity
relative to comparison cities and the county. Less than half of the population
speak only English at home and SeaTac is the only city with a larger share of
the population that speaks languages other than English, Asian & Pacific
Islander, Spanish, and Indo-European.
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Exhibit 6. Percent of Population by Language Spoken at Home, 2020
1000
90%
80%
70%
60%
50%
40%
30%
0
1O%
3%
12%
770
7%
72%
King County Burien Des Moines Renton
SeaTac
Source: American Community Survey, 2016-2020; CAI, 2022.
1970
48%
Tukwila
Other
Asian &
Pacific
Islander
European
Spanish
Speak
Only
English
A large share of Tukwila's population has limited
English proficiency and many households report
speaking English less than "very well"
In addition to the high share of immigrant and non-English speakers,
Tukwila has more Limited English-speaking households than comparison
cities and the County as a whole and only SeaTac has a larger share of
population that speaks English less than "Very Well" (Exhibit 7). Nearly
30% of all Tukwila households speak limited English, compared to 11% of all
King County households.
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Exhibit 7. Population and Households by English Proficiency, Tukwila and
Comparison Jurisdictions, 2020
12%
11%
Limited English Speaking Households
Population Speaking English Less Than "Very Well"
18%
9%
18%
9%
24%
14%
Tukwila King County Burien Rentor, \eaTac
Source: American Community Survey, 2016-2020; CAI, 2022.
Household and Housing Characteristics
The characteristics and demographics of households may indicate varying
wage and occupational needs and certain types, sizes, and styles of housing.
Household Size and Type
Larger households (over three persons) account for 43%
of total households in Tukwila
Tukwila has a higher share of households with four -or -more people (27%)
than almost all comparison cities and King County as a whole (Exhibit 8).
All comparison jurisdictions saw an increase in household sizes since 2010.
Of these, SeaTac has the same share of households with three -or -more people
and more growth of larger households since 2010.
TUKWILA EDS
DISCUSSION DRAFT PAGE 16
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
71
Exhibit 8. Household Size, Tukwila, Comparison Jurisdictions, 2010 and 2020
100%
9096
80%
70%
60%
5095
40%
30%
20%
10%
0%
20%
15%
33%
32%
21%
15%
34%
30%
30%
30%
I
30%
2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020
King County Buri en Des Moines Renton SeaTac Tukwila
Source: American Community Survey, 2010, 2016-2020; CAI, 2022.
Four -or -more
person
household
Three-person
household
Two -person
household
One -Person
household
Tukwila households with children have declined
alongside singles, while those with seniors have grown
Over the last ten years, Tukwila's share of households with children declined
from 35% in 2010 to 30% in 2020 (Exhibit 9). The share of households with
seniors increased from 12% in 2010 to 17% in 2020. A smaller share of
households now lives alone and there are fewer households with a disability.
Housing, employment and other support needs vary across these household
types.
Exhibit 9. Change in Household Type Distribution, Tukwila, 2010 and 2020
Household Type 2010 Share 2020 Share
With children 2,483 35% 2,168 30%
With a senior 858 12% 1,233 17%
Persons with disability 2158* 110 1,816 9%
Living Alone 2,305 33% 2,085 29%
Total Households 7,095 7,302
*ACS 5 -year 2012 estimate for Population with a Disability
Source: American Community Survey, 2010, 2012, 2016-2020; CAI, 2022.
TUKWILA EDS
DISCUSSION DRAFT PAGE 17
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
72
Tukwila continues to have a very large share of renters
(61 %) relative to comparison cities and King County
(ranging from 41 % to 51 %)
Tukwila has a much larger share of renters than both comparison cities and
King County as a whole (Exhibit 10). Over 60% of the housing in Tukwila is
renter -occupied, while the county has a 44% share of renters and adjacent
SeaTac has a 51% share.
Exhibit 10. Housing by Tenure, Tukwila and Comparison Jurisdictions, 2020
100%
900 L .1 Renter
Occupied
56%
53%
59%
5370
49%
3970
King County Burien Des Moines Renton SeaTac Tukwila
Source: American Community Survey, 2016-2020; CAI, 2022.
Owner
Occupied
Exhibit 11 indicates that Tukwila's share of renters has increased at a
higher rate than King County as a whole over the last ten years. Renters
made up over half (56%) of the housing in 2010 and this has increased to
close to two thirds (61%) in 2020.
TUKWILA EDS
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LANDSCAPE ASSESSMENT DECEMBER 23, 2022
73
Exhibit 11. Housing by Tenure, Tukwila and King County, 2010 and 2020
90%
80%
70%
60%
50`".
40%
30%
20
10%
0%
60%
56%
2010 2020
King County
56%
44%
2010
39%
2020
Source: American Community Survey, 2010, 2016-2020; CAI, 2022.
Renter
Occupied
Owner
Occupied
Household Incomes and Expenses
The 2020 median household income in Tukwila
($66,131) was significantly lower than King County
($99,158) and most comparison cities, and over one
third of Tukwila's households earn less than $40,000
The 2020 median household income in Tukwila ($66,131) was significantly
lower than King County ($99,158) and most comparison cities (Exhibit 12).
SeaTac is the only comparison jurisdiction with a lower median household
income ($63,053). Tukwila has the lowest share of high-income earners (27%
earn over $100,000 and only 8% of the population earns over $150,000). Over
one third of Tukwila and SeaTac households earn under $40,000.
TUKWILA EDS
DISCUSSION DRAFT PAGE 19
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
74
Exhibit 12. Median Household Income, Tukwila and Comparison
Jurisdictions, 2020
100%
Median 90%
Over
$200,000 80%
5150-200.000
$100-150,000 70%
$75-$100.000
550-575,000 60%
525-$50,000
Under 50%
$25,000
40%
30%
20%
10%
0%
10%
10°-,-
19%
0%
19%
579,824
14%
20%
15%
12%
El
EA $120,000
$100,000
$80.000
560, 000
$4a000
520, 000
$63,053 $66,131
19% 22%
24%
23%
King Burien Des Renton SeaTac Tukwila
County
Source: ACS, 2020; CAI, 2022.
Moines
$-
Almost half of Tukwila's renters are either cost -
burdened or severely cost -burdened (49%) while the
County has a lower share (41 %)
Exhibit 13 summarizes the share of owners and renters that are cost -
burdened or severely cost -burdened. Tukwila has a similar share of renters
spending over 30% of their income on housing (50%) relative to many of
comparison cities. However, this is a much larger share than the share of
renters across King County (41%). Across all jurisdictions, owners are less
likely to be cost burdened. About one-quarter (26%) of Tukwila's owner -
occupied households are cost burdened, which is comparable relative to
comparison cities. King County as a whole has a slightly lower share of cost
burdened owners than the selected comparison jurisdictions (23%).
TUKWILA EDS
DISCUSSION DRAFT PAGE 20
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
75
Exhibit 13. Share of Cost Burdened Owners and Renters, Tukwila and
Comparison Jurisdictions, 2015-2019
50%
40%
30%
20%
1 O%
0%
60%
40%
30%
20%
10%
26%
11%
15%
Tukwila
26 o
10%
16%
50%
23%
26%
Tukwiic
25
9%
16%
27%
10%
17%
Burien Des Moines Renton
Renters
51% 51%
28%
30%
43%
21%
23%
Cost Burden
5everel_yCost Burden
Tota! Cost Burden
26%
10%
16%
23%
9%a
14%
SeaTac King County
49%
21%
29%
41%
19%
22%
Des Moines Renton SeaTac King County
Source: HUD CHAS, 2015-2019; CAI, 2022.
Over one-third of surveyed households in the Seattle
MSA indicated they could face possible eviction or
foreclosure in the next two months
The most recent ACS Household Pulse Survey of households in Washington
State and the Seattle Metropolitan Statistical Area sought to identify an
estimate of households facing possible eviction or foreclosure as well as
challenges keeping up with rent and mortgage payments and energy bills.
Although this information was not collected at the city level, it can inform
how Tukwila addresses policies related to housing insecurity. As of April -
May 2022, one third of those surveyed in the Seattle MSA indicated they
could face possible eviction or foreclosure in the next two months, 13% may
be unable to pay their energy bills, and 4% are not current and face low
confidence in their ability to pay rent or mortgage payments in the next
month (Exhibit 14).
TUKWILA EDS
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LANDSCAPE ASSESSMENT DECEMBER 23, 2022
76
Exhibit 14. Housing and Bill Payment Insecurity Perception, US, WA State,
Seattle MSA, April -May 2022
Seattle
MSA
WA State
USA
15%
21%
36%
34%
6%
38%
Unable to Pay
Energy Bill
(Last 12 Months)
Possible Eviction
or Foreclosure
(Next 2 Months)
Not Current on
Rent/Mortgage &
Low Confidence
in Payment
(Next Month)
CFA 10% 20% 30% 40% 50%
Source: ACS Household Pulse Survey, 2022; CAI, 2022.
ECONOMIC INDICATORS
Economic indicators include total and industry -specific employment, cost of
living, and industry dynamics. Building an understanding of these economic
indicators can help frame how the City of Tukwila will approach business
attraction and other economic development activities.
Employment
Tukwila could add more than 20,000 jobs by 2050 if it
maintains its share of regional employment, but a
decline at the same rate as 2015 to 2020 would result in
9,000 fewer jobs by 2050
As of 2020, there were an estimated 45,180 jobs located in Tukwila. If the
City maintains its share of future employment growth in the region, Tukwila
will add 20,000 people by 2050 (Exhibit 15). Employment in Tukwila
declined at a similar rate as comparison cities from 2000 to 2010. It grew at a
slower rate than comparison cities from 2010-2015 and there was another
decline in jobs from 2015 to 2020.
TUKWILA EDS
DISCUSSION DRAFT PAGE 22
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
77
120000
100000
80000
60000
Exhibit 15. Historical and Forecast Employment (Regional Trend),
Tukwila and Comparison Jurisdictions, 2000 - 2040
ado
40000 48,500 51406 _
43,100 45�0-
20000
mm
65,100
58,2Q0.-
NEM 41.M.
Renton
Tukwila
Seaiae
Burien
Des Moines
0
2000 2005 2010 2015 2020 2025 2030 2035 2040 2045 2050
Source: PSRC 2021; CAI, 2022.
Exhibit 16 contains growth scenarios for employment in Tukwila. While
Tukwila experienced moderate job growth from 2010 to 2015, employment
levels declined by an average annual rate of -0.8% from 2015 to 2020. If the
trend from the last five years is extended out to 2050, the city would lose over
9,000 jobs. If it maintains its share of the region's employment, Tukwila will
have 65,000 jobs by 2050, adding close to 20,000 jobs. If the City can advance
job growth at the rate it held from 2010 to 2015 (1.7% average annual
growth), it could add as many as 30,000 jobs by 2050.
TUKWILA EDS
DISCUSSION DRAFT PAGE 23
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
78
Exhibit 16. Historical and Forecast Employment Growth Scenarios, Tukwila
2000 - 2040
85.000
75.000
65.000
55.000
45,O13b 48,60
35.000
25.000
15.000
43,100
rojected
do
doo
6
doo
0
45,200
HIGH
2010-2015
CAGR
65,100
PS Trend
LOW:
2015-2020
CAGR
2000 2005 2010 2015 2020 2025 2033 2035 2040 2045 2050
Source: PSRC 2021; CAI, 2022.
