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2) Reducing the size of new stand -alone offices that are allowed in the MIC /H <br /> Citing concern over non industrial uses bidding up the price of land, Seattle recently <br /> limited the size of new offices allowed in industrial areas to 10,000 sf in light <br /> industrial and 25,000 s.f. in heavy industrial. In Tukwila's case, this would render a <br /> number of newer offices non conforming. <br /> 3) Eliminating new stand -alone office uses from the MIC /H zone <br /> This would be a reversion to the situation that existed at the time that the zoning <br /> code was adopted in 1995. <br /> Recommendation: <br /> After considering these options and reviewing regulations governing office use in the <br /> MIC zone it is determined that maintaining existing regulations is appropriate. No <br /> additional change in office use size or status is recommended at this time. However <br /> staff recommends requiring administrative design review for new office buildings, see <br /> discussion below. <br /> Design Review for Office Uses (TMC 18.36.070 and TMC 18.38.070) <br /> Analysis: Administrative design review is currently required for new developments <br /> within 300 feet of residential developments or within 200 feet of the Green /Duwamish <br /> River in both MIC /L and MIC /H. <br /> Developments that do not meet these locational criteria, including office, are currently <br /> exempted from design review. Characteristics of office uses, including their interface <br /> with the public, are different from more typical industrial uses. Their development <br /> merits additional consideration to ensure that their appearance and function are <br /> appropriate. <br /> Recommendation: <br /> Require design review for new office uses in MIC /L and MIC /H as follows: <br /> 18.36.070 Design Review <br /> Administrative design review is required for all new office development,. and <br /> other developments within 300 feet of residential districts or within 200 feet <br /> of the Green /Duwamish River. <br /> 18.38.070 Design Review <br /> Administrative design review is required for all new office development, and other <br /> developments within 300 feet of residential districts or within 200 feet of the <br /> Green /Duwamish River <br /> Offices including Schools and Studios for Self- improvement <br /> Also in the "office" use category, MIC /L allows stand alone office and similar activities <br /> up to 20,000 square feet as a permitted use. This category includes "schools and <br /> studios for self improvement" (TMC 18.36.020.24) as follows: <br /> 24. Offices including, but not limited, to software development and similar uses, <br /> financial services, schools and studios for education or self improvement less than <br /> 20,000 square feet. <br /> W: \Long Range Projects \MIC Study\ Issues &Opps \MIC Logo \Issues &OppsReport.doc Page 23 <br />