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Tukwila
STRATEGIC ACTION PLAN
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Review Draft August 6, 2012
Not for Circulation
Demographic &
Economic
Profile
1.
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CITY OF TUKWILA STRATEGIC PLAN
Demographic & Economic Profile
Review Draft August 6, 2012: Not for Circulation
City of
Tu
STRAkwilaTEGIC ACTION PLAN
Connecting to the Future
ABOUT THIS DOCUMENT
This is a review draft of the Tukwila Demographic & Economic Profile, designed to provide a
summary level overview of defining demographic, economic, and market conditions that shape the
City of Tukwila's current situation. The Profile relies primarily on quantitative information and
absolutely must be augmented and rounded out by a more qualitative understanding of the
community. The key findings from this document — plus the key findings from more qualitative ways
of telling "the Tukwila story" — will be incorporated into a more comprehensive Summary Situation
Assessment later in the planning process.
This document should be considered a work in progress, with room for additional refinement.
Most importantly, the information presented here should be considered for its implications for the
Strategic Plan: what are the actionable goals and strategies that should be developed in the Plan to
address opportunities and challenges identified in this document?
:111 BERK
±1
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City of Tukwila Strategic Planning
Demographic & Economic Profile
CONTENTS
About this Document 1
Demographic Overview 3
Population 4
Age 6
Community Composition 8
Race and Ethnicity 9
Foreign -born Population 12
Recent Immigrant and Refugee Resettlement Trends 14
Languages Spoken at Home 14
Income, Poverty, and Human Service Demands 16
Education 20
Public Health 23
Public Safety 23
Housing 24
Renter -Occupied Housing Units and Housing Tenure 24
Housing Affordability 26
Economic Overview 28
Land Value 29
Employment 30
Retail Sector 34
Office and Industrial Sectors 38
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City of Tukwila Strategic Planning
Demographic & Economic Profile
uEiviuGRAPHIC Uvcr<VIEW
This section presents Tukwila's key demographic indicators in context with a set of neighboring cities:
Burien, Kent, Renton, and SeaTac. Where possible, figures for King County are included as an additional
regional reference point.
Summary of Key Findings.
In general, South King County cities share some common characteristics in comparison to the rest of the
County, including lower incomes, less educational attainment, and a higher percentage of minorities and
foreign -born residents. Within South King County, Tukwila conforms to or leads this typology.
Overall, Tukwila has a substantially lower population than the primary residential centers of South King
County. Over the last ten years the City has seen an average annual residential growth rate that is much
lower than larger South King cities of Burien, Renton, and Kent (although it is on par with the County
overall). Tukwila skews somewhat younger than the County overall and most other South King cities as
well, with more children per household. Tukwila has a much higher percentage of minorities, foreign -born
residents, and non-English speakers than the County overall and, to a lesser extent, the other South King
cities we examined.
Tukwila has a much lower median household income and a much lower average educational attainment
than the County overall and, to a lesser extent, the other King County cities other than SeaTac, which is
similar to Tukwila with regard to education.
Changes in demographic characteristics in recent years show that a portion of Tukwila's population has
turned over in recent years. This is indicative of Tukwila's role in the region as being — along with other
nearby communities — a home, temporarily or otherwise, for refugees, immigrants, and other populations.
These demographic characteristics of the community both shape and are shaped by Tukwila's housing
base, which is described at the end of this section. The City has a higher percentage of renters than the
County overall and the other cities, although this percentage decreased between 1990 and 2010. The
community experiences a significantly higher rate of turnover in its population. Compared to South King
County overall, Tukwila housing is relatively affordable, particularly for purchasing a home.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Population
Compared to the other South King cities, Tukwila has a low residential population. It is growing at a rate
similar to the County overall, but significantly slower than the neighboring cities of Burien, Kent, and
Renton.
Exhibit 1
Total Population (including annexations) of Selected South King Cities, 1990 - 2011
120,000
100,000
80,000
60,000
40,000 -
20,000 -
0
41,688
37,960
11,874
50,052
31.881
Kent
118.200
Renton
92,590
47,_660
27,110
♦ •
254'96
17.181 19,050
Burien
SeaTac
Tukwila
1990 2000 2011
Source: Washington State Office of Financial Management, 2012; BERK, 2012
Note: Burien and SeaTac were incorporated as cities in the mid-1990s, so data for 1990 is not unavailable.
Exhibit 2
Average Annual Growth Rate of Selected South King Cities (with annexations removed), 2000-
2011
4.5%
4.0%
3.5%
3.0%
2.5%
2.0%
1.5%
1.0%
0.5%
0.0%
3.7%
3.6%
3.1%
0.9%
0.6%
0.8%
Burien Kent Renton Tukwila SeaTac King County
Source: Washington State Office of Financial Management, 2012; BERK, 2012
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City of Tukwila Strategic Planning
Demographic & Economic Profile
With just under 20,000 residents in 2011, Tukwila has a relatively small population compared to the
other South King cities.
Tukwila's average annual growth rate of 0.9% (with annexations removed) between 2000 and 2011 is
slightly higher than the County average of 0.8%, but much lower than the South King cities of Burien
(3.7%), Kent (3.6%), and Renton (3.1%).
► Similarly, while Tukwila's total population increased by 60% between 1990 and 2011, Kent's
increased by over 210% and Renton's increased by over 120%. These figures include
annexations, although in all cases the annexations do not account for the majority of the growth.
Tukwila's "Daytime Population"
In addition to its residential population captured by the figures and charts above, Tukwila is a regional
destination for employees (see the Employment section beginning on page 30), shoppers, students, and
other visitors. The City's estimates place Tukwila's daytime population between 150,000 and 170,000,
including approximately 16 million shoppers a year to the Westfield Southcenter Mall alone. This
population is 7 to 8 times the size of the City's residential population and has a tremendous impact on the
City's economy and on demand for services, particularly police, fire, and emergency medical services.
Annexations
The City of Tukwila has annexed approximately 50 separate areas since 1948. A separate map
showing the history of these additions to the City will be provided.
The most recent annexations include Cascade View (1990), Oxbow (1993), and Tukwila South (2010).
In addition, the City is currently in the process of two annexations that are likely to occur in the near
future. Once these areas have been annexed, the City is not likely to see future annexations.
► The first potential annexation area is located on the northwest end of the City. This area includes
approximately 135 acres, most of which is industrial/commercial land. The area has about 40
residents. Most of the area is already developed, except for about 30 acres of
commercial/industrial property.
► The second potential annexation area is much smaller, with about 15 homes. It is currently
entirely surrounded by the City.
Traffic Counts
The figures below show WSDOT's 2011 Average Daily Traffic counts for several major intersections in
Tukwila:
Tukwila International Boulevard and 170th Street (near SeaTac Airport): 24,000 vehicles
Tukwila International Boulevard just South of 518 bridge: 30,000 vehicles
1-5 South of SR -518 Ramp (near Southcenter Mall): 202,000 vehicles
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25
10%
67%
23%
10%
67%
23%
8%
68%
24%
9%
65%
26%
26
City of Tukwila Strategic Planning
Demographic & Economic Profile
Age
Tukwila is a relatively young city. Overall, Tukwila's population skews somewhat younger; by percentage,
there are more younger people and fewer older people than the County overall and most of the other King
County cities we examined. In addition, the City has a relatively high average household size compared to
the County overall, indicating that Tukwila families tend to have more children. Tukwila's median age is
slightly below the County's, and in the middle of the examined South King Cities. Tukwila is younger now
than it was in 1990.
