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HomeMy WebLinkAboutSpecial 2006-11-16 Presentation Shown at Meeting - Tukwila International Blvd SnapshotTukwila International Boulevard "Snapshot" Thursday, November 16, 2006 Showalter Middle School 6:00 — 8:30 p.m. Introduction and welcome! "Tonight's purpose What is the TIB corridor (TIBC)? Vision Purpose of these meetings f� To better understand the current status of the neighborhoods along Tukwila International Boulevard It's a snapshot! 2 Vision for the TIB Corridor "A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop and work, and Is a positive reflection of the City as a whole and of the surrounding residential and business community," -Comprehensive Plan Last Week's Agenda History of TIB Traffic, transportation, transit Comprehensive Plan and zoning City of SeaTac's station area plan tt.) Population demographics 3 Tonight's Agenda Population Demographics Public safety Economic activity Social networks & community facilities it Resident services and needs c.'kr Next steps Population Demographics 4 1737. 2581 1182 1736 694 - 1151 172 593 3 Mn R554,5 - SR-09 144115 Street ),,401141114r 14, Total Population 118C 7,626. City of Tukwila )7,254 3 Mile Radius 82,261 King County 1,737,039 Legend 2000 Census Block Group Persons per Household •• •• • • • Total Population Legend 2000 Census Block Group Total Population 126l 3 1 - 3.9 2 7 - 3 0 2 3 - 2.5 ri 3 N11¢e Rachus 09.09 144015044f Average Household Size 9869lJl Average Household Size T1BC 2,79 City of TOMO 2.38 3 Mile Radius 2.56 King County 2.39 5 Percent of Population Hispanic i Legend' 2000 Census Block Group Percent Hispanic 20%. 36% 11%.19% 5%- ,0% ni 3 We Ruckus - SR-99 1441h 5tteet I- I Percent of Population: Hispanic neC 24% Oty or 'Tukwila 14% 3 Mlle i_Radlus King County 1166 5% Legend 2000 Census Block Group Percent anulti-Family 62% .98% 15% - 39% it% - 14% I1 3 We Rafts - 618.99 - 144th Sheet }"Z^ raz Percent of Housing: Multi -Family Percent of Housing: Multi Family nec 55% City of Tukwila 53% 3 Mile Radius 313% King County 36% 6 Percent of Multi -Family Housing: Rental Legend 2000 Census Block Group Percent Multi Family: Rental kVigi 93% "°% lg9121 69% - 92% ri 29% -68% 0% - 28% j 3 Mile Radius - SR-99 - 14415 Street Percent of Multi-Faerdly Housing: Rental nac City of Tukwila 3 Mile Radius 9B% 90% 92% Median Year Homes were Built Legend 2000 Census Block Group Median Year Built 11111 1975 .1988 1965 .1974 1957 .1964 1945 -1956 3 MVIe Radius SR-99 - 1441h Street edian Year Homes were Built TIBC 1955 City Of Tukwila 1968 3 Mile Radius 1960 King County 1972 7 Percent of Population Under 18 Legend 2000 Census Block Group Population Under 18 30% - 36% 25% - 29% 19%.24% 1%- 18% 3 Mae Rafts SR-99 - 144th Street MEM I 1 Percent of Population: Under 18 nec City or Tukwila 3 Mile Reeks 28% 24./4 25% King County 22% Percent of Population 20-24 years old Legend 2000 Census Block Group Percent 20-24 years old 10% - 16% 6%, 9% 0% - 3% 3 @Me Racius - SP-99 - 1144th Street I I Percent of Population: 20-24 years old 71BC city cr Tukwila 7% 3 Me Radius 7% King County 7% Percent of Population 65 years and older Legend 2000 Census Block Group Percent 65 and older 26%.63% LI 16% -25% 15% IRA I I 2% - 8% 3 Mlle Rados .."