The largest share of Tukwila's jobs is in Services (35%),
Manufacturing (18%), and Retail (15%) industries
Exhibit 17 summarizes the share of jobs associated with major employment
sectors in Tukwila. As of 2020, the Services industry represented over one
third of Tukwila's employment and its share of the economy has grown
significantly over the last 20 years. Manufacturing currently makes up close
to one fifth of Tukwila's employment (18%), but it represents a much lower
share of the city jobs than it did in 2000 (28%). Retail jobs have maintained a
relatively consistent share of the employment (ranging from 14-17% since
2000). Warehouse, Transportation, and Utilities (WTU) job share has ranged
from 16% in 2000 to 11% in 2020. The job share is lower for FIRE,
Construction and Resource, Government, and Education.
TUKWILA EDS
DISCUSSION DRAFT PAGE 24
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
79
Exhibit 17. Employment by Sector, Tukwila, 2000-2020
100%
90%
80%
70% -
60%
50%
40% —
30% —
20%
10%
0%
13%
16%
28%
26%
2000
17%
26%
2005
Source: PSRC 2021; CAI, 2022.
17
7%.
4% 5%
14%
15%
32%
2010
34%
2015
Laucation
Government
Consf. &
Resource
ill
18%
35%
2020
WTU
— Retail
Manufacturing
Services
Tukwila has a lower share of jobs in the Services sector
and a higher share in Manufacturing and Retail
relative to King County
Exhibit 18 contains a comparison of job share by industry among Tukwila's
comparison cities and King County. King County has a larger share of jobs in
the Services sector (50%) and fewer jobs in manufacturing (7%) and WTU
(8%). Burien also has a larger share of Services jobs (52%) as well as Retail
jobs (20%). Renton resembles Tukwila's job share, but it has a slightly larger
share in Services (37%) and a much larger share in Manufacturing (23%).
Over half of the jobs in SeaTac are in Warehouse, Transportation, and
Utilities (54%), likely impacted given the proximity of SeaTac International
Airport.
TUKWILA EDS
DISCUSSION DRAFT PAGE 25
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
80
Exhibit 18. Employment by Sector, Tukwila and Comparison Jurisdictions,
2021
100%
90%
80%
70%
60%
50%
40%
30%
20%
1O%
0%
8%
5%
King County 8urien
Source: PSRC 2021; CAI, 2022.
Cost of Living
Renton
18%
32%
Seajar Tuk4vila
Education
Government
Const. &
Resource
FIRE
WTU
Manufacturing
Services
While the rise in median incomes have largely kept
pace with increasing rents, homeownership is
becoming more unattainable, and rents remain high
for those on a limited income
Exhibit 19 highlights the gap between incomes and rents and housing costs
in Tukwila from 2012 to 2022. The median home value increased from
$163,000 in late 2012 to $599,000 in late 2021, a 267% increase. Median
annual rent went from $11,600 to $18,200, a 57% increase. During this same
period, median incomes went from $43,300 to $71,688, an increase of 66%.
Median incomes have largely kept pace with rising rents, but house prices
increased more rapidly, and homeownership is becoming increasingly
unattainable. Additionally, the rise in rents is likely to have a higher impact
in Tukwila due to the high share of households earning less than $40,000
(Exhibit 11).
TUKWILA EDS
DISCUSSION DRAFT PAGE 26
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
81
Exhibit 19. Housing Costs and Income Change, Tukwila, 2012 to 2022
$700.000
$600,000
$500,000
$400.000
$300.000
5163,000
$200,000
$100.000
$43, 3
Median Home Value
Median Annual Income
Median Annual Rent
$673.000
5599,000.
5423.000
5355.000
571,688
18.180
,...571428
CN
cv
Source: Redfin, 2022; ACS, 2010-2021; CAI, 2022.
N - CV
o � c
Industries and Firms
Tukwila's highest growth industries are Construction
followed by FIRE, Health, and Information; Retail and
Manufacturing continue to have many jobs, but Retail
growth is slower, and Manufacturing has had job
losses since 2010
Exhibit 20 charts the size and growth rate of different industries in Tukwila
since 2010. The fastest growing industry with a significant number of jobs is
Construction followed by Finance, Insurance, and Real Estate (FIRE),
Health, and Professional Services. Information and Education industries
have a limited number of jobs, but they are growing at a similar rate to FIRE
and Health. Retail has maintained a reasonable growth rate and continues to
have many jobs. Manufacturing continues to hold a high number of the jobs,
but it has been in decline alongside Administrative Services and Other
industries with smaller jobs numbers. Food and Entertainment,
Warehousing, Transportation, and Utilities (WTU), Wholesale Trade, and
Government also have had job losses since 2010.
TUKWILA EDS
DISCUSSION DRAFT PAGE 27
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
82
Exhibit 20. Industry Size and Annual Growth Rate, Tukwila, 2010-2021
HrJi-luci Crow/i) i' ure, 2u1(..) -2u2 !
6%
5%
4%
3%
2%
1%
0%
-1%
-2%
-3%
-4%
-5%
0,000 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000
Number of Jobs, 202
Information
• Professional
Education Services
FIRE
________
d
n
Adces
r
Manufacturing
Source: PSRC, 2010-2021; CAI, 2022.
Tukwila has consistently had higher taxable retail
sales than comparison cities, it faced significant
declines from 2019 to 2020, and it has not fully
recovered to pre pandemic levels
Exhibit 21 indicates the annual taxable retail sales among Tukwila,
comparison cities, and unincorporated King County. In 2005, Tukwila had
$1.9 billion in taxable retail sales and increased to just under $2.2 billion
prior to the 2008 recession. After a low of $1.63 billion in 2010, sales slowly
increased through to 2015, leveled off through 2017, and again increased to a
high of almost $2.3 billion in 2019. The economic impacts from the COVID-19
pandemic led to a decline in retail sales at a low of $1.9 billion in 2020. As of
2021 Tukwila's taxable retail sales were $2.2 billion, representing a rapid
recovery to just under pre -pandemic levels. Except for Renton, Tukwila has
consistently had taxable retail sales above comparison cities. It has faced
more sharp increases and decreases relative to the slow, steady growth in
Burien and Des Moines. Retail sales trends are like Renton, but Renton had
more significant growth post -2009 recession and increased more significantly
post -pandemic. Recent sales trends are like adjacent SeaTac.
TUKWILA EDS
DISCUSSION DRAFT PAGE 28
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
83
Exhibit 21. Total Taxable Retail Sales, Tukwila & Comparison Cities, 2005-
2021
Renton
Unincorporated King County
Tukwila
Burien
Des Moines
'�� ��� �% v�� patio � � 1,°' 19* 1, 'Pc') -o,": 'P73
. - _I, -,6*
Source: Department of Revenue, 2022; CAI, 2022.
$4,000.000.000
$3.500,000.000
$3.000.000,C0o
$2.500.000.o00
$2.000,000.000
$1.500,000.000
$1.000.o00,000
$500.000.ox0
The largest share of retail sales in Tukwila are in the
Clothing and Clothing Accessories ($226 million),
which faced steep declines in 2020 and has not yet fully
recovered.
Exhibit 22 charts the retail sales across different consumer categories for
the City of Tukwila. The largest share of retail sales is Clothing and Clothing
Accessories ($226 million) followed by General Merchandise ($224 million),
Miscellaneous Store Retailers ($170 million), Electronics and Appliances
($145 million), and Building Material and Garden Equipment ($127 million).
There are also significant sales in Furniture & Home Furnishings ($77
million), Motor Vehicle and Parts Dealers ($74 million), and Sporting Goods,
Hobby, Books ($69 million). Food and Beverage ($40 million), Health and
Personal Care ($34 million) also have significant sales in Tukwila, while
Non -store Retailers that include E -Commerce ($25 million) and Gas Stations
($14 million) have the smallest share of Tukwila's retail sales.
Tukwila's retail sales declined significantly in connection with the start of
the COVID-19 pandemic in 2020. The most significant decline in sales
occurred in Clothing and Clothing Accessories (-$96 million), Motor Vehicle &
Parts Dealers (-$60 million), and General Merchandise (-$40 million) and
these categories have not yet fully recovered. Remaining recovery in retail
TUKWILA EDS
DISCUSSION DRAFT PAGE 29
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
84
sales is most significant for Motor Vehicle and Parts Dealers and General
Merchandise, while Clothing and Clothing Accessories has had closer to a full
recovery. There were no losses in Building Material and Garden Equipment,
Non -store Retailers, and Gasoline Stations and the losses in all other
categories recovered to pre -pandemic sales levels in 2021.
Exhibit 22. Retail Sales per Category, Tukwila, 2005-2021
Gasoline Stations
Non -Store Retailers
Health & Personal Care
Food & Beverage
Sporting Goods, Hobby,
Books
Motor Vehicle & Parts
Dealers
Furniture & Home
Furnishings
Building Materials &
Garden Equipment
Electronics & Appliance
Misc. Store Retailers
General Merchandise
Clothing & Clothing
Accessories
$1,400,000,000
$1,200,000,000
$1.000,000,000
$800,000,000
$600,000,000
$400,000,000
$200,000.000
so
Source: Department of Revenue, 2022; CAI, 2022. Total value of retail sales by consumer
categories in Exhibit 22 varies from the total taxable retail sales in Exhibit 21 since this data
source only summarizes a subset for stores in Retail Trade (NAICS 44-45).
Around 87% of Tukwila's businesses have less than 25
employees and an average firm size of 15 employees.
Exhibit 23 summarizes the share of firms by number of employees. Around
87% of Tukwila's firms have less than 25 employees and an average firm size
of 15 employees. There are very few establishments with over 500 employees
and firms with over 100 employees only make up a little over 2% of
businesses in the city.
TUKWILA EDS
DISCUSSION DRAFT PAGE 30
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
85
Exhibit 23. Firm Numbers and Size, Tukwila and County, 2021
a
3
D
1-
43%
(1,019
Firms)
0.i% (3 Firms)
(5 is)
10%
(234 Firms
Source: Esri/DataAxle (2021), ACS
44%
(1,034
Firms)
Under 5 Employees
5 to 24 Employees
25 to 99 Employees
100 to 499 Employees
Over 500 Employees
Almost half of the businesses in Tukwila rely on less
than 10,000 square feet and over one third use less than
5,000 square feet of commercial space.
Exhibit 24 summarizes the share of firms by square footage of commercial
space in Tukwila. Over one third of businesses use less than 5,000 square
feet (37%) and almost half use less than 10,000 square feet (48%). A little
over one quarter use 10,000 to 100,000 square feet (28%) and only 5% of
businesses use over 100,000 square feet.
TUKWILA EDS
DISCUSSION DRAFT PAGE 31
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
86
Exhibit 24. Share of Firms by Square Footage, Tukwila, 2021
1—
Source: Esri/DataAxle (2021), ACS
Under 1,500 SF
1,500 to 2,500 SF
2,500 to 5,000 SF
5,000 to 10,000 SF
10.000 to 20.000 SF
20,000 to 40,000 SF
40,000 to 100,000 SF
Over 100,000 SF
No Data
Median wages are lower in Tukwila than King County
across all industries, but the higher wage industries
for Tukwila are Government, Servies, and Construction
Tukwila's high wage industries are in Government ($63,750) and Services
($56,719) and its low wage industries are in Retail ($31,488), Hospitality
($33,238), and Resources ($36,250) (Exhibit 25). Average wages range
around $45,000 to $50,000 for the remaining industries. Median wages are
less than King County across all industries, and the difference in wage levels
between the City and County is most prominent in Retail, Manufacturing,
FIRE, Services, and Retail.
TUKWILA EDS
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LANDSCAPE ASSESSMENT DECEMBER 23, 2022
87
Exhibit 25. Average Median Wage by Industry, Tukwila and King County,
2020
GoVt
Constr.
Manufact.
