Planning 2011-04-28 Item 4 - Attachment B: Background Report

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Retail and Office Use in the MIC: Both Manufacturing Industrial Center /Light (MIC /L) and Manufacturing Industrial Center /Heavy (MIC /H) allow certain non industrial uses, including retail sales and office. Each zone treats these uses somewhat differently. Retail activity that is intended to serve other permitted uses and /or their employees in the immediate area is a conditional use in both the MIC /L and MIC /H. The MIC /L zone allows offices that are smaller than 20,000 square feet as a permitted use. The MIC /H zone requires that offices be associated with another permitted use, such as an administrative office for an existing manufacturing facility. The MIC /L zone considers offices greater than 20,000 square feet as a conditional use. MIC /H allows offices not associated with a permitted use under specific conditions, subject to set size and location restrictions. Residential uses are not permitted in the MIC. E. Environmental Review Planned Action In 1998, the City Council adopted a Strategic Implementation Plan for the MIC and an accompanying Planned Action Environmental Impact Statement that that analyzed anticipated development alternatives in the MIC area and streamlined SEPA review for development in that corridor. The "Planned Action" option for State Environmental Policy Act (SEPA) review is allowed by the Washington Growth Management Act in sub areas, such as the MIC, that have an adopted plan for development. Planned action environmental review is a voluntary process meant to eliminate unnecessary regulatory barriers, shorten the review process, and provide more predictable review through development standards. Tukwila has received 44 planned action requests to date, with 36 approved. To be eligible for planned action environmental review, proposed projects must meet some basic qualifications, including: 1) The action is a "permitted use" or "accessory use" located within the MIC /L or MIC /H zones. 2) The action is: a. Not an "essential public facility" per RCW 36.707A.200; b. Not a conditional or unclassified use, in the MIC /L or MIC /H zones; c. Not a development that extends waterward of the ordinary high water mark; d. Not a development associated with the 16 Avenue Bridge construction activities. F. Shoreline Master Plan and Shoreline Overlav District The Duwamish River, running through Tukwila and the Manufacturing/ Industrial Center, is designated a Shoreline of Statewide Significance. Land within 200' of the Duwamish River lies within the shoreline jurisdiction, and is subject to the Shoreline Master Program, in conformance with the Washington State Shoreline Management Act (Chapter 90.58 RCW) and its implementing regulations (WAC 173 -26). The Shoreline Master Program (SMP) is intended WALong Range Projects \MIC Study \Planning Commission \DraftM]C Background Rpt.doc Page 8 of 14