^" SR-99 14-4111 Sim% Percent of Population: 65 years or older T1BC City of Tukwila 3 Mile Radius King County 8% 10% Percent of Households: Single -Parent Legend 2000 Census Block Group Percent Single.Parent 43% 55% 32% 42% 22% - 31% LJ 7% 21% 3 Mae Races - SR-99 - 14401,50.1 r Percent of Households: Single -Parent T1RC 27% City or Tukwila 32% 3 Mile Radius 30%, King County 21% 9 Median Household Income Legend 2000 Census Block Group Median Househoid Income 52223 - 62708 1779 43282_ sun 1771 34501 43281 22924 - 34500 3 RAile Radus - SR-99 1441th Street I I I I Median Household Income TLBC 34,360 City of ' Tulcw'ria 40,718 3 Mile Radius King County 41,776 53,157 Legend 2000 Census Block Group Percent of Population in Poverty 16% - 29% 10% -15% -9% LJ .5% 3 MIS Radus SR-99 - 144th Street Percent of Population in Poverty • '446 • fi • Percent of Pope ation In Poverty TIBC 19% City of Tukwila 3 Mile Radius 13% II% King County R% 1 0 lift141 17759 1 I 1 I 1 Legend 0 Census Block Group Populabon under 38 in Poverty 27%- 44% 14% 3 Mile Radios SR.99 144th Street LJ Percent of Children in Poverty Percent of Children (tinder 18) in Poverty nec City of Tukwila 3 Mlle Radius King County 29% 18% 15% 10% Percent of Householders paying 30% of Income for Housing Legend 2000 Census Block Group Paying 30% of Income on HOW ing 36% .40% 20% rr 35% 11%-27% D% 10% 3 14514 Raltus -99 - 144th Street Percent of Households that pay more than 30% of income on housing neC 31% City of Tukwila 29% 3 Mlle Radius 30% King County 28% 1 1 Median Year Moved into Housing Legend 2000 Census Block Group Median Year Moved 1956 .1999 1992 .1995 FT] 1987 .1991 1984 - 1985 3 Kle Relies SR.99 144th Street 11P26 Median Year moved into Housing T1BC City of Tukwila 3 Mile Radius 1997 1997 1995 King County 1996 100%© 80% 60% 40% 20% 0 °A Location of Residents in 1995 'itRiShtt TIBC City 3 Miles County Outside U.S. O Elzewhere in U.S. Outside of King County 0 Elsewhere In King County 0 Same House Data from 2000 Census. Reflects where the population in 2000 lived in 1995. For example, 37% of residents living in the TIBC in 2000 lived in the same house in 19.95. 12 Percent of Population: Different Home in 1995 Legend 2000 Census Block Group Different Home iin 1995 64% - 86% 17:71 53% - 63% 2% - 40% 3 mile Radius - Wit-0g 144Ih Skeet Percent of Population: Different Home in 1995 TIBC City or Tukwila 63% 62% 3 Mite Radius 52% King County 52% Percent of Population.; Different County in 1995 Legend 2000 Census Block Group Different County in 1995 15% - 20% 7% - 12% LJ 0% - 6% 3 Mile Rastas 51S-09 14418 Stle81 8t1111111das, Percent of Population: Different County in 1995 T1BC 32% City or Tukwila 3 Mile Radius 34% 31% King County 30% 13 Percent of Population: Different Country in 1995 Legend 2000 Census Block Group Different Country in 1995 WA- 31% 8% 14% I1 1 Mite Radus - SR-99 - 144th Street HI II, 1 Percent of Population: Different Country in 1995 rISC 2 CPA. City of Tukwila 11% 3 Mile Radius King County 5% Percent of Population Foreign Born Legend 2000 Census Block Group Percent Foreign Born 11111 31%- 57% 19%- 30% 10%.15% I I I I 3 Mole Redus. SR,99 - 14401Street Percent of Population: Foreign Born -nee el% City of Tukwila 26% 3 Mile Radius 22% King County 15% 1 4 Primary language spoken at home 71% Major Home Languages Population 5 Years and Over o English Only o Spanish 0 Serbo-Croatian Mon-Klimer;CimmbudiAri o Tagalog in Vietnamese II Russian o Polish NI German o Chinese 0 Korean Other PI IN African Data per Census 2000; Tukwila citywide Demographic trends since 2000 Refugees since 2000 Bosnian 2 East African (Somali, Ethiopians) Meskhetian Turks (Russia) Others • Liberians • Sudanese • Iranians • Vietnamese • Congo Bantu Milan Kim binv (5) • Entrean Plwat, Burmese Karen Future refugees 15 Tukwila School District Students as of October 2006 53English language learners: 29% 53 Home language other than English: 53% F155 languages other than English 53Country of birth not U.S.: 33% Refugee students: 11% Free/reduced lunch students: 75% Tukwila School District