Exhibit 3
Percentage of Total Population by Age Categories in Selected South King Cities, 2010
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Median
Age:
13%
65%
22%
Burien
38.1
Renton SeaTac Kent
35.0 34.3 32.0
Source: US Census, 2010; BERK, 2012
11%
68%
21%
Tukwila King County
33.6 37.0
■ 65 and older
■ 18-64
0-17
Tukwila has a lower percentage of residents 65 years and older than the other South King cities, and is
nearly 3% lower than the County average.
Tukwila has a higher percentage of residents who are under 18 than all cities except Kent, and is
nearly 3% higher than the County average.
At 33.6, Tukwila's median age is nearly 3.5 years younger than the County overall, and the second
youngest of the South King cities.
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24%
24%
8%
68%
8%
68%
City of Tukwila Strategic Planning
Demographic & Economic Profile
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Exhibit 4
Tukwila and King County Age Distribution, 1990 -2010
TUKWILA
T T
KING COUNTY
1990 2000 2010 1990 2000 2010
Source: US Census, 1990, 2000, 2010; BERK 2012
■ 65 and older
■ 18-64
■ 0-17
The number of residents under 18 years old in Tukwila increased from 19.0% to 24.2%, while the
overall County percentage decreased from 22.6% to 21.4% during that time. In Tukwila, the increase
occurred almost entirely between 1990 and 2000.
The percentage of residents who are 65 and older in Tukwila decreased slightly, from 8.7% to 8.0%,
between 1990 and 2010, while the overall County percentage decreased from 11.1% to 10.9%.
Exhibit 5
Average Household Size in Selected South King Cities, 2006-2010
2.65
2.60
2.55
2.50
2.45
2.40
2.35
2.30
2.25
2.20
2.53
2.35
2 44
1
2.61
2.62
2.36
Burien Renton SeaTac Tukwila Kent King County
Source: American Community Survey, 2006-2010
Tukwila has an average household size of 2.61, significantly higher than the County average of 2.36
and higher than all of the other South King cities besides Kent (which is 2.62). This is in line with the
higher presence of children ages 0-17 as shown in Exhibit 3, above.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Community Composition
This section describes Tukwila's community composition from four perspectives: Race & Ethnicity,
Foreign -born Population, Recent Immigrant & Refugee Resettlement Trends, and Languages Spoken at
Home. These attributes are related and there is significant overlap between them, but each is distinct and
describes something different. The brief glossary below is included to clarify what these variables describe:
Race & Ethnicity: In the US Census, respondents select the race or races with which they identify
most closely. They also indicate whether or not they are of Hispanic or Latino ethnicity, which is a
different variable than race.
Foreign -born Population: The foreign -born population variable (based on American Community Survey
data) describes what percentage of residents were born outside of the United States, as well as where
those residents were born. When reviewing this data, it is important to recognize that there are people
who share characteristics with foreign -born residents (such as race/ethnicity or language spoken), but
who were not actually born outside of the United States.
Recent Immigrant & Refugee Resettlement Trends: To be added in a subsequent version.
Language Spoken at Home: In the American Community survey, respondents describe the primary
language they speak at home. When evaluating this data, it is important to consider that some
residents who are classified as non-English speakers may actually know how to speak English,
although they do not speak it regularly at home.
Overall, the findings from this section indicate that Tukwila is a minority -majority city (meaning most
residents are non-White), more than one-third of all residents were born outside the United States, and
nearly half of all residents do not speak English as their primary language at home.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Race and Ethnicity
Tukwila is a minority -majority city, meaning that most of its residents are not White. Tukwila has a much
higher percentage of minorities than the County overall, and a higher percentage of minorities than all of
the South King cities we examined (except with regard to Hispanic population, where it is in the middle
compared to the other cities). Between 1990 and 2010, the Non -White population in Tukwila increased
from 17.2% to 50.1% (excluding those who are "two or more races"), and grew at a much faster rate than
the County overall.
Exhibit 6
Percentage of Total Population by Race Category in selected South King Cities, 2010
Percentage of Total Population by Race Category, 2010
100% -
90%
80%
70% -
60%
50%
40% -
30%
20% -
10% -
0%
44%
6%
46%
6%
2%
12%
4%
17%
15%
56%
7%
1%
9%
2%
11%
15%
64%
6%
2%
12%
2%
6%
10%
69%
5%
1%
4%
1%
6%
15%
Tukwila SeaTac Renton Kent Burien King County
Source: US Census, 2010; BERK 2012
■ White
■ Two or More Races
American Indian or Alaska
Native
Some Other Race
■ Native Hawaiian or Other
Pacific Islander
■ Black or African American
Asian
Tukwila's white residents make up only 43.9% of the City's total population, 25 % lower than the
overall County percentage of 68.7%. Tukwila also has a lower percentage of white residents than the
other South King cities.
The most prominent minority groups in Tukwila are Asians (19%) and Black or African Americans
(17.9%).
Tukwila has a much higher percentage of Black or African Americans than the County average (6.2%)
and a higher percentage than the other South King cities. Tukwila has a somewhat higher percentage
of Asians (19%) than the County average (14.6%), and a higher percentage than the other South King
cities except Renton.
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30
City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 7
Tukwila and King County White/Non-White Population Distribution, 1990-2010
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
TUKWILA
7%
6%
44%
50%
1990 2000 2010
KING COUNTY
4%
76%
20%
1990 2000
2010
■ Two or More Races
■ White
■ Non -White
Source: US Census, 2010; BERK 2012
Note: Since the category "Two or More Races" was not measured in 1990 (all respondents were assigned to only one race), it
is not possible to make a direct comparison between 1990 and 2000 & 2010 data, although 1990 data can be used as
a proxy.
The Tukwila non-white population grew dramatically between 1990 and 2010, from 17.2% to 50.1%
(excluding those now classified as "two or more races"), while the County overall only grew from
15.2% to 26.3%. The percentage of non-white residents in Tukwila is now much higher than the
County overall.
Exhibit 8
Hispanic or Latino Population in selected South King Cities, 2010
25%
20% -
15%
10% -
5% -
0%
21%
20%
18%
17%
13%
9%
1
Burien SeaTac Tukwila Kent Renton King County
Source: US Census, 2010; BERK, 2012
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 9
Tukwila and King County Hispanic or Latino Population, 1990-2010
20%
18%
16%
14%
12%
10%
8%
6%
4%
2%
1990
Source: US Census, 2010; BERK, 2012
2000
2010
unty
The Hispanic or Latino population in Tukwila (17.5%) is substantially higher than the County overall
(8.9%). It is in the middle compared to the other South King cities.
Tukwila's Hispanic or Latino population increased substantially between 1990 and 2010, from 3.7%
to 17.5%, with the majority of that increase occurring between 1990 and 2000. The County's overall
Hispanic or Latino population increased at a slower rate during that time period, from 2.9% to 8.9%.