FIRE
WTU
Services
Retail
Health Care
Educatio n
Hospitality
Resources
$52,576
546,786
$50,104
$48,478
563,750
$66,628
IIIIIIIIIII� 563,971
556.719
582,431
$80,212
$31.488
$48,953
$49,695
$33.238
$41.968
536,250
541,088
50 52a.0o0 $40.000
Source: ACS, 2020; CAI, 2022.
WORKFORCE INDICATORS
IIIIIIII� 566.925
560,814
562.375
56a.00a
Tukwila
King County
$80,000
Workforce indicators include occupational characteristics and capacities. This
section focuses on job numbers and industries of workers who live in
Tukwila. A portion of these jobs employ workers that live and work in the
city, but data in this section will also refer to jobs across the region and state
held by Tukwila residents.
Occupational Characteristics
Tukwila's residents have limited education levels
relative to King County and comparison cities with one
fifth without High School education (20%) and less
than one quarter (22%) with a bachelor's degree or
above
One fifth (20%) of Tukwila's population over 18 -years -old have less than a
High School education, while the share in King County is 8% and Tukwila's
comparison cities also have a lower share than the City (Exhibit 26). Similar
to all comparison cities other than Renton, around one quarter of Tukwila's
TUKWILA EDS
DISCUSSION DRAFT PAGE 33
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
88
population has a High School education or above (26%), close to one third
have Some College (31%), around one sixth have a Bachelor's Degree (16%),
and only a small share have a Graduate or Professional Degree (6%). Close to
half of King County has a Bachelor's or above, while this is 22% for Tukwila
and ranges from 21% to 34% among comparison cities.
Exhibit 26. Educational Attainment, Tukwila and Comparison
Jurisdictions, 2020
7%
18%
30%
26%
19%
7%
170
34%
28%
14%
31%
26%
20%
Burien DesMoines Renton SeaTac Tukwila
Source: ACS, 2020; CAI, 2022.
Graduate or
Prof. Degree
Bachelor
Degree
Some College
-- or Associate
Degree
High School
Less than High
School
The most recent ACS Household Pulse Survey of households in Washington
State and the Seattle Metropolitan Statistical Area sought to identify an
estimate of people that have cancelled their pursuit of post -secondary
education due to the COVID-19 pandemic. Although this information was not
collected at the city level, it may inform how Tukwila addresses policies
related to access to higher education and job training. In August 2020, over
80% of those surveyed indicated that they cancelled their pursuit of post-
secondary education (Exhibit 27). This has since dropped to 75%, but it
represents a significant realignment of future education goals in the region.
TUKWILA EDS
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LANDSCAPE ASSESSMENT DECEMBER 23, 2022
89
Exhibit 27. Cancelled Pursuit of Post -Secondary Education, USA, WA State,
Seattle MSA, August 2020 and March 2021
WA State
PS Region
1
75%
84%
60%
6 5%
70%
75%
80%
March, 2021
�.ugust, 2020
85% 9096
Source: ACS Household Pulse Survey, August 2020 and March 2021; CAI, 2022.
Tukwila residents work in a wide range of industry
sectors, and the largest share are employed in
Government, Health and Education (21 %)
Exhibit 28 indicates that Tukwila residents are employed by a wide range of
industry sectors rather than a set of one or two dominant industries. The
largest share work in Government, Health, and Education (21%); Arts,
Recreation, and Hospitality (16%); Professional, IT. and Other Services
(15%); and Retail (13%). The smallest share of residents is employed in FIRE
(4%), Resource and Construction (7%), as well as an equal share between
Manufacturing (10%) and WTU (10%).
TUKWILA EDS
DISCUSSION DRAFT PAGE 35
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
90
100%
90%
80%
7095
so9s
40%
30%
20%
1030
056
Exhibit 28. Resident Job Share by Industry, Tukwila and Comparison
Cities, 2020
22%
17%
King County Burien Des Moines Renton SeaTac Tukwila
Source: ACS, 2020; CAI, 2022.
Laborshed and Commuteshed
FIRE
Resource & Const.
Manufacturing
WIU
Retail
Prof., IT, & Other
Services
Arts, Rec.,
Hospitality
Govt., Health, &
Education
Tukwila has over four times the number of jobs to
residents despite the addition of units since 2010
Exhibit 29 provides a clear indication that Tukwila has a heightened level of
employment relative to housing (4.7 jobs -to -housing ratio) compared to both
King County (1.4) and comparison cities that have jobs -to -housing ratios
ranging from 0.5 in Des Moines to 2.7 in SeaTac. This is despite housing
units added to the city over the last 21 years.
TUKWILA EDS
DISCUSSION DRAFT PAGE 36
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
91
6.0
5.0
4.0
3.0
2.0
1.0
0.0
Exhibit 29. Jobs -to -Housing Units Ratio, Tukwila and Comparison
Jurisdictions, 2010 & 2021
5.6
4:7
1
1.3 1.4
0.7
T , ,wi{a King County F,
0.6
0.5
1.4
1
2010
2021
2.7
SeaTac
Source: PSRC, 2010 and 2021 (jobs); OFM, 2010 and 2021 (housing units); CAI, 2022.
The largest share of workers in Tukwila jobs reside in,
and commute from, Seattle, while only 2% of workers in
Tukwila jobs also live in Tukwila. About 17% of
workers commute from cities immediately adjacent to
Tukwila.
Error! Reference source not found.30 maps out where those that work in
Tukwila live. A very small portion of Tukwila's workforce is drawn from
residents within the city (1.9%) and the largest share of its workers commute
from Seattle (12.6%). Around 17% commute in from adjacent cities, including
Kent (7.3%), Renton (5.6%), and a limited share from Burien (2.5%) and
SeaTac (1.9%). Around 14% commute in from areas that are a further
distance from Tukwila, including Tacoma (4.2%), Federal Way (4.1%),
Auburn (3.6%), and Bellevue (2.4%).
TUKWILA EDS
DISCUSSION DRAFT PAGE 37
LANDSCAPE ASSESSMENT DECEMBER 23, 2022
92
Exhibit 30. Location of Residence Among Tukwila Workers, 2019
I
,vlanchr.
State
Bainbridge
darn
Seattle
12.6%
Kingsgate
kland
Mercer
rI SL
Redmond
1
Bellevue
2.4%
White
Duvall
Union Hill
Sammamish
Newcastle
SE Sedgwick Rd
ougar
Mountain Issaquah
Squak
Mountain
enton
ds
Vashon
Park
Olalla
s Moine
Kent
7.3%
SE 240th St
Gig Har'
ale
Federal
Auburn /
3.6%,
Tacoma
,acoom
du-
Universityt3
Place
'vliftan
J
ngtton
Grand
Ridge
Maple Valley
West TIge
Mountain
M
Hobart
Ravensdale
Black Diamond
Green Riv
Gorge Sta
Park
Conservat
Area
`''`pr Where Tukwila Workers Live
Pct of Workers
Fewer
Fife Edgewood
I akownnrl
Waller
Puyallup
.7•umner
0
3 j
Source: U.S. Census LEHD, 2019; CAI, 2022.
Lake
Tapps
Bonney Lake
I 1
I I
IMI
- Greater
Ki n g_Co unty_Pri ma ry_Roads
0 2 4 Miles
w
TUKWILA EDS
LANDSCAPE ASSESSMENT
DISCUSSION DRAFT
PAGE 38
DECEMBER 23, 2022
93
A large share of Tukwila residents commutes to Seattle
(37.5%) and adjacent cities (22.7%) for work, while 8%
remain in the city for work
Error! Reference source not found.31 maps out where those that live in
Tukwila and work. Around 8% of Tukwila's residents work within the city,
while over one third commute to Seattle (37.5%). Just under one quarter
commute to adjacent cities for work (22.7%), including Renton (6.9%), SeaTac
(6.7%), Kent (6.6%), as well as Bellevue (6.6%). A limited share of workers
commutes to adjacent Burien (2.5%) and more distant areas such as Auburn
(2.2%), Tacoma (1.8%), and Redmond (1.5%)
TUKWILA EDS
LANDSCAPE ASSESSMENT
94
DISCUSSION DRAFT PAGE 39
DECEMBER 23, 2022
Exhibit 31. Location of Work Among Tukwila Residents, 2019
rd
Al
Bainbridge
z ''Ian,'
T
Manche.
State'
Kingsgate
Duvall
Union HIO
Seattle
37.5%
Bellevue
6.6b
Mercer ;,
SE Sedgwick Rd
SE 240th St
ale
.acoom
University,
Place
I aknwnnd
Tacoma
1.8%
s
ce
Adelaide
Federal Wav
ast
Fife
Waller
J
,
Auburn
2.2%
Milton
Edgewood
Ly
Ave E
Puyallup
Issaquah
Squak
Mountain
Mapk Valley
C7
Grand
Ridge
West TIge
Mountain
M
Hobart
Ravensdale
Black Diamond
Green Riv
Gorge Sta
Park
Conservat
Area
Where Tukwila Residents Work
umner
Lake
Topes
Bonney Lake
Pct of Commuters
▪ Fewer
I
—
▪ Greater
0 2 4 Miles
.I
Source: U.S. Census LEHD, 2019; CAI, 2022.
TUKWILA EDS
LANDSCAPE ASSESSMENT
DISCUSSION DRAFT
PAGE 40
DECEMBER 23, 2022
95
96
►tiq
z City of Tukwila
y
2
s
Office of Economic Development
Input on the Economic Development Strategy
Online Survey Results — DRAFT
The City's online survey for the Economic Development Strategy included ten questions on opinions
and additional questions on demographics. At that time there were 53 respondents. The survey was
available in ten languages. Respondents wrote their answers and the City's consultant summarized
the comments into the following categories. Following are the survey results for the ten opinion
questions as of December 2022.
1. How could we improve Tukwila to better support our businesses
and workers?
Other
23%
Reduced Taxes &
Regulations
12%
Reduce Crime
18%
Small / Ethnic Business
Support
15%
• Reduce Crime
• Supportive Services
• Other
More (Affordable)
Housing
9%
Better Access & Transit
Options
10%
Supportive Services
6%
Improve Public Image
7%
• More (Affordable) Housing • Better Access & Transit Options
• Improve Public Image • Small / Ethnic Business Support
• Reduced Taxes & Regulations
97
INFORMATIONAL MEMO
Page 2
2. How could we improve Tukwila to attract new businesses,
workers, and/or job opportunities?
More Events &
Destinations
18%
Cleanup & Urban Design
18%
Other
16%
More (Affordable)
Housing
10%
re Parking for
Businesses
0
■ More Events & Destinations
Reduced Tax &
Regulation
■ Reduce Crime 7%
Reduce Crim
16%
Better Wages / Jobs
12%
■ Better Wages / Jobs
• Reduced Tax & Regulation • More Parking for Businesses • More (Affordable) Housing
• Cleanup & Urban Design • Other
3. What types of businesses would you like to see more of in
Tukwila?
Shelters / Support
Medical / t Services
Welln 8% Small / Cultural / Ethnic
4%Businesses
Community Spac i 24%
/ Theatre
13%
Grocery Stores
15%
Other Retail & Services
15%
Manuracturing &
Distribution
3%
Restaurants / Cafes
18%
■ Small / Cultural / Ethnic Businesses • Manuracturing & Distribution • Restaurants / Cafes
• Other Retail & Services • Grocery Stores
• Medical / Health & Wellness • Shelters / Support Services
98
■ Community Space / Arts / Theatre
INFORMATIONAL MEMO
Page 3
4. What types of businesses would you like to see less of in
Tukwila?
