November 1, 2004August 10, 2026

NEST Study (New Economic Strategic Triangle): A Study of Development Properties Around Seattle-Tacoma International Airport — Annotated Table of Contents

Notes

NEST Study (New Economic Strategic Triangle) report and addenda, November 2004, Grant Number 07-69-05316, U.S. Economic Development Administration. Prepared by GVA Kidder Mathews (Blair Howe) with consultants Greg Easton (Property Counselors), John Hoffman (Perteet Engineering), John Yarnish (URS Corporation), and Chris Austin (Project Dimensions). Project managed by Thomas Boydell, Puget Sound Economic Development District. NEST Partnership includes City of Burien, City of Des Moines, City of SeaTac, Port Of Seattle, and Puget Sound Regional Council. Study examines development properties around Seattle-Tacoma International Airport, covering property inventory, market analysis, economic base and target industry sectors, and highest and best use determinations. Addenda include national airport real estate market overview, regional Southend real estate markets, economic base analysis, and property-by-property strategic recommendations.

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As the source for federal transportation grants, the Puget Sound Regional Council was charged with developing a system to meet the growing need for commercial aviation. When the search for a second airport failed, they authorized the Port of Seattle to build the Third Runway, with a mandate to develop a noise abatement and mitigation program. In their effort to stop the Third Runway, the ACC argued over every detail of the Port's efforts--including property buyouts and sound insulation. The dispute was meant to be settled by a three member Expert Arbitration Panel. This is their final report. It finds 2-1, that the Port's program was insufficient in several respects. Despite that, funding for the Third Runway was approved by the PSRC, and the 'Port Package' program, proceeded largely unchanged. Expert Arbitration Panel's final decision finding that the Port of Seattle had not shown sufficient reduction in real on-the-ground noise impacts to satisfy noise reduction conditions required for approval of a third runway at Sea-Tac International Airport. The majority decision concluded the Port's noise abatement programs were insufficient despite being impressive in scope.

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