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31
14%
18%
1-u:w+la
King C[
9%
4%
5%
1990
Source: US Census, 2010; BERK, 2012
2000
2010
unty
The Hispanic or Latino population in Tukwila (17.5%) is substantially higher than the County overall
(8.9%). It is in the middle compared to the other South King cities.
Tukwila's Hispanic or Latino population increased substantially between 1990 and 2010, from 3.7%
to 17.5%, with the majority of that increase occurring between 1990 and 2000. The County's overall
Hispanic or Latino population increased at a slower rate during that time period, from 2.9% to 8.9%.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Foreign -born Population
Tukwila has an exceptionally high foreign -born population. With over a third of its residents born outside of
the United States, Tukwila has a much higher foreign -born population percentage than the County overall,
and a higher percentage than all of the other South King cities we examined. Between 1990 and 2010,
Tukwila's foreign -born population increased from 7% to 36.2%, and grew at a much faster rate than the
County overall. Asia is the dominant region of origin, followed by the Americas and Europe.
Exhibit 10
Foreign -Born Population by Place of Birth in selected South King Cities, 2006-2010
40% —
35%
30%
25%
20%
15%
10%
5%
0%
36% of total is foreign -born
31%
26%
8%
11%
22%
2
2%
11%
7%
20%
Tukwila SeaTac Renton Kent Burien King County
Oceania
Africa
■ Europe
■ Americas
r Asia
Source: American Community Survey, 2006-2010; BERK, 2012
Note: Numbers are based on 1-, 3-, or 5 -year ACS averages, depending on the jurisdiction.
Note: Oceania includes Australia, New Zealand, Fiji, Marshall Islands, Papua New Guinea, and Solomon Islands.
Note: The Americas include any country in North, Central, or South America, excluding the United States
36.2% of Tukwila residents are foreign -born, compared to 20.3% for the County overall. Tukwila has a
higher percentage of foreign -born residents than all of the other cities.
By local and national standards, Tukwila has a very high percentage of foreign -born residents. It has a
similar percentage of foreign -born residents as New York City and San Francisco.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 11
Tukwila and King County Foreign -Born Population, 1990-2010
40% -
35% -
30%
25%-
20%
15% -
10%-
5%
0%
36% Tukwila
15%
King County
20%
1990
2000
2010
Source: US Census, 1990, 2000; American Community Survey, 2006-2010; BERK, 2012
Note: The 2010 number is based on 1-, 3-, or 5 -year ACS averages, depending on the jurisdiction.
Tukwila's foreign -born population increased dramatically between 1990 and 2010, from 7.0% to
36.2%, while the County's overall foreign -born population increased at a more moderate rate, from
9.3% to 20.3%.
It is interesting to note that in 1990, Tukwila's foreign -born population was lower than the County
average, while in 2010 it was nearly double.
The majority of the increase in the percentage of foreign -born residents in Tukwila occurred between
1990 and 2000.
Foreign -born Students in Tukwila Schools
The following list provides estimates from the Tukwila School District of the top 10 countries of origin for
immigrant students. They estimate there are a total of 626 foreign -born students in the school district:
1. Myanmar (102)
2. Nepal (96)
3. Mexico (57)
4. Somalia (54)
5. Russian Federation (49)
6. Thailand (36)
7. Kenya (34)
8. Philippines (24)
9. Vietnam (23)
10. Bhutan (21)
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Recent Immigrant and Refugee Resettlement Trends
To be added in subsequent version.
Languages Spoken at Home
Tukwila has a high number of Non-English speakers. Nearly half of Tukwila's population does not speak
English as their primary language at home. The City has a much higher percentage of people who do not
speak English as their primary language at home than the County overall, and a higher percentage than the
other South King cities we examined. Between 1990 and 2010, that segment of the population increased
from 10% to 48%, and grew at a much faster rate than the County overall. Aside from English, the most
common languages spoken in Tukwila are Spanish, Asian languages, and African languages.
Exhibit 12
Primary Language Spoken at Home in Selected South King Cities, 2006-2010
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
19%
9%
13%
52%
21%
54%
3"
10%
11%
13%
64%
O
11%
6%
7%
75%
Tukwila SeaTac Renton Kent Burien King County
Other Languages
Asian or Pacific Island
Language
■ Other Indo-European
Languages
■ Spanish or Spanish Creole
■ English
Source: American Community Survey, 2006-2010; BERK, 2012
Note: Numbers are based on 1-, 3-, or 5 -year ACS averages, depending on the jurisdiction.
Note: Asian and Pacific Island languages include Vietnamese, Chinese, Japanese, Korean, Cambodian, Miao/Hmong,
Thai, Laotian, and Tagalog
Note: Indo-European languages include French, Italian, Portuguese, German, Yiddish, other West Germanic languages,
Scandinavian languages, Greek, Russian, Polish, Serbo-Croatian, other Slavic languages, Armenian, Persian, Gujarathi,
Hindi, and Urdu.
Note: 'Other Languages" likely includes a number of African Languages for Tukwila.
This Data is from 2006 to 2010. Although it is the most current data available, it is somewhat dated
and does not show Tukwila's most recent immigrant and refugee resettlements, which have been
predominantly East African, Burmese, and Nepalese.
Tukwila has a much lower percentage of residents who speak English as their primary language at
home (52%) than the County overall (74.5%), and has a lower percentage than the other South King
cities.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Aside from English, Asian or Pacific Island languages are the most commonly spoken at home by
Tukwila residents.
► Tukwila also has a relatively high number of residents who speak other Indo-European languages,
but is in the middle amongst the King County cities for Spanish and Spanish Creole (although still
much higher than the County average).
Exhibit 13
Tukwila and King County Residents Speaking a Language Other than English at Home, 1990-
2010
60%
50%
40%
30% -
20% -
10% -
0%
48%
Tukwila
10%
1990
2000
2010
Source: US Census, 1990, 2000; American Community Survey, 2006-2010; BERK, 2012
Note: The 2010 number is based on 1-, 3-, or 5 -year ACS averages, depending on the jurisdiction.
The percentage of Tukwila residents speaking a language other than English at home increased
dramatically between 1990 and 2010, from 10.1% to 48.0%. The overall percentage for the County
increased at a more moderate rate during that time, from 11.0% to 25.5%.
Language Spoken in Tukwila Schools
There are over 70 languages spoken by students in the Tukwila School District. The top fifteen include:
1. English
2. Spanish
3. Vietnamese
4. Somali
5. Nepali
6. Bosnian
7. Cambodian
8. Turkish
9. Tagalog
10. Burmese
11. Karen
12. Russian
13. Samoan
14. Amharic
15. Chin
37% of students in the Tukwila School District qualify for English Language Learning (ELL) services.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Income, Poverty, and Human Service Demands
Income
Tukwila residents earn a relatively lower income. Tukwila has a much lower median household income than
the County overall, and a lower median household income than nearby South King cities. The median
household income in Tukwila has dropped over the last two decades. The City has a relatively high
percentage of residents who earn under $25K and a relatively low percentage earning over $100K.
