No preview available
HomeMy WebLinkAboutLUA82-041pF R4, A THE CITY OF RENTON Co z r. . „, MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 omm BARBARA Y. SHINPOCH, MAYOR • CITY CLERK • (206) 235-2500 09A o. 0 " tEo SEel° P Q November 2, 1982 Mr. Dean W. Bitney 2727 Mountain View Avenue N. Renton, WA 98056 RE: File No. PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82; Dean W. Bitney Applications for Preliminary Mobile Home Park Approval and Requests for Variance; Appeal of Hearing Examiner's Decision. Dear Mr. Bitney: At its- regular meeting of October 25, 1982, the Renton City Council affirmed the Hearing Examiner's decision to approve the preliminary mobile home park application, Shady Glen, and deny the requests for variance. In response to your request, the four variance requests have been withdrawn. As a point of official notice, the entire issue of the Mobile Home Park Ordinance has been referred to the Planning 6 Development Committee for further study. For further information regarding scheduling of these study sessions to allow your participation, please contact the Council Secretary at 235-2586. Yours very truly, CITY OF RENTON t )72 a Maxine E. Motor Acting City Clerk MP Renton City Council October 25, 1982 Page 4 AUDIENCE COMMENT Sandy Webb, 430 Mill Avenue South, supported public officials' rights to speak on specific subjects without censorship or re- quired disqualification such as he felt was being recommended by Renton's City Attorney' s Office. Mayor Pro-tem Clymer reminded Mr. Webb that the City Attorney's Office is required to advise Council on all legal matters; the final decision as to disqualifi- cation is up to the Councilperson. CONSENT AGENDA The following items are adopted by one motion which follows the items included. North Eighth Public Works/Traffic Engineering Department requested ordinance Street at Park to appropriate unanticipated revenue from the Boeing Company in Avenue Traffic the amount of $46,000 for contract construction to upgrade traffic Signal signal system and channelization on North Eighth Street at Park Avenue North. Refer to Ways and Means Committee. LID 320 City Clerk reported bid opening of 10/15/82 for LID 320, NE 27th Bid Opening Street Watermain Extension (Water Project W-614) ; four bids re- ceived. Refer to Utilities Committee. (Tabulation attached. ) Dissolution of Policy Development Department reported dissolution of Water District Water District #78, as resulted when the City took responsibilities for water suppl 78 to the area within the Talbot Hill Island annexation in 1979, cannot be completed without an election or Superior Court order per King County notification. Refer to Utilities Committee. Airport Lease Public Works/Airport Department submitted Supplement 2 to Lease LAG 08-81 LAG 08-81 (Cedar River Hangar General Partnership) and related Supplement Aviation Committee report recommending five-year extension with added option to renew for another ten years; also that additional area of 5,616 square feet be included to use as taxi-way (or by specific authorization as temporary tie-down facility) . Recommenda- tion provides ten years current lease plus ten-year renewal option. Council approve lease supplement as recommended and authorize Mayor and City Clerk to sign, Claim for Claim for damages filed by Jack Belcher in the amount of $61 ,622.76 Damages for damages and injuries sustained in a motorcycle accident allegedl CL 52-82 caused by City of Renton Police vehicle (9/16/80) . Refer to City Attorney and insurance carrier. Claim for Claim for damages filed by Anthony Roller in the amount of $1 ,360.04 Damages for damage to living room ceiling and carpet due to alleged pressure CL 51-82 surge claiming City Water Department caused pipe to break (9/14/82 Refer to City Attorney and insurance carrier. Tele- Parks and Recreation Department/Building Superintendent submitted communications a consultant contract for telecommunications study for a total Study evaluation of the present City telephone system and recommendation of modification or acquisition of new system; expenditure of $7,500. Refer to Ways and Means Committee. Consent Agenda MOVED BY STREDICKE, SECONDED BY ROCKHILL, COUNCIL ADOPT THE CONSENT Approved AGENDA AS PRESENTED. CARRIED. OLD BUSINESS Planning and Planning and Development Committee Chairman Rockhill presented a Development report recommending the Hearing Examiner' s decision be affirmed Committee on the D.W. Bitney Rezone Appeal and the change of zone classifica- D.W. Bitney, tion and preliminary mobile home park application, as modified by Rezone Appeal ' removal of four variance applications, be approved. By stipulation R-023-82,of the applicant, four variance requests have been withdrawn. The PMH-029-82 applicant had requested rezoning of the west side of Union Avenue SE V-041-82 and adjacent to the southerly boundary of the existing Leisure Estat, V-042-8?Mobile Home Park from G-1 to T along with preliminary mobile home V-043-82 v-o44-82 Renton City Council October 25, 1982 Page 5 OLD BUSINESS continued Planning and park approval to construct a 203-lot mobile home park. Committee Development further recommended the matter of modifications to the mobile home Committee park ordinance be referred to the Planning and Development Committee continued for study. MOVED BY ROCKHILL, SECONDED BY HUGHES, COUNCIL CONCUR IN THE RECOMMENDATION OF THE PLANNING AND DEVELOPMENT COMMITTEE. CARRIED. CHG/Sunpointe