Other / None
35%
Large Format / St41111
rip
Retail
10%
Fast Food /
Convenience Stores
28%
Manufacturing /
Distribution
Short Term Rentals /
Parking
3%
Chain Stores
12%
Casinos / Gambling
5%
• ■ FasVIbood / Convenience Stores . Short Term Rentals / Parking
• Chain Stores • Casinos / Gambling • Manufacturing / Distribution
• Large Format / Strip Retail • Other / None
5. What are the strengths of Tukwila's business economy? What
specific opportunities should the City pursue?
Other/ None
34%
Location & Airport
16%
Mall / Experiential Retail
15%
Sports
'7 p/
Industrial Sector
7%
Sounder / Mass Transit
Multiculturalism /
Diversity
21%
• Location & Airport • Mall / Experiential Retail • Sports
5%
• Industrial Sector • Sounder / Mass Transit • Multiculturalism / Diversity
• Other / None
99
INFORMATIONAL MEMO
Page 4
6. What are the weaknesses of Tukwila's business economy? What
specific challenges might be holding the City's economy back?
Other / None
36%
Crime / Homelessness /
Drug Use
25%
---..11111111111111111111111117,
iLow Wages / High Cost
of Livingo
ack of Housing
V 3%
Auto Reliance
Support for Immigrants
/ Minorities
8% xes / Permitting /
Regulation
Blight
5%
9%
• Crime / Homelessness / Drug Use •wtoyiwages / High Cost of Living • Lack of Housing
• Auto Reliance • Blight
• Support for Immigrants / Minorities • Other / None
• Taxes / Permitting / Regulation
7. What are your ideas for increasing Tukwila's tax
revenue?
Tax Larger
Businesses More
12%
Other/ None
33%
Grow Small
Businesses
7% is Safety More Housing
3% More Businesses 9%
11%
• Tax Larger Businesses More • Cut Taxes / Reduce Spending • More Housing
• More Businesses • Public Safety • Grow Small Businesses
• Other / None
Cut Taxes / Reduce
Spending
25%
100
INFORMATIONAL MEMO
Page 5
8. What kind of jobs would you like to see more of in Tukwila?
What are the barriers keeping peualigaperss/these jobs?
Tech Jobs
14%
Startups
9%
Healthcare
7%
Higher -Paying / Higher
Skill
199%
Other
41%
• Small Business / Startups
• Cultural / Arts Sector
• Tech Jobs
■ Healthcare
■ Food Business Jobs
Cultural / Arts Sector
5%
Food Business Jobs
5%
■ Higher -Paying / Higher Skill
■ Other
9. What are the greatest needs in terms of skills development,
education, or job training for Tukwila's workers?
Technology / STEM
11%
Trades /
Apprenticeships
9%
Language Training
13%
Other/ None
46%
■ Technology / STEM
• Business Skills
Business Skills
Adult Learning 1 11%
6%
Soft (People) Skills
4%
• Trades / Apprenticeships • Language Training
• Adult Learning
• Soft (People) Skills
• Better Educational Access • Other / None
101
INFORMATIONAL MEMO
Page 6
10. What are Tukwila workers' greatest challenges, issues, or
needs? (For example, income, housing, childcare, or
transportation.)
Transit / Transportation
14%
Other/ None
20%
Higher Wages
17%
Better Public Safety
7%
■ Higher Wages
■ Parking
■ Child Care
102
Parking Homeless Shelters /
7% Services
■ Need More AffordabV&d-lousing
■ Better Public Safety
■ Other / None
Need More Affordable
Housing
28%
Homeless Shelters / Services
■ Transit /Transportation
►tiq
z City of Tukwila
y
2
a
Office of Economic Development
Input on the Economic Development Strategy
Paper Survey Results — DRAFT
The City's paper survey for the Economic Development Strategy asked "what would you like to see
more of in Tukwila?" and provided space for people to put stickers and comments into their top two
categories. Economic Development staff conducted the survey at the Tukwila Village farmers market
on October 5, 2022 and October 12, 2022. The survey was available in five languages. We received
24 responses. Respondents wrote their answers and the City staff summarized the comments into the
following categories. Following are the survey results:
Survey Results
Tukwila Village Farmers Market
Number of Surveys by Language
English Spanish Somali Vietnamese Other Total
10/5/2022 23 1 0 0 0 24
10/12/2022 22 1 0 0 1 24
Stickers
Categories 10/5/2022 10/12/2022 Total
Businesses 9 7 16
Jobs 10 6 16
Education & Training 13 14 27
Housing 12 9 21
Other 7 11 18
Notes:
(1) The survey sheet had the above 5 categories for "what would you like to see more of in Tukwila?"
(2) We gave each person two stickers and asked them to place them on their two highest priorities.
(3) We asked them to write their suggestions and comments in any categories.
(4) If they marked or commented in a category, it would be counted it as a sticker.
(5) We gave free water, candy, kids toys, emergency supplies
(6) The market offered free dinner and music on 10/12/22.
(7) A number of youth submitted surveys to get the free items.
Comments
(1) More restaurants
More
(2) colleges
(3) Sustainable gardening & food storage
103
INFORMATIONAL MEMO
Page 2
(4) Better cooperation between Section 8, DSHS, and various management
(5) Any jobs which can help people
(6) Education & Training - good; no discrimination
(7) No more housing!!!
(8) Jobs - Engineering like Amazon
(9) Education & Training - job skills and training
(10) We have many low income people in community if there is more job opportunities so these
people will be more independent
(11) People be more educated
(12) Businesses that want to help clean up Tukwila
(13) Jobs to help clean up Tukwila together it works
(14) Education & Training - to better know what's going on and how we can help every with cleaning
(15) There is too much homelessness and we are suffering because of all the stealing
(16) I want to see more BIPOC businesses
(17) I want to see less homeless people in the street
(18) Teen center
(19) Jobs for kids
(20) Volunteer opportunities for kids and teenagers
(21) Offer training courses for becoming an entrepreneur with access for low rates loans to start up
(22) Develop more sizable malls
(23) More apartments
(24) Businesses - More community/diverse/market/food. Local lead and small business
(25) Community lead education about land we are on and about our community members
(26) Businesses - Food
104
INFORMATIONAL MEMO
Page 3
(27) Housing - For seniors
(28) Kids to do
(29) More training on Internet
(30) Senior center training on Internet
(31) Stop crime esp drug abuse
(32) Apprenticeships program (abroad diploma to US credentials)
(33) Law + order
(34) Jobs - For different ages especially for the senior
(35) Develop more housing with more amenities
(36) After school wellness & health programs
(37) Housing - affordability please
(38) Housing - affordability
(39) Jobs - technology, grocery
(40) Education & Training - environment of students
(41) For businesses they should do more food businesses or smoothie shops
(42) Jobs - programs or coaching
(43) Workforce housing
(44) Communal farming & living
(45) Education & training - computer
(46) Community outreach kids, elders
(47) Jobs - More take your kids to work day
(48) Libraries
(49) More mix of residential and ?. Missing middle concerns.
(50) More college classes and ESL like Highline college.
105
INFORMATIONAL MEMO
Page 4
(51) More affordable housing (Samara rents have increased. Now a 2 bedroom is $1,500)
(52) Safety and security
(53) On the job training.
(54) Financial education.
(55) On the job training instead of written test certifications. E.g. for home care worker.
(56) Safety
(57) RV parking restrictions
(58) Walkability
(59) More parks
More
(60) schools
(61) Kids community to play and share their culture
(62) Green jobs - We have water ways in the city.
(63) I've imagined a skill development center in the area like Airport University.
(64) Rent prices are very high.
(65) Gas prices high but wages aren't rising.
(66) Security. I'm a SHAG resident and we are very concerned.
More
(67) schools
(68) More restaurants
(69) Ice cream truck
(70) After school education
(71) More houses
(72) More jobs in construction
(73) Housing for low income seniors
(74) Schools to teach self defense
106
INFORMATIONAL MEMO
Page 5
(75) I think we need more active businesses in Tukwila like malls & building company
(76) With educatoin and training we can find good jobs that we want
(77) Try making the area safer
(78) Doctors offices
(79) Educational programs for children
(80) Exercise classes
(81) Cooking classes
(82) Small business
(83) Take care of adults (likely seniors) (swahili)
107
108
►tiq
z City of Tukwila
y
2
s
Office of Economic Development
Input on the Economic Development Strategy
Arts Commission Listening Session 11/30/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
Comments from group:
1. Dinner theater
2. Artist lofts and creative space
3. Black box theater
4. Pub with live music
5. Food truck court, particularly on TIB
6. Crime is a concern
109
110
City of Tukwila
Office of Economic Development
Input on the Economic Development Strategy
Community Oriented Policing Advisory Board (COPCAB) Listening Session 10/13/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
Comments from group:
1. Things that make it family friendly, activities
2. Social service agencies (more services to be provided locally)
3. Boys and girls club or something similar near 144' and TIB
4. Recreation resources for youth in the apartments
5. Tutoring center for academic support for kids
6. More mom & pop restaurants
7. Open access soccer fields for kids
8. Open access basketball courts for kids
9. Whole Foods grocery store
10. SeaTac and Tukwila managed animal control
11. Need to reduce crime
12. Businesses that generate net tax revenues
13. Auto dealerships for sale tax revenue
14. Add another casino
15. Sports betting?
16. No more pawn shops
17. Good pizza restaurant
18. Blaze pizza (Labraun James)
19. Brew pubs
►tiq
z City of Tukwila
y
2
s
Office of Economic Development
Input on the Economic Development Strategy
Equity and Social Justice Commission Listening Session 8/4/22
We would like a community engagement process that welcomes Tukwila's diverse community. This
includes residents, businesses, and property owners. Some possibilities are:
1. Website and online survey (optimized for mobile users)
2. City Hosted Opportunities
a. City Boards and Commissions
b. City groups (e.g., Teens for Tukwila)
c. City Facilities (Tukwila Community Center, Permit Counter, Spraypark, etc.)
d. Parks and Recreation events (e.g., "See You in the Park")
e. Direct door-to-door business visits
f. National Night Out
3. Community Meetings and Events
4. Community Gathering Places
a. Food Trucks (e.g. at Southgate Mobile Home Park)
b. Saar's Supersaver grocery store
c. Spice Bridge
d. Tukwila Library
e. Tukwila Village Farmers Market
5. Community Organizations
a. Access to Our Community
b. African Community Housing and Development
c. Chamber of Commerce
d. East African Community Services
e. Para Los Ninos
f. Partners in Employment
g. Refugee Women's Alliance (REWA)
h. Small Business Development Center at Highline College
i. Talitha Consults
j. Tukwila Metropolitan Park District Board
k. Tukwila School District (e.g., Foster High School classes)
We would appreciate the Committee's suggestions on these or other potential engagement
opportunities.
We would appreciate the Committee's input on the Economic Development Strategy:
1. What types of businesses would you like to see more of in Tukwila?
2. What types of businesses would you like to see less of in Tukwila?
3. What are the strengths of Tukwila's economy and businesses?
4. What are the weaknesses of Tukwila's economy and businesses?
5. What are the challenges facing Tukwila's businesses?
6. What are the opportunities facing Tukwila's businesses?
111
INFORMATIONAL MEMO
Page 2
7. What are your ideas to improve Tukwila's economy and tax revenue?
8. What are your ideas to improve the lives of Tukwila's working residents?
Comments from Commission:
1. Let us know how we can help
2. Who are we serving?
3. Translation
4. QR codes make it easier
5. Engage through multiple ways such as:
a. Sean Goode (Chose 180)
b. Tukwila School Board
c. Villa Communitaria
d. Rotary
e. Faith organizations
f. Foster Presbyterian Church has Ethiopean and Bhutanese congregations
g. St Thomas has spanish speaking congregation
h. Abu Bakr mosque, synagogue and temple
i. Vietnamese student association
j. Black student union
k. Connect with residents at apartment buildings
I. Could connect with parents at school pick-up and drop off sites
m. Foster High social studies teachers could assist
6. We need more training centers/job centers
112
rILA �.I,q�= sy z City of Tukwila
l90$
Office of Economic Development
Input on the Economic Development Strategy
Human Services Advisory Board Listening Session 10/25/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
Comments from group:
1. Streamlined, efficient permitting process to attract development
2. Affordable housing in Tukwila School District so students don't have to move out.
3. Shelter for teens and/or families, domestic violence victims
4. Services for mental health, behavioral health, incarceration transition, domestic violence, case
management
5. Teen health center in high school or at HealthPoint future wellness center on TIB
6. Mental health services in elementary schools
7. Translation services for immigrants and refugees
8. Higher wages for service providers like case workers
9. Workforce development office like WorkSource, PIE, etc. to connect people to livable wages
and apprenticeships.