Major Home Languages for Students 19% 0 English/Other 7% 0 Spanish 0 Somali 63% 4% 0 Bosnian 4% 0 Vietnamese 3% Russian Data pet Tukwila School District. October .2006 16 Economic Environment Businesses Jo Market demand analysis Potential development activity Apartment redevelopment example 1.7 Tukwila International Boulevard Businesses:Year Opened 57% 0 Before 2000 2000 - 2005 Based on 2005 business license data Only businesses with addresses on TIB. Tukwila International Boulevard Businesses by Category Retail Goods 14% Restaurant 12% Personal Care 7% Service Station 5% 10% Automotive 15% Entertainment 6% Financial 7% Grocery: Convenience 6% Grocery: Specialty 10% Office Motel/Motel 1% 70/0 Based on 2005 business license data Only businesses with ;addresses on TIB 1 8 1995 Market Analysis Retail: "The conclusion for future potential retail space development is that in the short run the market for increased retail is not robust. In the long term, 30,000 to 70,000 square feet could be supported ..- Office: "The current status of the Southend office market with so much excess capacity and vacant space would not indicate a strong probability in the short term (0 to 5 years)." Hotel/motel: "Hotel developments are problematic..." Vertical Mixed -Use: Needs "...highly developed residential and/or employment density to assure pedestrian -viable living and working environment" Residential: "There does not appear to be any market reason why well - designed, well built units could not capture a significant share of expected residential growth in the area, once the character and reputation of the area has been solidified." (Market Analysis for Pacific Highway Revitalization Plan 1995, pages 51 - 56) Current Market Analysis 1:•'; High Southend office vacancy Demand for retail space limited to specifics of neighborhood Multi -family: will market rents justify new construction? Have hired Gardner -Johnson to analyze demand for commercial & residential 4) Numerous properties awaiting redevelopment 19 Potential development activity 20 Potential development activity 21 Potential development activity Redevelopment Example.. Normandy Court 22 Redevelopment Example Normandy Court Apartments El Built 1967; major remodel 1981 ra 46 units (1-3 bed; 700 — 11200 SF) [..1 Rents: $650 - $950 12 Mainly 2 bed/1 bath; 900 SF; $750 M1.45 acres 11 Zoning: MDR (Medium Density Residential) • At 14.5 units/acre = 21 allowable units if new Normandy Court Redevelopment Example Income Statement & Property Value Annual rent per unit ($750 * 12) $9,000 Units 46 Annual rent $415,000 Less: vacancies, etc. ($15,000) Gross operating income $400,000 ILess: operating expenses ($155,000) Net operating income $245,000 Divided by ''Cap rate" 7.650/0 Asking sales price $3,200,000 Above estimates are based on the property marketing statement 2006 with adh.istments made for simpidicabon. 23 Normandy Court Redevelopment Example Construction Cost Comparison 46 Units 21 Units Square feet per unit 900 1,800 Cost per square ft $110 $110 Total cost per unit $99,000 $198,000 # of units 46 21 Total cost $4,500,000 $4,160,000 Interest rate 7% 7% Interest on debt $315,000 $290,000 Construction cost per square foot from RS Means 2006 and do not include additives (e,g. appliances), site preparation or land cosLs. Current 0 units on property = 96. Max * units allowed for new construction in MDR zone at 1.45 acre sqe = 21, Normandy Court Redevelopment Comparisons Current New New 46 Units (900 SF each) 46 Units (900 5F each) 21 Units 0,800 SF each) Operating expenses & vacancies, etc. $170,000 $170,000 $170,000 Net operating income $245,000 $245,000 $245,000 Income to cover redevelopment