Exhibit 14 - Median Household Income in Selected South King Cities, 2006-2010
$80,000
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
IYICUIOII 11VU3CIIVIU 1111.V111C, GVWV- GVIV ‘GLI .1.1J tIVI I-MUJUJLCU IJVIIOI3i
$o
$62,949
$52,704
$51,440
$46,595
$44,271
$ 66,174
Renton Kent Burien SeaTac Tukwila King County
Source: American Community Survey, 2006-2010
Exhibit 15 -Median Household Income (2010 inflation-adjusted dollars), 1990-2010
$30,000
$70,000 - $63,621
$60,000
$50,000
$69,233
$66,174
-• •
Kkng County
$53,003 $53,127 Tul:wII1
$40,000 -
$44,271
$30,000
$20,000
$10,000
$o
1990 2000 2010
Source: US Census, 1990, 2000; American Community Survey, 2006-2010; BERK 2012
Note: The 2010 number is based on 1-, 3-, or 5 -year ACS averages, depending on the jurisdiction.
At $44,271, Tukwila's median household income is much lower than the County average ($66,174),
and is lower than the other King County cities.
Between 1990 and 2010, Tukwila's inflation-adjusted median household income decreased from
$53,003 to $44,271 (-16.4%), while the County's increased from $63,621 to $66,174 (+4.0%)
Tukwila's inflation-adjusted median household income actually increased between 1990 and 2000,
but saw a sharp drop between 2000 and 2010.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 16
Income Distribution in Selected South King Cities (in 2010 Inflation -Adjusted Dollars),
2006-2010 5 -Year Average
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
25%
17%
20%
24%
15%
20%
21%
27%
22%
19%
20%
25%
23%
16%
27%
26%
112%
31%
18%
20%
18%
Renton Burien Kent SeaTac Tukwila King County
Source: American Community Survey, 2006-2010; BERK, 2012
Over 100K
75K to 100K
■ 50K to 75K
■ 25K to 50K
1 Under25K
At 12%, Tukwila has the lowest percentage of households earning over $100K compared to the other
South King cities, and is far lower than the County's overall percentage of 31%.
Tukwila has the highest percentage of household earning under $50K, and the second highest
percentage of residents earning under $25K (after SeaTac). On both measures, Tukwila's percentages
are far higher than the County average.
Poverty Levels
According to the 2005-09 American Community Survey, 23.1% of families and 24% of individuals in
Tukwila are below the poverty line. This represents an almost 300% increase from the year 2000.
About a third of Tukwila residents used Basic Food Program Services (also known as the Food Stamp
Program) (2009-10 figures).
► 58% of people who use those services are children (ages 0 -17).
About 9.5% receive Temporary Assistance for Needy Families (TANF), a welfare assistance program
that provides cash assistance to needy families with dependent children, and to pregnant women.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Human Service Demands
Tukwila's Office of Human Services provides information and referral services to residents and the
community at -large, fielding more than 2,100 calls in 2011. The chart below shows annual requests
received for assistance with housing and utility payments:
800
700
600
500
400
300
200
100
0
Exhibit 17
Annual Calls for Housing and Utility Assistance
N 00 Cl 0 1 N CO Cr 111 VD N. 00 Ql 0 —1
01 Ol al 0 0 0 0 0 0 0 0 0 0
Ol Ol Ol 0 0 0 0 0 0 0 0 0 0 0 0
rl ri c1 N N N N N N N N N N N
Source: Tukwila Office of Human Services, 2012; BERK, 2012
f Housing
(annual)
• Utilities (annual)
Annual calls for housing and utility assistance steadily increased between 1997 and 2010, and then
saw a dramatic spike in 2011.
Between 2010 and 2011, annual calls for housing assistance increased by over 60%, while annual
calls for utilities assistance increased by over 200%.
In addition to housing and utility assistance, the Human Services Department contracts to non-profit
organizations to deliver human services to Tukwila residents. Services are spread broadly to children,
families, single adults, immigrants, refugees, and seniors, and include:
Urgent and basic needs for food, shelter, medical and dental care, domestic violence and sexual
assault services, homeless prevention and infant clothing;
Senior meals and transportation assistance;
Youth counseling, school based drug and alcohol services, and family support services;
Adult literacy and ESL classes;
Information and referral services.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
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39
5%
11%
22%
35%
21%
5%
13%
25%
27%
21%
9%
21%
24%
26%
12%
40
City of Tukwila Strategic Planning
Demographic & Economic Profile
Education
Tukwila residents have relatively low educational attainment. Nearly half of Tukwila's 25 and older
population has, at most, a high school degree or equivalency as their highest educational attainment.
Tukwila's 25 and older population has substantially lower educational attainment than the County as a
whole, and somewhat lower educational attainment than the other South King cities we examined (except
for SeaTac). In 2010, Tukwila's 25 and older population had lower educational attainment than it did in
1990, while the County overall had a substantially higher educational attainment. Between 1990 and
2000, the City has seen an increasing disparity between its least and most educated residents.
In addition, 3 out of 4 students in Tukwila School District receive free or reduced lunches, an
exceptionally high number compared to the State and the other school districts. Over one-third of students
in Tukwila School District are transitional billingual, also an exceptionally high percentage compared to the
State and other school districts. Tukwila School District has a relatively high extended graduation rate, but
also a relatively high drop-out rate.
Exhibit 18
Highest Educational Attainment for Population 25 and Older in Selected South King Cities,
2006-2010
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
7%
18%
6%
18%
17%
29%
21%
18%
8%
Renton Burien Kent Tukwila SeaTac King County
Source: American Community Survey, 2006-2010; BERK, 2012
■ Graduate Degree
Bachelor's Degree
Associate's Degree
■ Some College
■ HS Degree or Equivalency
■ No HS Degree
Only 13.2% of Tukwila residents have a Bachelor's Degree and 4.7% have a Graduate Degree, which
is far lower than the County averages of 28.7% and 16.6%, respectively. Tukwila is also the second
lowest in these measure compared to the other South King cities.
Among the other South King cities, Tukwila has the second highest percentage of residents (48.3%)
who have at most obtained only a high school degree. Only SeaTac has less educated residents overall.
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20
11163
4.2%
1.3.3%
1313
13.2%
1
21.2%
26.6%
L[
City of Tukwila Strategic Planning
Demographic & Economic Profile
120.0%
100.0%
80.0%
60.0%
40.0%
20.0%
0.0%
Exhibit 19
Tukwila and King County Highest Educational Attainment, 1990-2010
1unwna al u MII15 111511 L luu.auvnai r11.10nnnc111., 177V - LViV
TUKWILA
1990 2000 2010
10.0
7.7%
24.9
22.8°
11.8
1990
KING COUNTY
28.7%
17.6%
8.0 %
2000 2010
Source: US Census, 1990, 2000; American Community Survey, 2006-2010; BERK 2012
Note: The 2010 number is based on 1-, 3-, or 5 -year ACS averages, depending on the jurisdiction.
• Graduate Degree
Bachelor's Degree
Associate's Degree
• Some College
• HS Degree or equivalency
• No HS Degree
The discrepancy between Tukwila and the County's overall education level has increased substantially
between 1990 and 2010.
Between 1990 and 2010, Tukwila has seen an increasing disparity between its most and least
educated residents.