10. Technical and community college extension
11. Facility for classes like night school, e.g. college courses
12. Safe and affordable spaces for small businesses
13. Grocery store like Safeway or Albertsons near Allentown or East Marginal Way at Boeing
Access Road
113
114
►tiq
z City of Tukwila
y
2
s
Office of Economic Development
Input on the Economic Development Strategy
Lodging Tax Advisory Committee Listening Session 8/12/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
9. What are the needs of people working in Tukwila?
Comments from group:
1. Strengths: retail and the mall; great location for business travelers
2. Need more attractions; City could issue RFP to bring an attraction
3. An example is Everett has Angel of the Winds
4. Another example Snohomish has sports complex
5. Need to build on public safety
6. Need more interesting food options
7. Could convert a big box into a large food hall (Samuel Adams hall in Boston)
►tiq
z City of Tukwila
y
2
a
Office of Economic Development
Input on the Economic Development Strategy
Parks Commission Listening Session 12/14/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
9. What are the needs of people working in Tukwila?
Comments from group:
1. Could portion of Starfire be used for large outdoor park since noise won't affect neighbors.
2. We need more grocery stores, like neighborhood markets, many people shop at Fred Meyer in
Burien
3. More interconnectedness between parks and trails in the city. For example, Bend, OR has an
Ales and Trails and promotes it.
4. Nice to see the new construction on Interurban such as Greenwood Heating. Nice to see
those types of jobs that offer fair wages, brings good services for residents, and improves the
appearance of the area.
5. Would like to see fewer casinos
6. We could build on having Tabor 100 since they're in Tukwila to attract businesses to locate
and grow here.
7. Would like to have more independent, small businesses.
8. "I don't want to come across as a Luddite NIMBY or anything like that. My educational
background is in Economics, and I want Tukwila to be a good, prosperous, diverse place to
live for all kinds of people and their life goals. My CONCERN is that "more is not always
better". I don't want construction and development and ever-increasing chase of more and
more population, more and more economic activity FOR ITS OWN SAKE. Sure, "growth" is
generally good...but growth also means everything is more costly. I want restrained,
controlled, focused growth. Not just one of everything; I don't see how that makes the lives of
our residents better."
9. We need to have an area of town that would function like a downtown and feel of a village
where people can park once and walk to multiple activities. Southcenter doesn't feel
pedestrian friendly. Could be multiple areas.
10. Want to keep the feel of a small town and personal connections as Tukwila grows.
11. Would like to have a driving range in the City.
12. Need to be able to adjust as the former Boeing Longacres area in Renton develops with all the
proposed housing and office.
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Office of Economic Development
Input on the Economic Development Strategy
Planning Commission Listening Session 7/28/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
a. Larger businesses, such as Prologist and Amazon bring a lot of people to Tukwila;
diverse shops; several restaurants with a diversity of great food; parks and recreational
areas; a wealth of present individuals whether they' re from Tukwila or not; a captive
audience close to the Tukwila businesses; and a lot of opportunities along International
Blvd.
b. The number of different types of businesses; you can probably find what you are
looking for in Tukwila; it' s an entertainment center; lots to do.
c. The opportunity to draw in more large businesses with 250 or more employees; with
the shift in hybrid work, if Tukwila is going to draw in large businesses it should be a
campus environment where employers and employees can drive in to work and have
walkability to trails and nearby businesses where they might enjoy going during their
lunch; small businesses to service larger businesses is key. Noted: Tukwila does a
good job now, but campus environments need to be closer to the businesses.
d. Tukwila is in a really good location, near 1- 5, 1- 405, airport, and the major city of
Seattle.
2. What are the weaknesses of the Tukwila economy?
a. Styles of development (one story businesses, lack of mixed use).
b. It is lacking points of interest, such as something like Green Lake; walkability.
c. Not enough public relations on the livability for families in Tukwila; a need to spruce up
the community and improve the parks and make them more family friendly; and make
the world more aware of the community.
3. Are there things changing in the world that might be challenges for Tukwila in the future, are
there things for Tukwila to start adapting to?
a. Find common ground between low income and high income such as safety,
affordability, and access.
4. Are there things happening in the regional economy that Tukwila might want to be part of in
the future?
a. Influx of electric vehicles, especially for transportation logistics at ProLogis.
5. What are some ideas to improve Tukwila' s economy and support the businesses?
a. Offering more experiences through events and activities is important.
b. Improve Tukwila' s negative reputation regarding the permitting process.
6. Is there a need to improve the work lives of Tukwila residents in the workforce?
a. Service businesses, such as grocery stores, dry cleaners, florists, and family
restaurants. Gathering places/ businesses in the Southcenter area.
b. Survey residents on where they go in their off hours to figure out what services and
activities people are going to outside their community and provide those services
locally to strengthen the community.
INFORMATIONAL MEMO
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c. A neighborhood feel within walking distance in the community, good paying jobs, and
affordable housing.
7. What type of businesses would you like to see more of in Tukwila?
a. Grocery stores, coffee shops; mixed use hotels or condos; businesses close to the
greenbelt.
8. What type of businesses would you like to see less of in Tukwila?
a. Casinos.
9. Other comments
a. Need to improve impression of Tukwila to outside world
b. Marketing the livability to attract familys
c. Promote and improve parks
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Input on the Economic Development Strategy
Tukwila Library Advisory Board Listening Session 10/4/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
Comments from group:
1. Bring healthcare into southcenter district, around mall
2. The hub just south of the commons mall at federal way and highline college and federal way.
Post secondary education. Adult education opportunities. Certificates, 2 year degrees,
3. Loves spice bridge, more, more co -working (like wework) for telecommunters, artist lofts and
housing, community theater, art galleries
4. Grocery stores
5. Keep up redevelopment on TIB
6. Breakfast spot
7. Brew pubs
8. Food truck rallies
9. Georgetown trailer park businesses
10. More events like the Ru Paul Drag Race show that was at Westfield mall
11. Series of concerts like small stages like at University Village
12. Grandparents with grandkids
13. Family friendly
14. More events like Juneteenth
15. More events like Bark in the Park
16. Free or economical events
17. Conference rooms for rent (e.g. for lawyers taking depositions)
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Black Student Union at Foster High School Listening Session 12/8/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
Comments from group (approximately 20 attendees):
1. Strengths
a. Light rail; buses
b. Culture — many different cultures
c. Tight knit community with generational connections
d. Like the school, feel safe, home away from home
e. Everyone is different and people are welcoming to everyone
f. Tukwila is chill
g. More programs and opportunities for everyone, for example library has program for
new immigrants
h. Students seem more welcoming that in other schools to new students, less clicky
2. Weaknesses
a. There is a lot of homeless people which shows there's need
b. Kind of boring
c. Some apartments small bad like drugs and alcohol
d. Bus stops have needles, trash, smell, broken glass, smell bad
e. Trash along Gilliam creek
f. Abandoned houses and buildings
g. Students have had to leave TSD because rents have gone up.
h. Need more resources for recent immigrants to connect with District to build trust
i. Old dilapidated, unsafe apartment buildings
j Need math programs for students with very low English
k. One apartment building has a lot of false fire alarms at night
I. Apartments poorly maintained
3. Want to See
a. Less homeless on street, people having shelter and housing
b. Volunteer program to clean up litter
c. Skating rink
d. Junior ROTC
e. More activities beyond the mall, especially to engage youth,
f. Teen center near foster high
g. Via App won't show TCC and the app won't pull up getting to light rail
h. Ice skating
i. More activities to do around the school
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INFORMATIONAL MEMO
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j. More funding to retain teachers, and hire more
k. More funding for school supplies. For example, Renton has funding
I. More grocery stores so it's easier for people to get to them
m. More support for local businesses (e.g. Mall of Africa in SeaTac)
n. Think about what would be moved or affected when building something new and how it
affects the communities
o. Selfie museum/selfie center (e.g for Instagram, tiktok) for free
p. More safety at parks, more parks
q. Activities for younger kids (is there little league football or other sports for kids)
r. More restaurants
s. More restaurants that are walkable to Foster and healthier food.
t. Grocery store like Amazon fresh
u. More diversity of food, healthier, and vegetarian or vegan
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Input on the Economic Development Strategy
SeaTac Tukwila Community Coalition
Community Leaders Listening Session 12/2/22
• This listening session took place on Friday, Dec. 2nd 6pm-7pm, over zoom, during STCC's
community leadership cohort training.
• Facilitators:
o Derek Speck, City of Tukwila
o Jill Kong, Global to Local
o AJ McClure, Global to Local
o Nasra Mohamed, Somali Health Board
o Rose Atumba, Congolese Integration Network
o Floribert Mubalama, Congolese Integration Network
o Francoise Milinganyo, Congolese Integration Network
o Dorcas Chishungu, Congolese Integration Network
• Attendees:
o Najma Abdi, SHB Cohort
o !man Omar, SHB Cohort
o Abdimaalik Mohamed, SHB Cohort
o Lona Medhane, SHB Cohort
o Kenneth Luundo, CIN Cohort
o Serge Kalala, CIN Cohort
o Zalema Kuedituka, CIN Cohort
o Nida Ntita, CIN Cohort
o Aristid Kanangila, CIN Cohort
• Questions to prompt discussion:
o How could we improve Tukwila's economy to better support our businesses, workers, and
residents?
o What types of businesses would you like to see more of in Tukwila?
o What types of jobs would you like to see more of in Tukwila? What are the barriers to
those jobs?
• Comments from group:
1. More fresh and cultural foods
2. More Congolese restaurants; food diversity builds connections
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INFORMATIONAL MEMO
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3. Training like internships, apprenticeships, certifications, especially for people who already
have skills and education but are not allowed to work while their US documentation is being
process.
4. How to create a sustainable funding mechanism to avoid displacement of small businesses.
5. Tukwila has a USCIS office, which is a strength.
6. Need more affordable housing; it's becoming less affordable for refugees and immigrants.
Need more 3 and 4 bedroom units.
7. Community center more accessible to people without cars and refugees and immigrants along
TIB.
8. Build a new college in Tukwila.
9. Build a new hospital in Tukwila.
10. Launch or bring a cultural festival to Tukwila to celebrate the diversity of Tukwila.
11. Help small businesses and entrepreneurs locate in Tukwila.
12. Help people learn how to become developers to develop the types of space they want.
13. Provide program to help small, under -served businesses learn how to market to government.
14. Less fast food
15. Less liquor and tobacco
16. Well detailed ESL course, apprenticeship programs, or even courses designed to help people
learn more about the process of running a business such as the paperwork invovled would be
great.
17. Funding for community organizations to have strong leadership.
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City of Tukwila
Office of Economic Development
Input on the Economic Development Strategy
SeaTac Tukwila Community Coalition MEMBERS Listening Session 12/1/22
• This listening session took place on Thursday, Dec. 1st 10am-11am, over zoom.