cost Total income required $0 $315,000 $290,000 415,000 $730,000 $705,000 Asking rent per unit per month rrrlr,rrrr Irrrrlk,(r prr 1),„„1(1;,;,p •,,u„ "111'11 rr rlIrr,r.rrrrr,n„,r1„lr, rrrrr,r‘irrirr,r0„,:rrirrr urrrir'r'rrr'‘r rdr rrrr. v11104'0116 rrrr rrrrrurrArrarrrrr rirrrr rrrirrro rIrrrrrrrrrrrrrIrrIllrrr rurr"r` r nlvelto I This example assumes operating expenses are the same for all scenarios, does not make adjustments for depredation, tax effects, and site preparation costs. If the property redeveloped with 21 new units at 900 square feet each, under this example the asking rent would be $2,222 per month, 24 Tukwila Rents Compared to Set Aside % for Tax Credit & Tax Exempt Bond Financing Qualifications Number of Bedrooms per Unit 1 2 Tukwila Current Asking Rent $620 $700 To be determined Maximum Rent By Set Aside Wo 60% $876 $1,051 $1,215 50% $730 $876 $1,012 30% $438 $526 $607 Example: The asking rent for a 2 bedroom apartment in Tukwila is approximately $700 per month. This is lower than the maximum rent allowed to compete for low income housing tax credits. Maximum rent per Washington State Housing Finance Commission 3/ 2006 Current Tukwila asking rent is approxirnate and based on an apartment study 2006, Tukwila Household Income Compared to Tax Credit & Tax Exempt Bond Financing Qualifications Persons Per Household Household Income 2 3 4 Limits By Set Aside % 80% $47,700 $53,650 $59,600 500/0 $31,150 $35,050 $38,950 30°/o $18,700 $21,050 $23,350 According to the 2000 Census, Tukwila median household income in 1999 was $40,718 which is approximately 76% of the King County median income at that same time of $53,157. The income limits above are based on Washington State Housing Finance Commission data for King County median income for 2006 of $74,300 (probably a family of four). 25 Social Networks & Community Facilities Religious institutions fa Community service organizations (*Dept. of Homeland Security Restaurants Community facilities Parks .4-k Sidewalks Social Networks & Community Facilities et Community Service Organizations ReWA Somali Community Coalition Religious institutions IN Others 26 Social Networks & Community Facilities Community facilities Vj Foster Library. : Foster Performing Arts Center School District [high school, middle school] Police Neighborhood Resource Center Medical Center N. Tukwila Pool m Cascade View Community Park m Southgate Park Riverton Park Ih 27 G ARTS CENTS 28 SOUTH'AjrI 29 Human Services Information S Referral Calls for Service 2005 All Tukwila Supported Service Providers Self Sufficiency positive. & Wenhhy Relationships Type of Program Safety Net Human Services Use of Selected Types of Assistance in TIB Corridor Amount 0/0 of Citywide Population (1) 7,626 I 44% Rental Assistance $5,100 30% Voucher Assistance $875 25% ReWA Clients N/A 100% (1) Population estimate based on 2000 Census data for 5 Census Block Groups whose geographic boundaries are not exactly the same as the TIB Corridor. (2) In 2005, the Fire Department had 1,183 calls in the general area of the TIB Corridor. The type and amount of calls were typical fora residential area. 30 Human Services Transitional housing in TIBC rA1 unit with 6 beds Market rate housing at "affordable" rents demolished for redevelopment: Newporter Motel: 18 units El South City Motel: 32 units El Yoshikawa Apartment: 5 units Next steps Ongoing policy and budget decisions Tukwila Village Metrovation recommendations 2/07 Commercial & residential demand analysis 2/07 Specific TIB focused solution meetings to be determined 31 Tukwila International Boulevard "Snapshot Thanks for coming! Remember to sign up for the mailing list! 32