Between 1990 and 2010, the percentage of Tukwila residents with Bachelor's Degrees decreased from
15.5% to 13.2%, while the overall County percentage increased from 22.8.
The percentage of Tukwila residents who have a graduate degree increased slightly, from 3.7% to
5.1%, but at a substantially slower pace than the County overall.
Between 1990 and 2010, the percentage of Tukwila residents with no high school degree increased
from 15.2% to 21.4%, while the overall County percentage decreased during that time.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 20
OSPI Statistics for South King and Seattle School Districts, 2009-2011
School Districts
May 2011 Student Count
Free or Reduced -Price Meals (May 2011)
Transitional Bilingual (May 2011)
Annual Dropout Rate (2009-10)
Actual Adjusted 5 -year Cohort Extended Graduation Rate (Class of 20
3rd Grade Reading Measurements of Student Progress Results
4th Grade Math Measurements of Student Progress Results
5th Grade Science Measurements of Student Progress Results
Source: Office of Superintendent of Public Instruction, 2011
Tukwila Highline Kent Renton Seattle WA State
2,833 17,824 27,132 14,371 47,808 1,035,535
76.3% 66.9% 49.7% 54.2% 43.3% 43.7%
36.8% 21.1% 16.5% 14.6% 12.2% 8.7%
7.0% 6.1% 4.4% 4.7% 4.5% 4.6%
77.9% 62.4% 70.5% 74.8% 77.6% 77.2%
61.0% 61.3% 67.1% 71.9% 78.6% 73.1%
48.2% 45.8% 57.2% 58.2% 64.6% 59.3%
52.7% 35.5% 44.3% 51.0% 63.7% 55.7%
At 76.3%, Tukwila School District has an exceptionally high percentage of students who receive free
or reduced price meals. In Washington State, the total is 43.7%, while the other school districts range
from 43% to 67%
At 36.8%, Tukwila also has a much higher percentage of students who are transitional bilingual than
the State (8.7%) and nearby school districts (12% - 37%).
In 2009, Tukwila had a higher extended graduation rate than the State and nearby school districts,
but during 2009-2010 it also had a higher actual dropout rate (7.0%) than the State (4.6%) and
nearby districts (4.5% - 6.1%).
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Public Health Indicators
Nearly one in four adults in Tukwila/SeaTac between ages 18 and 64 have no health insurance, nearly one
in six have unmet medical needs, and nearly one in six have self-reported general health that is poor or
fair. In addition, 65% of adults in Tukwila/SeaTac are overweight or obese. All of these percentages are
significantly higher than the County overall. However, Tukwila/SeaTac does have a lower percentage of
residents (nearly one in fourteen) with frequent mental distress than the County overall.
Exhibit 21
Tukwila Public Health Data, 2006-2010 5 -Year Average
Tukwila/SeaTac Southeast King County King County
Adults 18-64 with no health insurance (2006 -105 -year average)
Adults with unmet medical needs (2006-10 5 -year average)
Self-reported general health is poor or fair (2006-10 5 -year average)
Percent overweight and obese (adults) (2006-10 5 -year average)
Percent with frequent mental distress (2006-10 5 -year average)
24.0%
16.0%
15.0%
65.0%
7.0%
13.0% 13.0%
9.0% 10.0%
13.0% 10.0%
66.0% 56.0%
10.0% 8.0%
Source: Seattle and King County Public Health, 2012
Note: KC Public Health combines data for Tukwila and SeaTac
At 24%, Tukwila/SeaTac has a much higher percentage of adults 18-64 with no health insurance than
the County overall and Southeast King County (both 13%).
In addition, 16% of adults in Tukwila/SeaTac have unmet medical needs and 15% have a self-
reported health condition of poor or fair.
► This is significantly higher than the County overall, which has 10% for both categories.
65% of adults in Tukwila/SeaTac are overweight or obese, significantly higher than the overall number
for the County (56%), but similar to the rest of Southeast King County.
Only 7% of adults in Tukwila/SeaTac have frequent mental distress, slightly lower than both King
County overall and Southeast King County
Public Safety
Summary statistics to be added in a subsequent version.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Housing
Exhibit 22
Tukwila and King County Percentage Renter -Occupied Housing Units, 1990-2010
70%
60%
50%
40%
30%
20%
10%
0%
61%
58%
57%
f 4790
King County
41%
40%
1990 2000 2010
Source: US Census, 1990, 2000, 2010; BERK, 2012
At 56.6%, Tukwila has a higher percentage of renter -occupied household than the other South King
cities, and is also higher than the County average (47.3%).
Between 1990 and 2010, the percentage or renter -occupied households in Tukwila decreased from
60.7% to 56.6%, while the County overall increased from 41.2% to 47.3%.
Renter -Occupied Housing Units and Housing Tenure
Tukwila has a relatively high number of renter -occupied households, as well as a relatively high number of
residents who moved during the previous year. At 56.6%, Tukwila has a higher percentage of renter -
occupied households than the County overall and the other South King cities we examined. Between 1990
and 2010, the percentage of renter -occupied households in Tukwila decreased by 4 %, while the County
overall increased by 6 %. The percentage of residents who moved in the previous year is significantly
higher in Tukwila than the County overall.
Review Draft 8/6/12 — Not for Circulation 24
50%
47%
47%
45%
City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 23
Tenure of Occupied Housing Units in selected South King Cities, 2010
50% -
40%
30%
20%
10%
0%
46%
Tukwila Kent SeaTac Renton Burien King County
Source: US Census, 2010; BERK, 2012
Exhibit 24
Percentage of Residents Who Moved in the Previous Year in Selected South King Cities, 2006-
2010
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
23.4% 23.2%
21.0%
19.1%
18 7%
18.5%
Kent Tukwila Renton Burien SeaTac King County
Source: American Community Survey, 2006-2010
23.2% of Tukwila residents moved to a different house in the previous year, significantly higher than
the overall County percentage of 18.5% and higher than all other South King Cities except for Kent
(which is at 23.4%)
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45
46
City of Tukwila Strategic Planning
Demographic & Economic Profile
Housing Affordability
Compared to South King County overall,
Tukwila housing is relatively affordable,
particularly for purchasing a home. However,
renting is far more affordable across income
categories than purchasing a home. Just under
half of Tukwila homes are affordable for
residents earning at least the median
household income, while less than a quarter of
homes are affordable for residents earning less
than 80% of the median household income.
Nearly all Tukwila rental units are affordable
for residents earning at least the median
household income, while 63.2% of rental units
are affordable for residents earning under 80%
of the median household income.
The data shown below is from 2007 and the
situation may have changed considerably with
the subsequent economic downturn.
How to Read Exhibits 25 & 26
Exhibits 24 & 25 show the percentage of properties in
Tukwila and other South King County cities that are
considered affordable for purchase or rent, as
determined by household income. A housing unit is
deemed "affordable" if it means that no more than
25% of a homeowner's income goes to mortgage
payments (exclusive of tax and insurance costs) or that
no more than 30% of a renter's income goes to rent
payments.
The "Median" category refers to households that earn
at least the median household income, "<80%" refers
to residents who earn less than 80% of the median
household income, and "<50%" refers to residents
who earn less than 50% of the median household
income.