• Attendees:
o Jill Kong, Global to Local
o AJ McClure, Global to Local
o Rose Atumba, Congolese Integration Network
o Nasra Mohamed, Somali Health Board
o Mohamed Shidane, Somali Health Board
o Ngam Nguyen, Partner in Employment
• Questions to prompt discussion:
o What types of businesses would you like to see less of in Tukwila?
o What types of businesses would you like to see more of in Tukwila?
o What are the needs of people working in Tukwila?
• Comments from group:
1. Add survey in French
2. More cultural and healthy restaurants
3. Less fast food
4. Help small businesses stay in the city
5. How to welcome higher paying jobs without displacing people
6. More community clinics with providers from cultures in Tukwila
7. More programs for middle school, high school, and recent high school graduates for safe, healthy
activities, employment training, apprenticeship opportunities, especially for those who are in the
black refugee community.
8. Highlight Ukrainian language
9. Support for community members to lead healthier lives such as parks, teen and senior center,
positive experiences for people.
10. Make Tukwila Pond Park an attractive amenity for residents, businesses and visitors.
11. Affordable commercial space for all types of small businesses, especially BIPOC businesses.
12. Easier to navigate pathway for small businesses to open in Tukwila, using an equity lens, such as
workshops or how-to guides on permitting.
13. There are many refugees with business experience and skills and who would like to start small
businesses but can not afford to rent commercial space.
14. Hall space to rent for cultural events
15. Retail space with multiple small units, such as the Medina Mall at Tukwila Village.
16. Ensure the economic development strategy takes into account equity for underserved communities
and avoids displacement of residents and small businesses.
17. Ensure that revenue growth goals do not result in displacement of residents and businesses.
18. Consider including an equity section or chapter in the City's Economic Development Strategic Plan
and/or the Comprehensive Plan.
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Rotary Club Listening Session 11/10/22
Questions to prompt discussion:
1. What are the strengths of Tukwila's economy?
2. What are the weaknesses of Tukwila's economy?
3. What are the challenges facing Tukwila's businesses?
4. What are the opportunities facing Tukwila's businesses?
5. What are your ideas to improve Tukwila's economy and tax revenue?
6. What are your ideas to improve the lives of Tukwila's residents who are working?
7. What types of businesses would you like to see less of in Tukwila?
8. What types of businesses would you like to see more of in Tukwila?
Comments from group:
1. Tukwila South — "sleeping giant"
2. Ensure plenty of parks, including small parks
3. Protecting natural areas like along the river
4. More local coffee shops
5. More brew pubs
6. Is there a community gathering place? Neighborhoods should have local gathering places for
the neighborhood
7. Community center for kids in the TIB area, including meeting spaces, activity spaces
8. Youth center
9. Health care
10. More urgent care, especially on TIB
11. Need more affordable housing, including workforce housing
12. A full-service grocery store
REPORT ON
SMALL BUSINESS
SUPPORT a
WORKFORCE
DEVELOPMENT
PROGRAMS
i<>_1kFRICAN
COMMUNITY HOUSING & DEVELOPMENT
Report by:
Daniel Horst
Farmers Market & Food Access
Manager
For:
City of Tukwila Office of
Economic Development
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 H info@achdo.org H EIN: 83-1665288
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African Community Housing & Development (ACHD) is a community -
founded and -led organization that builds prosperity for the African
Diaspora immigrant and refugee community in King County. ACHD
operates via three core pillars: housing/social services, education, and
economic development.
Our Mission: To provide opportunities for African Diaspora immigrant
and refugee communities, families, and individuals in South King
County to attain health and housing stability, economic development,
high-quality education, and referrals to legal services.
Our Vision: An informed African immigrant and refugee community
that is engaged in the holistic development of their families,
communities, and environment.
ACHD launched our Small Business Support work in 2020, assisting
small business owners with PPP applications and other forms of
economic COVID relief. In 2021, ACHD conducted a Small Business
Needs Assessment, and launched our Delridge Farmers Market as an
economic development program in Southwest Seattle. Since then,
our Small Business Support work has grown rapidly, continually
expanding to meet community demand.
The African Diaspora immigrant and refugee community places a
high value on entrepreneurship. In 2017, almost nine percent of all
immigrants in Seattle were entrepreneurs (about 54,318 people),
making them about 36.8% more likely to be entrepreneurs than U.S.-
born citizens.'
In addition, ACHD runs a successful workforce development program,
launched in 2021, with the goal of connecting community members
with high -wage, rewarding careers. Much of the community is under-
employed with low-wage jobs that do not support the whole family's
needs; others generate income using the gig economy and face
similar issues.
1 "Immigrants and the economy in: Seattle Metro Area," New American Economy,
https://www.newamericaneconomy.orgicity/seattle/
African Community Housing & Development
16256 Military Rd 5, Suite 206, SeaTac WA 98188
206.257.1166 ll info@achdo.org EIN: 83-1665288
1
ACHD Small Business Technical Assistance Program
ACHD's Small Business Support Program is two -fold. ACHD's Farmers
Market and Food Access Manager Daniel has a background in small
scale farming, sales, and hospitality management. He focuses on
supporting BIPOC-owned food and farming businesses across King
County. Primary activities include webinars hosted in collaboration
with local farming incubator groups and other market organizations
including Viva Farms, New Roots IRC, and Rain or Shine Market,
focused on topics such as direct sales and marketing strategies, web
presence and digital marketing, tax planning, and more. Daniel
performs frequent outreach on open grants, non-traditional loans,
and business support programs to ensure the small business
community is informed of available funding and resources.
Businesses frequently request one-on-one coaching and support on
specific needs like permitting, grant writing support, and branding.
Abokor, ACHD's Small Business Support Manager, focuses on serving
the East African community, a tight -knit group with which he has
strong connections and relationships. Word of mouth travels fast in
this community, so many of his clients find out about services through
friends and colleagues and come to our offices in person for support.
Abokor's professional background is in transportation and logistics,
previously working as an owner -operator long haul trucker. He speaks
Somali and is able to provide robust support and interpretation
services to his clients from a range of industries. As Abokor began
leading the program in September when the Working Washington
Round 5 grant was released, his primary activities thus far have been
in supporting clients with this grant application and navigating the
complex federal system that now requires UEI numbers for grant
recipients. He has also provided support on other public and private
sector grant programs including the DCYF Early Childhood Equity
grant, Comcast RISE, and Heinz Restaurant grants, focused on
providing flexible funds for economic support and COVID recovery
dollars to BIPOC-owned businesses.
African Community Housing & Development is a member of the
Washington State Department of Commerce Small Business
Resiliency Network (SBRN).
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 11 info@achdo.org 11 El N: 83-1665288
2
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This program offers a network of technical assistance providers
available free of charge to small businesses across the state. In
particular, the network is focused on providing culturally and
linguistically relevant services, and the SBRN represents the diverse
array of global communities that live in our state. Members of the
network meet regularly to share strategies, resources, key learnings
and collaborative opportunities to ensure clients across the board are
holistically supported. Many organizations in the SBRN work together
on projects and offer complimentary resources to one another to
magnify and maximize impact.
Demographics
Since taking on the Small Business Technical Assistance program in
September, Abokor has assisted 14 clients in Tukwila and SeaTac
across several industries. 50 percent of these clients operate a sole
proprietorship business, 29 percent operate an LLC, 14 percent an S -
Corp, and 7 percent a C -Corp. The main industries represented by
these clients include transportation (i.e. trucking, taxi, and rideshare
services), childcare, and import/exports. Abokor has also worked with
clients in the mixed retail and hospitality/restaurant industries. All of
the clients served by Abokor are immigrants and refugees from East
Africa. 85 percent of these clients speak Somali as their primary
language, and 15 percent split between Amharic and English. About
86 percent of these businesses would all fall into the startup or
growth stage and about 14 percent would be considered in decline.
Businesses served by Abokor are about 65 percent male -owned and
35 percent female -owned.
Aden, ACHD's Chief Housing Specialist, has also worked closely with
43 entrepreneurs from the Mall of Africa in SeaTac. The businesses at
the mall are approximately 70 percent Somali- and 30 percent
Ethiopian -owned. Approximately 70 percent of these businesses are
women -owned and nearly all are sole proprietorships or single
member LLCs. The mall is a recent development project and has been
open for about 18 months. Almost every business owner at the mall is
struggling to pay rent, many owing 3-6 months of back rent. This
issue coupled with a lack of funds for and knowledge of advertising
and marketing campaigns has left many of these businesses with few
African Community Housing & Development
16256 Military Rd 5, Suite 206, SeaTac WA 98188
206.257.1166 II info@achdo.org II EIN: 83-1665288
3
customers and low sales. They are also struggling to find and keep
employees as most business owners cannot afford to pay more than
minimum wage. Business owners also state a need for web
development and hosting services, as even for those who have the
capacity to design and create a website, most cannot afford hosting
fees. Unfortunately, our rental assistance program has not extended
to commercial leases, and we do not have funds available for cash
assistance, so these entrepreneurs have not been able to receive
much financial support. Aden and ACHD's executive director Hamdi
have been working closely with local legislators from the county and
state level to advocate on behalf of these businesses, meeting with
lawmakers to strategize modes of support and potential options to
grant funds to these businesses to improve their economic resilience.
Daniel has performed outreach on open grants and loan programs to
about 15 restaurant and food -based businesses in the Tukwila and
SeaTac area. Many of the food -based businesses Daniel works with are
in Seattle, especially central and south Seattle. The farmers Daniel
serves are most often located in more rural areas and Agricultural
Production Districts like those in the Kent and Sammamish valleys.
The main clients who have received direct services and support in the
Tukwila/SeaTac area have been 9 chefs who own small catering and
market-based prepared food businesses, some of whom we also work
with through our Delridge Farmers Market program.100 percent of
these chefs are women of color from countries across the globe
including Senegal, Gambia, Congo, Cambodia, Vietnam, and Mexico.
All of these clients are recent immigrants and refugees, about 90% of
whom have been in business for less than 3 years. There is a diverse
array of primary languages spoken by these clients including Swahili,
Lingala, French, Khmer, and Spanish. Only about 11 percent speak
English as their primary language. These talented chefs provide a
wide array of culturally relevant food for their communities and are
often most in need of support to navigate the bureaucracy of food
business permitting (30 percent), grant writing support (25 percent),
web development and digital marketing (25 percent), and branding
(20 percent). Nearly all these chefs are also seeking more sales and
market opportunities, so there is a strong element of value chain
coordination in this work with regular outreach and matchmaking to
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 11 info@achdo.org 11 El N: 83-1665288
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other market organizations, events, and catering opportunities.
Because of Daniel's background in restaurants and hospitality, he
understands the importance of positive, consistent guest experiences,
working closely with chefs to identify ways of improving their
customer engagement, presenting their cuisine and services in a
manner that resonates with the average consumer.
In an effort to reduce barriers to our services, we gather a minimum of
demographic information from clients to ensure we can still capture
valuable insights while respecting the privacy and dignity of our
clients. ACHD staff are seen as trusted messengers to our diverse
community of African Diaspora individuals. Because of historic and
continued inequities and discrimination experienced by these
community members, there is often a well-founded, deep-seated
mistrust of government programs, traditional funders, and all the
forms and data gathering that comes along with these programs.
Because of this, many of the insights and key learnings from our
programs come in the form of conversation and anecdotes from
clients, most often captured as case notes that will be expanded upon
in the Client Needs section.
