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WASHINGTON EDUCATION ASSOCIATION BUILDING USE INTERPRETATION
SEALAND PROPERTIES - WASHINGTON EDUCATION ASSOCIATION BUILDING USE INTERPRETATION
WEA
PEN
PARKS
RECREATION
BUILDING
28 April 1978
Mr. R. F. Larsen
Sealand Properties
33125 15th Avenue So.
Federal Way, Washington 98003
Dear Mr. Larsen:
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
RE: Office Building in RMH District
This office is in receipt of your letter dated 18 April 1978 requesting a
determination as to the allowance of an office building within the RMH
District.
Upon consideration of the appropriate sections of the Tukwila Zoning Code,
(Title 18, TMC), it is the determination of this office that office uses
are permitted in the RMH district only if they occupy the first two stories
of a high - density residential structure. An exception to this rule, however,
may be permitted under Conditional Use Permit as provided for in Section
18.18.010 (8) of the Zoning Code. Specifically, an office building of a
single organization or society may be permitted in R -4 and RMH districts upon
approval of application after a hearing before the Planning Commission. A
copy of the basis of this determination is attached.
With respect to procedural options available to you in pursuit of the develop-
ment outlined in your letter, I offer the following alternatives:
A. Obtain a waiver from Ordinance #1035 and subsequently obtain a
Conditional Use Permit under the provisions of Section 18.18.010 (8),
Tukwila Municipal Code.
B. Attain an amendment to the Comprehensive Plan and reclassification
of the property to C -1.
C. Appeal the interpretation contained hereinabove to the Board of
Adjustment. If the interpretation is sustained by the board, options
A and B, above, remain open. Should the interpretation be overruled,
a waiver from Ordinance #1035 would still be necessary prior to
application for Building Permit. (An appeal must be filed within thirty
days from this date.)
6230 Southcenter Boulevard a Tukwila, Washington 98188 ■ (206) 242 -2177
Mr. R. F. Larsen
Sealand Properties
I trust this correspondence sufficiently answers your questions. Should you
have ny questions, please call.
Si c-rely,
G "' / Cr chfield
Assista t Planner
GC /j my
Attachment: as
cc: Dir, OCD
Assoc Plnr
Page 2
28 April 1978
. : "
28 April 1978
Mr. Leroy Bowen
301 Lloyd Building
Seattle, Washington 98101
RE: Office Building in RMH District
Dear Mr. Bowen:
Mr. Leroy Bowen ,.
Office Building in RMH District
I trus this correspondence sufficiently answers your questions. Should you
have ;, questions, please call.
Si rely,
Ga ►ti /ru
Assistan
GC /ch
Attachment: as
cc: Dir, OCD
Assoc Plnr
chfield
Planner
Page 2
27: April 1978
FROM: Gary Crutchfiel
CITY of TUKW _
OFFICE of COMMUNITY DEVELOPMENT
25 April-..1978
MEMORANDUM
TO: Kjell Stoknes, D ' tor, OCD
ant Planner
SUBJECT: USE INTERPRETATION: Office Building in RMH zone
This memorandum is offered in response to the attached letters requesting
allowance of an office building in the RMH district.
First, the RMH district (Chapter 18.20 TMC) essentially provides for high -
density multiple- family residential developments. This factor.is borneout
in consideration of the allowed uses under 18.20.010 and the dimensional
regulations of that chapter. The "essential use" (as defined in Section
18.06.340) is, therefore, high - density residential structures. Subsection
(4) of Section 18.20.010 allows "offices and clinics ... when such offices
occupy no more than the first two stories of the building... ". This allowance
is subordinate to the essential use and is explicitly limited to the first
two stories of a building housing the essential use. As such, a separate, free-
standing office building is not a permitted use in the RMH zone, regardless
of the number of stories. This conclusion is underscored by the fact that
recent office building developments have sought C -1 zoning to accomodate their
desired uses.
It should be noted, however, that subsection (1) of Section 18.20.010 allows
any of the uses permitted under Section 18.18.010 (R -4 zone). Referring to
that Section, subsection (8) specifically authorizes, under certain conditions,
office buildings of a single organization or society. Again, by virtue of its
special conditions, the separate office building is considered an exception to
the "essential use ".
In summary, office use is permitted in the RMH district ONLY if it occupies the
first two stories of a high - density residential structure. However, an office
building of a single organization or society MAY be permitted in the RMH dis-
trict under the criteria of Section 18.18.010 (8).
This information is intended to provide you with the basic posture of the Plan-
ning Division in consideration of the information available and assessed herein.
Please consider it as such and offer your concurrence or revision, that we may
inform the inquisitors.
GC /ch
Attachments:. 2Jo Southcenter Bouleva :d
A Fii'vrstM DMA
4j 51'k
n Tukwila, Washington 98188 a (206) 242 -2177 5E-e 1
) L
5
Mr. Kjell Stokness
Tukwila Planning Department
6230 Southcenter Blvd.
Tukwila, Washington 98067
Dear Mr. Stokness:
April 18, 1978
As you know, the Seattle Professional Engineering
Employees' Association is purchasing between 52nd Ave.
So. and 51st Ave. So., approximately 15207 52nd Ave. So.
(Phillip Nunan's property).
The Comprehensive plan shows zoning of single
family (from R.M.H.). I am assuming that SPEEA will
have to be compatible with some of the specifications
in RMH zoning, such as professional offices (doctors,
lawyers, etc.).
I would like to point out that the SPEEA building
and use will also be low profile and of little traffic
impact. The building will have only one tenant (SPEEA).
It will be two stories of 5,000 square feet on each
floor.. (2 stories maximum) and will have approximately
9 employees.
May I have a letter from you regarding this matter
so I can give it to the architects, Kirk - Wallace and
McKinley to submit with the waiver application re:
Ord. #1053.
They will have preliminary requirements ready
in a few days and will be contacting your department
with the complete application for waiver.
RFL:mis
Thank you.
Sincere
rsen
Sealand Properties
33125 -15th Ave. So.
Federal Way, WA
LeRoy A. Bowen
Gary Crutchfield
City of Tukwila
6230 Southcenter Blvd
Tukwila Wash. 98067
COMMERCIAL & INDUSTRIAL REAL ESTATE
301 LLOYD BUILDING • SEATTLE, WASH. 93101 • MU 9 -1433
April 18, 1976
Dear Mr Crutchfield
I hereby request that Washington Education Association
be considered a compatible use within R. M. H. zoing, which
allows professional use.
Washington Education Association being a professional
single tenant use within a two story building.
Best Regards
E CEiYE
APR 191978
GTY OF TUKWILA
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