For example, per the chart below: 48.1% of the homes
sold in 2007 were "affordable" to households that
earned the median income for the City of Tukwila.
Exhibit 25
Home Sales and Affordability by Income Category for Selected South King Cities, 2007
Jurisdiction
Total
%Affordable by Income Category
# Median Cost
Median <80% <50%
Algona
Milton
Pacific
Covington
Black Diamond
Maple Valley
Normandy Park
Des Moines
Renton
Kent
SeaTac
Burien
Auburn
Federal Way
34
7
100
319
80
497
87
499
1,275
1,348
414
402
543
1,312
$279,950
$298,000
$309,500
$324,000
$337,225
$360,000
$565,000
$261,090
$385,000
$319,950
$292,500
$340,000
$275,000
$289,975
32.4%
0.0%
18.0%
16.0%
11.3%
2.2%
8.0%
48.7%
20.9%
31.2%
30.7%
20.4%
40.5%
39.8%
5.9%
0.0%
6.0%
1.3%
2.5%
0.4%
3.4%
14.6%
11.8%
14.7%
9.4%
10.7%
16.4%
28.2%
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0.6%
0.9%
1.1%
1.7%
2.5%
2.6%
3.1%
Tukw ila
210 $269,500 48.1%
24.8% 4.8%
South King County 7,127
$319,950
29.3% 14.5% 1.6%
Source: King County Benchmarks, 2008-2009; BERK, 2012
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 26
Rental Units and Affordability by Income Category for Selected South King Cities, 2007
Jurisdiction
Total
%Affordable by Income Category
# Median Rent
Median <80% <50%
Pacific 1,061 $780 100.0% 79.4% 0.0%
Covington 537 $1,050 95.1% 0.0% 0.0%
Maple Valley 844 $1,200 87.3% 0.0% 0.0%
Algona 180 $1,395 40.0% 0.0% 0.0%
Renton 17,746 $900 89.8% 33.9% 7.6%
Kent 18,424 $817 98.7% 55.7% 11.1%
Federal Way 15,390 $845 98.4% 47.9% 13.6%
Tukwila 4,582 $776 99.8% 63.2% 17.3%
Burien 6,102 $727 98.9% 72.7% 18.9%
Normandy Park 597 $780 98.1% 78.0% 21.5%
Des Moines 4,627 $800 98.3% 59.8% 23.2%
Auburn 11,096 $750 99.2% 71.9% 25.9%
SeaTac 4,828 $733 99.9% 74.5% 36.5%
Black Diamond 171 $660 100.0% 57.1% 57.1%
Milton 133 NA NA NA NA
South Feng County 86,318 $825
96.4% 51.1% 14.0%
Source: King County Benchmarks, 2008-2009; BERK, 2012
Based on median home prices and household income categories, Tukwila is one of the more affordable
jurisdictions in South King County for potential homeowners. However, much of Tukwila's housing is
described as aging and in need of significant repair.
Approximately 48 percent of Tukwila homes are affordable for residents earning at least the median
household income (compared to only 30% for South King overall), 24.8% are affordable for residents
earning less than 80% of the median household income (compared to only 14.5% for South King
overall), and 4.8% are affordable for residents earning less than 50% of the median household income
(compared to only 1.6% for South King overall).
Based on median rental costs and household income categories, Tukwila is somewhat more affordable
for potential renters than South King County overall.
Approximately 99.8% percent of Tukwila rental units are affordable for residents earning at least the
median household income (compared to 96.4% for the County overall), 63.2% of rental units are
affordable for residents earning less than 80% of the median household income (compared to only
51.1%% for South King overall), and 17.3% of rental units are affordable for residents earning less
than 50% of the median household income (compared to only 14.0% for South King overall). As with
owner -occupied properties, many rental properties in Tukwila are described as aging and in need of
significant repair.
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47
48
City of Tukwila Strategic Planning
Demographic & Economic Profile
ECONOMIC OVERVIEW
This section evaluates Tukwila's overall employment composition, commute patterns, and jobs -housing
balance. Tukwila's retail, office, and industrial sectors are then examined in more detail.
Summary of Key Findings.
Tukwila has a large employment base relative to its population. The largest employment sectors in the City
include the Service, Manufacturing, and Retail sectors. All of these sectors have declined since 2008 with
the economic recession.
Tukwila's location between the Duwamish and Kent Valleys and at the intersection of 1-5 and 1-405 also
make it a desirable location for industrial and warehouse development. Industrial and warehouse uses are
a large source of jobs for the City. Office uses also have a significant presence in the city, but have not
grown much recently.
Tukwila is a regional retail center, but it faces growing competition from nearby cities and retail centers.
The City is also challenged by a Targe decrease in retail spending since 2007 with the economic recession
and slow recovery.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Land Value
Exhibit 27 — Land Value per Square Foot 2006 and 2011 (Source: King County Assessor; BERK,
2012)
Assessed Land Value/Square Foot
$5.00
$5.01-$10.00
$10.01-$15.00
$15.01-$20.00
.�' $'20.01 -$3000
0
Assessed Land Value/Square Foot
$5.00
$5.01 - $10.00
$10.01-$15.0D
$15.01 - $20.00
• $20,01 - $30.00
■ s$30.00
Land values in Tukwila area have increased over the last five years. Commercial areas and parcels
along major transportation corridors have the highest land values.
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29
49
50
City of Tukwila Strategic Planning
Demographic & Economic Profile
Employment
Tukwila is a large and diverse employment center for its geographic size and population. The City draws
employees from throughout the region. However, employment has decreased overall and within almost all
sectors since 2008. Employment is now at lower levels than at the start of the decade in 2000.
Covered Employment
Exhibit 28
Total Covered Employment in selected South King Cities, 2000-2010
70,000 -
60,000
50,000 -
40,000 -
30,000 -
20,000 -
10,000 -
0
00 0 01' 03 0 0 OHO 01 0 0 N.
O'V ,y0 'V ,y0 'V 'V ,y0 ,y0 ,LO ,ti0
Kent
Renton
- Tukwila
- SeaTac
- Buren
Source: Puget Sound Regional Council, 2012; BERK, 2012
Over the past decade, the total number of jobs in Tukwila has increased with growth and decreased
with recessions taking place in the broader economy. Overall, Tukwila has 3,345 fewer jobs (a 0.7%
decline) in 2010 than it did in 2000.
The number of jobs in Tukwila decreased between 2000 and 2005, but then increased substantially
between 2005 and 2008.However, since the start of the recession in 2008, the number of jobs has
declined by 4,257, a trend also seen in the nearby cites of Kent, Renton, and SeaTac.
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City of Tukwila Strategic Planning
Demographic & Economic Profile
Jobs -Housing
Ratio
Exhibit 29
Jobs -Housing Balance in selected South King Cities, 2010
6.00
5.00
4.00
3.00
2.00
1.00
0.00
Jobs -Housing Ratio
5.40
2.36
1.65
1
Tukwila SeaTac Kent
5.40 2.36 1.65
1.38
1.30
Renton
1.38
Burien King County
0.75 1.30
Jobs 2010 43,126 24,641 60,322 53,960 10,438 1,099,639
Housing Units 2010 7,989 10,448 36,469 39,146 14,002 845,265
Source: Puget Sound Regional Council, 2012; BERK, 2012
With 43,126 jobs in 2010, Tukwila is in the middle compared to the other South King cities that we
examined. With 7,989 housing units in 2010, Tukwila has the fewest housing units of any of the
cities.