Client Needs
From the one-on-one client meetings, coaching sessions, and
relationship building efforts undertaken by Abokor and Daniel, a
variety of client needs have emerged from our small business
community, with a few key trends. Most often, clients are seeking
access to flexible funds that can be used for any number of business
activities. Especially given the COVID situation, many clients are
seeking funds to pay back rent, utilities, and other fixed expenses as
their businesses experienced reduced revenues due to COVID. This is
a unique challenge as a large proportion of our clients are of the
Muslim faith, and therefore are unable to accept loans with interest.
ACHD has been in conversation with several local credit unions and
CDFIs to explore the potential for a cash assistance or revolving loan
fund program that would allow entrepreneurs access to small and
microloans with no interest. Oftentimes, clients do not know where to
look for these financial resources and access to capital, and so there is
a mandatory element of outreach and education when informing
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 11 info@achdo.org 11 El N: 83-1665288
5
clients of capital opportunities.
As many of our clients have recently immigrated to the US, often with
limited English language skills, navigating the business licensing,
permitting, and finance landscape is a main challenge. Many websites
like the Department of Commerce and city government pages are
only available in English (and sometimes Spanish). Financial literacy is
a recurring need we have seen from a variety of business owners
across many industries, especially courses and instruction that can be
offered in the native language of clients - Somali, Amharic, Kiswahili,
and Arabic to name a few. Often clients do not have the financial
records, credit score, etc. required to be prepared for loan and grant
applications. Abokor's work on this program has been essential in
getting access to grant funds for non- or limited -English speaking
clients. While applications and forms are often available in languages
other than English, typically funders require narrative responses to be
recorded in English regardless, representing a barrier to many of our
clients.
Small business clients often have overlapping needs as well, such as
seeking home rental assistance, food assistance, legal support, and
other aid offered through ACHD programs. ACHD has had the
opportunity to provide financial assistance to thousands of clients
through our eviction prevention and rental assistance programs;
unfortunately, these funds have mostly dried up as COVID recovery
dollars dwindle, and often legacy clients are under the impression
that we have cash reserves to offer to anyone in need. Often clients
would not apply for any sort of government benefits, grants, etc.
without our introduction and guidance, due to the deep mistrust of
bureaucratic entities and programs. All of this speaks to a continued
need for funds to be allocated to trusted messengers and
organizations like ACHD who are embedded in and represent the
communities served.
African Community Housing & Development
16256 Military Rd 5, Suite 206, SeaTac WA 98188
206.257.1166 II info@achdo.org Il EIN: 83-1665288
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ACHD Workforce Development Program
Background
Through our Workforce Development program, African Community
Housing & Development has partnered with the Port of Seattle to
provide culturally and linguistically relevant coaching and education
to African Diaspora immigrants and refugees who are seeking to
begin lifelong careers in Port -related industries. These industries
include aviation, maritime, construction trades, and green energy.
ACHD's multi -faceted Workforce Development program provides
employment opportunities, paid training opportunities, mock
interview training, resume building sessions, job application
assistance and more. To ensure our clients are paid a livable wage and
compensated fairly for their work, ACHD will not pursue employment
opportunities for clients offering less than $20 an hour. Since starting
in the role at the beginning of September, Amal, ACHD's Workforce
Development Case Manager has successfully placed 11 clients in full-
time roles with the Port of Seattle, and offered support, training,
application assistance, and more to an additional 65 clients.
Demographics
Of 76 clients served over the past 3 months, 13 are residents of Tukwila
and 7 are SeaTac residents. Approximately 75 percent of the clients
served through our Workforce Development program are new to
America, having lived less than 3 years in country. These clients
represent a variety of cultures across North and East Africa, and the
Middle East. All clients served in this program have the ability to
obtain legal employment. Most commonly, clients' job history
includes entry level jobs in childcare, retail and customer service, as
well as skilled labor jobs in janitorial, transportation, and warehousing
industries. The vast majority of clients in the program are seeking full-
time employment and are open to work opportunities in a variety of
sectors.
Of all the clients served across Tukwila and SeaTac (20), 45% speak
English as a primary language, 30% Somali, 15% Dari, and 5% Amharic.
15% of these clients identify as homeless. The most common level of
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 11 info@achdo.org 11 El N: 83-1665288
7
education completed by clients was a high school degree (45%),
followed by some college (25%), vocational or technical school (10%),
no high school (10%). One client from the area had obtained a
bachelor's degree, and one a master's degree. 60% of the clients are
male and 40% female. The average age of clients seeking job
placement and related services is 32, and overall age range is 18 to 56
years old.
Client Needs
Through conversations and relationship building efforts, our
Workforce Development Manager Amal has had a chance to learn
about the recurring needs of her clients. Amal states the most
frequent needs she hears from clients are:
• access to more housing programs including rental assistance and
lower cost or subsidized options for permanent housing
• paid training and certification programs meant to eventually
obtain employment
• free English language learning classes
• assistance with transportation (bus passes, stipends, etc.)
Lastly, some clients in our Workforce Development program have
sought out legal assistance from our staff to expunge criminal records
that will increase their eligibility for a variety of positions.
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 11 info@achdo.org 11 El N: 83-1665288
8
133
134
Conclusion and Discussion
Through both our Small Business and Workforce Development
programs, we have identified several key trends in the community
ACHD serves that may be used to inform future programs designed
to increase economic prosperity for residents of the City of Tukwila.
First and foremost, projects designed to uplift underserved
communities like the African Diaspora immigrants and refugees
served at ACHD should be embedded in and administered by the
communities served. Our staff speaks 10+ languages, expertly
navigating and leveraging their existing networks effectively
disseminate information, resources, and opportunities to the
community. The cultural and linguistic capacity of our staff allows
ACHD to be seen as trusted messengers in the African Diaspora
community, forming strong, lasting bonds with clients served.
Cities with mixed population demographics like the Tukwila and
SeaTac area must acknowledge and seek to repair the deep-seated,
well-informed mistrust of bureaucracy and government programs in
communities of color. By partnering with organizations embedded in
the communities served, municipalities can foster conditions that will
begin repairing these damaged relationships while simultaneously
addressing historic and continued inequities in economic, housing,
food and other assistance programs affecting those communities
most. At a minimum, this could look like making resources and
programs available in as many languages as possible, hiring culturally
competent staff, and/or contracting with organizations to provide
interpretation and translation services whenever possible, to ensure
equitable opportunities exist across cultures and communities.
Furthermore, the largest recurring need for flexible funding that we
hear from clients have shown us that any loan programs or other
methods of granting funds should be administered with an interest-
free option that will comply with the needs of the Muslim community.
There are many options to explore in this regard including
partnerships with services like KIVA and models created by local
CDFIs such as Craft3. Additionally, while COVID recovery dollars have
waned, we know through direct experience with clients, confirmed by
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 11 info@achdo.org 11 El N: 83-1665288
9
reports like University of Washington's WAFOOD surveys, that food
insecurity rates are still higher in communities of color than they were
pre-COVID, pointing to a continued need for culturally relevant food
assistance funds, particularly those that allow for convenient, dignified
shopping experiences as opposed to the traditional food bank or
commodity box experience.
African Community Housing & Development
16256 Military Rd S, Suite 206, SeaTac WA 98188
206.257.1166 11 info@achdo.org 11 El N: 83-1665288
1 0
135
136
Business Comments
Survey Conducted Door -to -Door by the Seattle Southside Chamber of Commerce Ambassadors
October and December 2022
Business Name
1 60CFTEC
2 AMERICAN Transport
3 Appliances 4 Less
4 Armadillo Painting
5 BBJ LA Tavola
6 Bed Bath and Beyond
7 Beverage Specialists Inc
8 Bobalust
9 Bowlero
10 Brookstone landscaping
11 College Hunks
12 Contrivance
13 CORE food service
14 Cuiline
15 Dimension XR
16 ECO Shield Pest Solutions
17 Entrance Controls Locking systems
18 Fastest Labs of Renton/Tukwila
19 FRANK
20 Goy Supplements
21 Guitar Center
22 IFIY Seattle
23 Incentives By Design
24 JAGS Auto Detail
25 JS Dental clinic
26 LA Fitness
27 Mallory Paint
Neighborhood
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Question: What Keeps You Up At Night?
Crime, Homelessness, drug use
homeless occupancy, arsen, Windows broken, break ins
NP
"Things have been good"
Security, clean up the city
misplaced shopping carts/stolen, hired a private security guard, has helped with night
theft since business is slow at this time
Theft
Property Crime, Car theft, break ins (major issue)Business is great but customers are
dissatisfied departing to see their vehicle has been damaged or stolen
Security for breakins, Getting people in
homeless occupancy
NP
NA
employment and community awareness on drug/alc abuse in the workplace/ premises
NA
Safety of meployees and customers, homelessness and drug use, car theft, buses
High theft, business is good though and very busy
Parking safety
NP
Homelessness (experienced threats)
Car theft, theft inside business
Break ins
28 Miss Saigon Nail Bar
29 MM Distribution
30 MOR Beauty
31 Noble Eyes and Vision Center
32 ONG Innpvations
33 Oppegaard Meadesy
34 Pogo Linux
35 Progression Physical Therapy
36 Proshred Seattle
37 Qudobe
38 REI
39 Samson Realty
40 SDI
41 Sea Air Freight Express INC
42 Soslei Omiya
43 Sound Masters Inc.
44 Strange clouds Premium vapes
45 Tekline Roofing
46 Trend Target
47 UPS
48 Urban Family Center Assoc.
49 Vent Tee
50 Worksite Labs
51 Appliance Distributors
52 Axis Chiropractic
53 Bartell Drugs
54 Chevron
55 Community Corner Cafe
56 Dubai Cafetria & Expresso
57 Juba Restaurant and cafe
58 Keybank
59 KFC
60 Lavendar Laundromat
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
Southcenter
TIB
TIB
TIB
TIB
TIB
TIB
TIB
TIB
TIB
TIB
NP
NA
homelessness, lots of drugs, shopping carts, clothes, and garbage
Parking lot space, crime, safety, homelessness
NP
business is good
NA
Homelessness, A lot of drugs, shopping carts placed haphazardly
Crime, Lack of property owner and property manager accountability
Transient crime, vandalism, arsin
minor public saftey issues, have a private onsight security guard
NP
Break ins, need for a security presence
Crime, Theft w company cor
Staff Shortage, turn over, most people live in Tukwilla
trees too low when trucks are in passing, landscaping
NP
Crime, Homelessness, window breaking
No issues
Window/vandalism, theft, neighbors, homelessness on the transit
youth safety
Security, unable to leave vans, catalytic converters stolen
Lots of break ins, security
Public Safety, homelessness, B/O tax budget no being business owner friendly cost wise
Homelessness, urinating, broken windows, unsafe feeling, B/O tax
Everyday theft esp. cosmetics,r reports theft to police daily
Homelessness, Crime, Theft
buisness is doing well, homelessness is a minor concern
great
Lanuage barrier
Security saftey, mental health resources, parking violation
inappropriate bathroom use, homelessness, homeless using the bathroom
Car theft, trespassers, public safety, but business is good
61 Medina Mall
62 Pacific Liquor Store
63 Pupuseria Cabanas
64 Taco Time
TIB
TIB
TIB
TIB
Language barrier, business is a bit slow
needs a new lease, only given 2 months to find a new place of business
Homelessness, Safety at night
Homeless, "riff raff", business is good
140
Tukwila Spanish -Speaking Business Survey Outreach Report
Prepared by: Growing Contigo LLC
Outreach Summary: Growing Contigo staff conducted direct in-person outreach to 4 businesses
identified as Spanish speaking operating in the City of Tukwila.
