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Add reorganized MIC /L uses per discussion above. Reorganize and combine the listing of <br /> permitted manufacturing uses and add a preface to the permitted <br /> manufacturing/ processing uses as follows: <br /> TMC 18.38.020 -13, 19 -20 Manufacturing and industrial uses that have moderate <br /> to substantial potential for creating noise, smoke, dust, vibration or other external <br /> environmental impacts including, but not limited to: <br /> a. Heavy metal processes such as smelting, blast furnaces, drop forging or drop <br /> hammering; <br /> b. Manufacturing, processing, assembly, packaging and repair of: <br /> 1) Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, <br /> textiles, fabrics, plaster, agricultural products or animal products (no rendering or <br /> slaughtering) <br /> 2) Previously manufactured metals, such as iron and steel fabrication; steel <br /> production by electric arc melting, argon oxygen refining and consumable electrode <br /> melting, and similar heavy industrial uses. <br /> Office <br /> Analysis: Staff reviewed development standards and permitted sizes for offices in the <br /> MIC /H and MIC /L zones. Offices are permitted in both MIC /L and MIC /H subject to <br /> specific size limits and /or characteristics either as permitted or conditional uses. <br /> In 2001, the MIC /L Zone was amended to allow offices and similar uses up to 20,000 s.f. <br /> as stand alone permitted uses. Offices and similar uses 20,000 s.f. and over may be <br /> allowed as conditional uses. <br /> MIC /H allows offices associated with another permitted use, such as administrative uses <br /> for a manufacturing firm, as a permitted use. <br /> In 2003, MIC /H was amended to allow stand alone offices as conditional uses subject to <br /> specific size and location restrictions including: <br /> 1) New offices shall not exceed 100,000 sf per lot that was established prior to <br /> 9/20/2003; <br /> 2) No new offices on the Duwamish River north of the turning basin; <br /> 3) An existing office development established prior to 12 -11 -1995 (the effective date <br /> of the Comprehensive Plan) may convert to a stand -alone office use subject to the <br /> provisions of the zoning code. <br /> Size limits and the conditional use process address potential impacts, such as traffic, <br /> and the intent of preserving the majority of the land resource for industrial activity. <br /> Since the time this zoning change was adopted, several large office developments have <br /> been built in the MIC /L zone but there has not been a similar expansion in the MIC /H <br /> zone. <br /> Options for regulating office uses include: <br /> 1) Maintaining the current regulations <br /> W: \Long Range Projects \MIC Study\ Issues &Opps \MIC- Logo \Issues &OppsReport.doc Page 22 <br />