As a result, at 5.40, the jobs -housing ratio in Tukwila is much higher than the County average and the
other South King cities that we examined. The next closest municipality is SeaTac, with a jobs -housing
ratio of 2.36, while the County average is 1.30.
Review Draft 8/6/12 — Not for Circulation 31
51
City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 30
Where People Who Work in Tukwila Live, 2009
Home Location Density
High
Low
a 'r
kJ R
,.``' ---;i1 `,
u Lis
•
Redmond L
Bainbridge : ,
Island r=
ff
Gle Bellevue
1ecleral
\, Way
S —4
Tacoma
2 4
Irks
Source: US Census Local Employment Dynamics, 2009; BERK, 2012
52
Where People Who Live in Tukwila Work, 2009
Work Location Density
High
Low
Bainbridge
Island
ire L..
Redmonct
is
Bellevue'
RentoTr-4.7,
Kent) iJ
KING
Federal
Way
Tacoma
2 4
L
Employees who work in Tukwila live all throughout the central Puget Sound region. South and West
Seattle, Renton, and Kent have the highest concentration of Tukwila employees.
Residents of Tukwila work primarily in Tukwila and surrounding cities or in downtown Seattle and
Bellevue.
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32
City of Tukwila Strategic Planning
Demographic & Economic Profile
Covered Employment
Exhibit 31
Total Employment by Sector in Tukwila, 2000-2010
Tukwila Employment by Sector, 2000-2010
50,000
45,000
40,000
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0
O ,O O,LO ,LO LO LO LO ,LO LO 'V
Source: Puget Sound Regional Council, 2012; BERK, 2012
Education
Government
■ WTU
■ Services
• Retail
• Manufacturing
• FIRE
■ Const/Res
Employment within Tukwila is distributed among a number of different sectors. Services composed the
largest percentage of jobs in 2010 with 32% of all jobs. Manufacturing (25%); Retail (14%); and
Warehousing, Transportation and Utilities (12%) also make up sizable shares of Tukwila's
employment.
The share of each sector relative to each other did not change significantly between 2000 and 2010.
All sectors, with the exception of Construction, showed slight decreases. The Finance, Insurance, and
Real Estate (FIRE) sector decreased the most with a 3.7% decrease. Retail and Manufacturing also
saw decreases of 2.3% and 2.4%, respectively.
Exhibit 32
Businesses with More than 200 Full -Time Equivalent Positions, in Order of Size
1. The Boeing Company
2. Carlisle Interconnect
3. Boeing Employees Credit Union
4. Macys
5. Costco Optical
6. Red Dot Corp
7. Costco Wholesale
8. Nordstrom
9. American Medical Response
10. Hartung Glass & Cheesecake Factory
11. JC Penney
Source: City of Tukwila, 2011
Note: As this data is collected for businesses only, comparable employment figures for non-
profit and government employers, including Tukwila School District, King County Metro bus
terminal, and Group Health Headquarters are not known.
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53
54
City of Tukwila Strategic Planning
Demographic & Economic Profile
Reta i I Sector
Tukwila is a major retail center in the Seattle metropolitan area, both in terms of square footage and total
retail sales. Retail sales within the city have varied over the last 15 years, but they dropped by a large
amount with the onset of the economic recession starting in 2008. Retail sales have also not performed as
well over time as compared to other cities with major retail centers in the region, such as Renton and
Lynnwood, which saw steady gains in retail spending from 1994 up to 2007.
Exhibit 33
Retail Square Footage in South King County, 2009
• "_
Bellevue
•
Miles
j
Federal , 1
way �e:w _
6,.
—l.
',. .
i i
-1i1 i
Issaquaha
Retail Square Feet
• Up to 10,000
• 10,001 - 25,000
• 25,001 - 50,000
• 50,001 - 150,000
150,001 +
3 Market Pop: Electronics/Appliances
Market Pop: Apparel/Accessories
Source: King County Assessor, 2009; BERK, 2012
Tukwila had 4.85 million square feet of retail space in 2009. Southcenter Mall and the immediate
surrounding area represent the large majority of the retail space in Tukwila.
Southcenter Mall is also one of the largest clusters of retail space in southern King County, as seen on
the map above.
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34
City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 34
Total Inflation Adjusted Retail (NAICS 44-45) Taxable Retail Sales (2012$), 1994-2010
Taxable Retail Sales
$1.50
$1.25 -
$1.00
$0.75
$0.50 -
$0.25
Alderwood
Nordstroms
Alderwood
Addition of Terraces
Southcenter
Remodel
Kent Station
The
nding
Ikea
$0.00 1
oy o0 \ of 0 00 oti oti '' of o`' o(o o� o% CP ti°
do do do do do do 1, 4) ,yo ,yo 1 1.. ,yo do ,yo ,o ,o
Source: Department of Revenue, 2012; BERK, 2012
Recession
Lynnwood
- Renton
- Tukwila
- Kent
- Issaquah
- Burien
- SeaTac
The chart shows taxable retail sales for NAICS codes 44 to 45 ("Retail Trade"). Sales in these
categories were affected by the implementation of sales tax streamlining on July 1, 2008. According
to DOR's website: "Under the new rules, if a retailer delivers or ships merchandise to a buyer in
Washington State, the sales tax is collected based on the rate at the location where the buyer receives
or takes possession of the merchandise. There is no change for deliveries outside the state or over-the-
counter sales where customers take home goods from the store location."
In 2010, taxable retail sales (TRS) within Tukwila were lower than anytime within the previous 15
years. The City experienced a large decline in retail sales between 2007 and 2010, with a decrease of
over $324 million. In 2010, retail sales in Tukwila were nearly $300 million less than they were in
1994.
Over the same period from 1994 to 2010, Renton and Kent (nearby competitors) and Issaquah (a
comparable regional retail center) saw steady growth in retail sales up until 2007. Since 2007,
Renton has experienced less of decline than Tukwila, while Kent has seen a large decrease of over
$500 million.
Tukwila's share of taxable retail sales for retail items in the surrounding area (Burien, Kent, Renton,
Tukwila, and SeaTac) has decreased from a little more than 40% in 1994 to about 30% in 2010.
Lynnwood (a comparable regional retail center north of Seattle) saw a similar pattern in retail sales as
Tukwila, but experienced more growth leading up to the recession, which Tukwila did not have.
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55
City of Tukwila Strategic Planning
Demographic & Economic Profile
Taxable Retail Sales
Exhibit 35
Total Inflation Adjusted Retail TRS in Tukwila (2012$), 1994-2010
$1,600,000,000 -
$1,400,000,000 -
$1,200,000,000 -
$1,000,000,000 -
$800,000,000 -
$600,000,000 -
$400,000,000 -
$200,000,000 -
$0
°°` oh 4° �'\ �0 0° o° oti oti o3 0°' 0`6 0° "ONS.
do ,0 ti� ,0 ti� til do ,yo do ,yo ,yo '154)47194110‘ yo ,yo ,yo
Source: Department of Revenue, 2012; BERK 2012
In addition to decreases in overall retail spending since 1994, most of the retail categories within the
sector also saw decreased spending.