• Each identified business received an introductory phone call inviting them to participate
in the City's economic development strategy survey. Our staff identified the main point of
contact and the best time to swing by for a drop-in visit.
• Each identified business received an introductory visit dropping off a paper survey, flier
with invitation to fill out the survey directly online, and a secondary visit to either help
them complete the survey or answer any questions they may have. Only 1 business
invited our team to assist them in filling out the survey.
• Neighboring businesses also received a visit from our team with a flier dropoff inviting
them to participate in the online survey. In total, 15 businesses were visited and received
a flier with a link to an online survey.
Business Visits: Below is the tracking data on our business visits and follow-ups.
Name of
Business
El Polio Real
Address
12449 E Marginal Way S
Phone
206-565-
4271
Primary
Contact
Rosario
Castro
Initial
Visit
Date
11/22/22
Follow -
up Date
11/23/22
Notes
Survey
Completed
Birrieria
Monarca
14201 Interurban Ave S
#4615
206-420-
7496
Pedro Ruiz
11/22/22
11/23/22
Dropped off
survey
La Esquina
Cafe
12930 E Marginal Way S
206-402-
3759
Erica
Rodriguez
11/22/22
11/23/22
Dropped off
survey
Taqueria
Jalisco
14000 Tukwila
International Blvd
206-771-
9497
Cesar
Mata
Gomez
11/22/22
11/23/22
Dropped off
survey
Julius Rosso
Nursery
12525 E Marginal Way S
11/22/22
Dropped off
flier
Impress Ink
4010 S 130th St
11/22/22
Dropped off
flier
LaShaun Daye
Hair
4010 S 130th St
11/22/22
Dropped off
flier
Honeyz Events
12910 E Marginal Way S
#3140
11/22/22
Dropped off
flier
Top Line
Market
12910 E Marginal Way S
- Suite B
11/22/22
Dropped off
flier
Sunny's Auto
Repair & Tires
14004 Tukwila
International Blvd
11/22/22
Dropped off
flier
141
Sahara Cafe
13919 Tukwila
International Blvd
11/22/22
Dropped off
flier
Town Grocery
13923 Tukwila
International Blvd
11/22/22
Dropped off
flier
Jubba Cuts
13921 Tukwila
International Blvd
11/22/22
Dropped off
flier
Royal Choice
Laundry
4012 S 140th St
11/22/22
Dropped off
flier
Aaran
Restaurant
13820 Tukwila
International Blvd
11/22/22
Dropped off
flier
Social Media Promotion: A social media campaign was conducted via Facebook between the
dates of 11/22/22 and 11/30/22. A Facebook Event was created with information and a direct
link to the online survey. We utilized the "Event Ticket" link option to directly link to the survey
link. The event page was shared via our social media networks, and re -shared by community
partners such as the Dominican Association of Washington State.
Below is a summary of the methods utilized to target Spanish speaking businesses in Tukwila.
The ad was successful in reaching 3,029 people with the following audience details:
Audience
This ad reached 3,029 in your audience.
People Placements Locations
20%
15%
10%
5%
0%
Women 45.3% Men
13-17 18-24
Audience details
25-34
Location - living in
United States: Tukwila (+10 mi) Washington
Age
18-65+
4111 85+
People who match
Interests: restaurant owner, Negocio Propio, Business plan, Empresario, Entrepreneurship,
Business or Spanish language, Behaviors: Small business owners, Business page admins or
Instagram Business Profile Admins and Industry: Business Decision Makers
A
142
L
We spent $100 in ad buys using Facebook's targeted audience feature. The ad resulted in an
overall post engagement of 33 actions, including 23 direct survey link clicks. Below is a
summary of the activity received for this ad buy.
Performance
$100.00 spent over 9 days.
Event Responses
9
0 Reach 0 3,029
Cost per Event Responses 0 $11.11
Activity on Facebook Activity on your website
Post engagement
Link clicks
Event responses
Post reactions
Post shares
2
23
3
0
Lessons Learned:
• Businesses were hesitant at first to engage with our team, however after a brief
conversation one business (El Pollo Real) asked us to fill out the paper survey for them.
We thanked everyone for their time and informed them that we would be stopping by the
neighborhood again in the near future.
• Repeat visits are the most impactful way of establishing trust and having a successful
engagement with small businesses. Our limited time on this project resulted in low in-
person results, but with good data for future engagement activities.
• The online social media campaign was successful in reaching our intended audience.
The results of the overall post engagement and post re -shares demonstrate an interest
in more information being provided.
143
144
Riverton Park United Methodist Church
3118 South 140th
Tukwila, Washington 98168
206-246-1436
Rev. Jan Bolerjack
January 7, 2023
To: Derek Speck, Economic Development, City of Tukwila
Re: Report on Contract to engage unhoused residents with survey
During the month of December, I engaged 13 unhoused persons to complete the Economic
Development survey via the online portal. Each participant was awarded with a $20 Dollar Tree gift
card upon completion of the survey.
As they used the portal I have no way of knowing how they answered or what feedback they may
have given. My hope is that it is helpful in broadening the perspectives represented in the results.
The one common piece of feedback I overheard, though, was the need for more services for
unhoused persons on TIB.
Thank you for including this important Tukwila community.
Receipt for the gift cards is below.
Jan
Rev. Jan Bolerjack
206-612-8648
145
146
Talitha Consults
Interdisciplinary • Multilingual • People -centered
Dear Derek:
We are grateful to engage with the residents of Tukwila on behalf of the City's Economic
Development team. Talitha Consults (Talitha) organized three outreach activities within the last
four weeks. Two engagements with 50 residents in two apartment complexes in Tukwila. With
the support of Eduardo Torres, special Ed teacher at Foster High School, ten special needs
students also completed a simplified survey. In total, we were able to engage with 60 participants
creatively and inclusively. The survey was conducted in 7 languages! In partnership with the City,
Talitha also reinvested in Tukwila by offering a $20 stipend to each participant and offering
snacks and juice boxes for the children.
We are pleased that many participants engaged fully and shared their thoughts on Tukwila's
Economic Development Strategic Plan. This report centers the voices and visions of the targeted
community within the City of Tukwila - OUR COMMUNITY.
Wishing you all continued success,
Charis, Ehler & Eugene
www.talithaconsults.com
CONTENTS
4 Project Overview
6 Participants' Experiences
13 Consultant's Overall Observations & Recommendations
15 Participants' Profile
17 What We Learned From Foster High School Students
www.talithaconsults.com
PROJECT OVERVIEW
Participants' Profile
www.talithaconsults.com
Project Overview
• Outreach and engagement with resident -renters: Two engagement events at Ridge
Spring & Ridge Cliff apartments in Tukwila; engaged with a total of 50 residents in Tukwila.
Distributed surveys in seven languages at both on-site engagements.
• Outreach to Foster high school special needs students: 10 student participants.
LET'S SPEAK UP!
First 25 people get $20 cash!
WHAT
Help shape Tukwila's next economic
development strategy by telling us what
you think and want.
WHERE
Near the manager's office at
Ridge Spring Apartments.
WHEN
Thursday, December 1st
2:30 - 4:30 PM
40, falilhhi(onnuhs
Tvlkwila
O
o�
www.talithaconsults.com
LET'S SPEAK UP!
First 25 people get $20 cash-
Snicks, drinks, x prizes will_ be provided for kici
WHAT
Help shape Tukwila's next economic
development strategy by telling us what
you think and want.
WHERE
Open space near the rent drop-off.
(Ridge C(iff Apartments)
WHEN
Saturday, December 17st
12:30 - 2:30 PM
MilTal it ha Consults
•‘41411
`Ti4kwila s'
P
PARTICIPANTS' EXPERIENCES
c
Participants' Profile
www.talithaconsults.com
Question 1: How could we improve Tukwila to better support our businesses or workers or residents?
Core themes are repeated comments from survey participants. They are not listed in the order of
importance.
• Provide better maintenance and curb appeal for the existing neighborhood parks, bus stops and parking lots
• Increase public safety and crime prevention. Many residents at in both apartment complexes are victims of
repeated car vandalism
• More jobs that pay livable wage - trade jobs, health care, education, construction jobs
• More accessible / low barrier jobs - factory, manufacturing warehouse, bus driving and jobs for teens
• Many residents are artisans - carpet weavers, tailors 'Can the City help promote their skills?'
• More street lights and patrol
• More support to existing small and Latino -owned businesses
• Residents are supporters of local small business so when residents thrive they are better supporters of the
local economy
• Affordable rent
• Affordable home ownership
• More health care facilities - most survey takers go to Burien, Tacoma and Seattle for medical appointments
• Better transit options
• More indoor sports in Tukwila - gyms and wellness facilities; the community center is not close and
convenient to get to for transit dependent residents
"I think there should be more advertisement to support our businesses and
workers
More help for the Latino comm ty uits.com
Question 2: What types of businesses would you like to see more of in Tukwila?
Core themes are repeated comments from survey participants. They are not
listed in the order of importance.
• Health care facilities that will generate jobs and provide health care
• Food markets that sell Asian foods and hire local residents
• Small businesses owned and operated by residents with immigrant and refugee
backgrounds such as Latino -owned businesses
• Business center for artisans such as tailoring, carpentry, beauty salons and spaces
for artisan to practice their skills like weaving carpet rugs
• More libraries
• English language centers
• More construction companies that will generate trade jobs that pay livable wages
• Affordable clothing stores
• Affordable organic products and vegetarian food
www.talithaconsults.com
Question 3: What are the strengths of Tukwila's business economy?
Core themes are repeated comments from survey participants. They are not listed in the
order of importance.
• The K-12 school system. Culture and language specific interpreters are most helpful.
• Gastronomy is a strength in Tukwila's economy
• Closer to Seattle and shopping malls
• Trade (export & import)
• Bus -stops are close by
• Discounted heating and internet for income eligible residents & businesses
• Entertainment areas for children and teenagers
• Residents
"Everyone helping each other when there is hard times"
"The strength of Tukwila's business economy are the shopping malls and trades that
facilitate the residents."
www.talithaconsults.com
What specific opportunities should the City pursue?
Core themes are repeated comments from survey participants. They are not listed in the order of
importance.
• More medical facilities that will generate higher wage jobs and provide medical services
• Job opportunities for teens
• Job readiness classes and English language centers
• More businesses that generate low barrier jobs in addition to retail and food services
• More school buses
• More small businesses and street-level/neighborhood businesses as opposed to giant shopping malls
• Grocery stores that serve Asian food
• Training and cultural centers and more public parks/ open spaces near the apartments
• Cafes and restaurants because these small businesses generate jobs for the locals
• More street lights
• More Spanish speakers to help Latino communities navigate social and economic systems
• More targeted support for culturally specific groups. For example, job fairs for targeted communities.
• Affordable child care
"If the easy recruitment process takes place for the new Afghan refugees, it will be better for us
and also to support the Tukwila's business. Making the hiring process simple and easy for the
newly arrived Afghan refugees will be great."
www.talithaconsults.com
Question 4: What kind of jobs would you like to see more of in Tukwila?
Core Themes:
• More low barrier jobs like manufacturing, factory, warehouse and construction jobs
• Vocational, recreational, health, medical and wellness jobs
• More international cuisines (Mexican, Italian, etc...)
• Trade jobs- construction, carpentry, electrician
• Jobs for artisans - tailoring, carpet weaving, dress making and beauty salons
• Diverse jobs for family businesses
• Jobs for teens
"I can be a good doctor in the future, medical jobs are good to see more"
"We want to see fewer gas stations"
"We would like to see more jobs as tailoring (dressmaking) and hand crafts,
especially for the Afghan women. Tailoring (dressmaking) and hand crafts,
especially for the Afghan women."
www.talithaconsults.com