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revenue to the City. Incorporating this one remaining. 64 acre parcel will provide consistent <br /> zoning and the ability to develop the site as a single parcel. <br /> Aesthetics.. The property is located at the northern boundary of the City of Tukwila, fronting <br /> the major transportation corridor East Marginal Way near the corner of South Norfolk <br /> Street. The property is surrounded by the Unified Grocers LI-zoned site immediately to the <br /> north, east, and south. See aerial photograph The property is developed with on older office <br /> building and surface parking. See aerial photograph. <br /> Development of the property with new buildings to house office, retail, lodging, <br /> entertainment, and light industrial (warehouse and manufacturing) uses will greatly enhance <br /> the aesthetic qualities as well as the prominence of the property. New buildings developed <br /> on the property will be required to meet the requirements of the current code for the Ll zone, <br /> including landscaping and setback requirements that will enhance the property's aesthetic <br /> qualities. In addition, while development under the MI C/H zone is exempt from the design <br /> review, future development of the property under the Ll zone will be subject to design <br /> review. This will ensure the property's function as a significant entry point to the City, as well <br /> as general quality of design, will be considered <br /> Transvortation, The Cities of Seattle and Tukwila have long had plans to improve the <br /> operational and aesthetic characteristics of East Marginal Way. The redevelopment of the <br /> property under the Ll zone will further these goals by improving the aesthetic quality of <br /> development on the property adjacent to these roadways and by providing frontage <br /> improvements as required by City code. In addition, the transportation analysis for project- <br /> level proposals will ensure that access is appropriately located and that all transportation <br /> improvements required as a result of the development of the property will be accomplished. <br /> In addition, the property is served by Metro transit and light rail. The uses proposed for the <br /> property under the Ll zone will bring employees and customers to the property who would be <br /> likely to utilize Metro transit and the light rail station. In contrast, heavy manufacturing uses <br /> under the current zoning are more likely to require automobile and truck use., <br /> Industrial Lands. The ECONorthwest report demonstrates that the proposal will not <br /> significantly impact future industrial development on parcels near the property in the MIC. <br /> The property is physically separated from industrial land to the north (in the City of Seattle) <br /> by Boeing and Boeing Field. East Marginal Way and the Duwamish River lie to the west and <br /> 1-5 lies to the east. Properties to the south in Tukwila are predominantly in light industrial <br /> and commercial uses. Due to the property's physical isolation (by Boeing-owned land, <br /> roadways, and the River) from areas of heavy industrial use, the proposal will not <br /> significantly impact future industrial development on parcels near the property in the MICs. <br /> 102 <br />