• Nonstore Retailers
• Miscellaneous Store Retailers
• General Merchandise Stores
• Sporting Goods, Hobby, Book, and
Music Stores
• Clothing and Clothing Accessories
Stores
• Gasoline Stations
• Health and Personal Care Stores
• Food and Beverage Stores
• Building Material and Garden
Equipment and Supplies Dealers
• Electronics and Appliance Stores
• Furniture and Home Furnishings
Stores
• Motor Vehicle and Parts Dealers
General Merchandise sales decreased the most, representing more than half of the overall decrease,
with $227.4 million less in 2010 than 1994.
Furniture and Home Furnishings had the second largest decrease in spending, with $88.4 million less
in 2010 than 1994.
The three categories that grew include Clothing, Sporting Goods and Miscellaneous Retailers.
56 Review Draft 8/6/12 — Not for Circulation 36
City of Tukwila Strategic Planning
Demographic & Economic Profile
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58
City of Tukwila Strategic Planning
Demographic & Economic Profile
Office and Industrial Sectors
The office development sector in the Puget Sound region is competitive. Tukwila has not had an active
office market over the last eight years, but it has shown some improvement as vacancies have decreased.
South King County is a center for industrial and warehouse uses in the Puget Sound region, and Tukwila
has a large amount of both of these types of uses.
Exhibit 36
Office Square Footage in South King County, 2009
Office Square Feet
• Up to 25,000
• 25,001 - 50,000
• 50,001 - 100.000
• 100,001 - 500,000
.500,001 +
1 .i l Irl�i ,J T.. • .--
Miles - `"• �'•
Source: King County Assessor, 2009; BERK, 2012
Office space within Tukwila is concentrated in the north end of the city. The small dots on the south
end of the City represent small-scale office space likely attached to warehouse and industrial
buildings.
Overall, there is a large amount of office space of all classes in the South King County region. Much of
it is located in Renton and the Kent Valley.
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38
City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 37
Industrial and Warehouse Square Footage in South King County, 2009
Building Square Feet
0 Upta 25,000
25,001 - 100,000
�.) 100,001 - 050,000
350.091 -750,000
In 750,001
Building Type
• Industrial
• warehouse
•
•
• •
•
•
.•- . • .•d
• • !-i.,, •
•
4.�• o •y
99 .'1
• r
•ciird •%; :j.
• `44
MI; es
410
•
••
a° s
5 i• Fri \
•
•
i
•
••
•
• •
• •. Bglievue •
d• •
• • • •
•
•
•-O•• •a
• •
•.• ••.ris:• •
••••-•.y
• •
•
•
•
•
r `
c� '.us•
•
yds• `�••• 'rl;+�:•+� y; b,
• 0.7.14 ilUest- •«• • •
• y1011t:. • Renton •
ArAltiF O.
:i=:tall rtei•
5
•
•
•
•♦ •
•
•
•
•
•
•• ;
J4
••4
r
•
•
®f
i
Source: King County Assessor, 2009; BERK, 2012
South King County, including the Duwamish and Kent Valleys, is a center for industrial and warehouse
uses within the Puget Sound region.
Industrial buildings within Tukwila are larger and clustered in the north end of the City, by Boeing
Field, rather than in the Duwamish Valley. Warehouse uses are more concentrated in the south end of
Tukwila in the Kent Valley.
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59
60
City of Tukwila Strategic Planning
Demographic & Economic Profile
35%
30%
Exhibit 38
Office Vacancy Rates, 2003-2012
•
•' -.
•• •
I
10%
5%
0%
•
•
•
• _,
•
I
•
•
Tukwila
Southend Average
Downtown Seattle
1),* �� 0,, 0,3 4, �� co'ti O� '�, 'V cb, cb• O, �� 0*, 0*3 N.* N.' ,y,
00 00 00 . 00 . 00 . 00 . 00 00 . 00 . 00 . 00 . 00 . 00 . 00 . ON. ON. ON. .ON. .ON. .
1, 'V ti ti ti ti ti ti "I• 'V ti'V ti ti ti ti ti ti ti
Year and Quarter
Source: CBRE, 2012; BERK, 2012
The office market in Tukwila has not been very active over the last eight years. Since 2004, only
187,000 square feet of office space has been built.
Vacant space has slowly decreased. At the start of 2004, Tukwila had over 600,000 square feet of
vacant office space compared to a little over 300,000 in the first quarter of 2012.
Vacancy rates in Tukwila (14.2% in the first quarter of 2012) are lower than the average for Southend
cities (Auburn, Federal Way, Kent, Renton, SeaTac, and Tukwila).
Review Draft 8/6/12 — Not for Circulation 40
City of Tukwila Strategic Planning
Demographic & Economic Profile
$40.00
• $35.00
tn
$30.00
u $25.00
N $20.00
u- • $15.00
$10.00
▪ $5.00
$0.00
Exhibit 39
Class A' Full Service Office Rents, 2003-2012
•
•
•
• •
•
0 - • - -
•
••
Downtown Seattle
Tukwila
- - - - - Southend Average
I I I I I f I 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
31 3 R1 � �y h3 01 03 1 y '�� Oy �3 �i� 0� Oti O� yy ti3 til
00.00.00.00.00.00.00.00 ci . 00 .00 .00 .00 .00 .O4 .Oti . ON . ON .ON.N.V.
1'1ti ti ti'1'1ti'1ti ti'1'1'1"0 '12 ti '0 '12
Year and Quarter
Source: CBRE, 2012; BERK, 2012
Rents in the Tukwila submarket are similar to the Southend overall, but they are quite a bit lower than
Downtown Seattle, which has some of the highest office rents in the region.
Rents have been relatively stable in the Tukwila submarket, even during the economic boom and
following recession. This indicates that the Tukwila submarket does not track as closely to broader
economic conditions as Downtown Seattle, for example, which saw a more dramatic increase and
decrease in rents before and during the recession.
1 Class A office spaces have high quality finishes, state of the art systems, prime locations, and compete for premier
office users.
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62
City of Tukwila Strategic Planning
Demographic & Economic Profile
Exhibit 40
Industrial Market Statistics, 2012 (First Quarter)
South King County Overall Market
Existing Square Feet 111,212,614 313,164,665
Vacancy Rate 7.26% 6.69%
Rents2 $0.36 $0.43
Source: Kidder Mathews, 2012; CBRE, 2012
South King County represents one-third of all industrial space within the Seattle industrial market
(Snohomish to Thurston County).
Vacancy rates in South King County submarket are relatively low at 7.26% and in line with the overall
market.
At $0.36 per square foot per month, rents for industrial space in South King County are relatively low.
Only the Tacoma/Fife submarket has lower asking rents than South King County in the Puget Sound
industrial market ($0.35 per square foot per month).
2 Asking triple net rents per square foot per month. Source: CBRE
Review Draft 8/6/12 — Not for Circulation 42