Council discussed a report submitted by the Public Works Department On and Off-site detailing progress by CHG/Sunpointe development on Sunset Blvd. and Improvement Stevens Avenue as to required on and off-site improvements. The Progress report indicated progress was satisfactory. Councilman Stredicke objected to the fact that no representative of the Public Works Department was present to answer questions and requested a report at the next meeting regarding the status of Fourth and Union (the inconsistencies involved there) and the status of SW 43rd Street project. Councilman Stredicke requested a representative of the Public Works Department be present to give the presentation. Downtown Councilman Reed inquired whether street lights would be used for Christmas downtown Christmas lighting decoration. MOVED BY REED, SECONDED Lighting BY STREDICKE, THIS MATTER BE REFERRED TO THE COMMUNITY SERVICES COMMITTEE. CARRIED. ORDINANCES AND RESOLUTIONS Ways and Means The Ways and Means Committee recommended the following ordinance Committee for second and final reading: Ordinance #3668 An ordinance was read changing the zoning classification of certain GM Associates property located at the northeast corner of Duvall Avenue NE and Rezone NE Fourth Street from General Classification (G) to Business Distric R-019-82 B-1 ) , GM Associates Rezone, File #R-019-82. Committee Chairman Stredicke noted covenants have been filed and recorded on this matter. MOVED BY STREDICKE, SECONDED BY REED, COUNCIL ADOPT THIS ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES. CARRIED. First Readings The Ways and Means Committee recommended the following ordinances for first reading: Amon Rezone An ordinance was read changing the zoning classification of certain R-047-82 property located on the north side of NE Fourth Street approximatel 200 feet west of Duvall Avenue NE from General Classification (G) to Business District (B-1 ) , Amon Rezone, File #R-047-82. MOVED BY STREDICKE, SECONDED BY HUGHES, REFER THIS ORDINANCE BACK TO COMMITTI FOR ONE WEEK. CARRIED. Residential An ordinance was read amending portions of Ordinance 1628 relating Open House to residential open house signs. MOVED BY STREDICKE, SECONDED BY Real Estate ROCKHILL, REFER THIS MATTER BACK TO COMMITTEE FOR ONE WEEK. Signs Councilman Stredicke spoke against the revision of the sign code, noting violations by two major Realtors of provisions not yet even in effect and the inequity of this applying to one industry only. MOTION CARRIED. Fee Schedule An ordinance was read amending Chapter 41 of Title I (Administrativ of Ordinance 1628 relating to Land Use Regulation fees. MOVED BY STREDICKE, SECONDED BY REED, THIS MATTER BE REFERRED BACK TO COMMIT FOR ONE WEEK. CARRIED. Fire Department An ordinance was read amending Chapter 9 and Title V, Chapter 30 Permit Fees Business Regulations) of Ordinance 1628 relating to fees under the Uniform Fire Code. MOVED BY STREDICKE, SECONDED BY HUGHES, THIS MATTER BE REFERRED BACK TO COMMITTEE FOR ONE WEEK. CARRIED. PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT OCTOBER 25, 1982 BITNEY APPEAL - SHADY GLEN MOBILE HOME COMMUNITY (Referred 10/4/82) R-023-82; PMH 029-82; V-041-82; V-042-82; V-043-82 and V-044-82 The Planning and Development Committee has considered the above-mentioned appeal . By stipulation of the applicant, the four variance requests have been withdrawn without prejudice to the reapplication therefor. The Committee finds no error in the decision of the Hearing Examiner relating to the change of zone classification and preliminary mobile home park application and therefore recommends that the Examiner's decision be affirmed and the change of zone classification and preliminary mobile home park application, as modified by the withdrawal of the four variance applications, be approved. The Committee further recommends that the matter of modifications to the . mobile home park ordinance be referred to the Planning and Development Comittee for study. Rand Rockfi ill , Chai rman John Reed Robe Hug es ,/ - OF R( ie o THE CITY OF RENTON c, 0 © z POLICY DEVELOPMENT DEPARTMENT • 235-2552 miL MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH.98055 O ts, 10 P 9 TFD SEP1003 BARBARA Y. SHINPOCH O Q OW MAYOR MEMORANDUM 1 OCT22. ri 2 DATE: October 20, 1982 CITY CLERK TO: Planning & Development Committee FROM: David R. Clemens, Policy Development Director SUBJECT: BITNEY VARIANCE APPEALS The appellant submitted four variance applications with the mobile home park proposed for the property at the southerly end of Union Avenue Southeast. These variances were for lot coverage, sidewalk width, the requirement for sidewalks on cul-de-sacs, and the requirement for providing washers and dryers. The Examiner's denial of each of these variances is based upon the criteria set forth in Section 4-722-3 of the Municipal Code. In order for the Hearing Examiner to approval any variance application, the application must meet all four criteria established in this section. If the variance application fails to meet any of the four criteria, the Examiner is without power to approve the variance. The criteria are as follows: a) "Hardship . . . . because of special circumstances." b) "Not . . . . detrimental to the public welfare." c) "Not . . . . a grant of special privilege." d) "Minimum variance." The mobile home park •is very similar in application to a subdivision whereby it sets forth the location of building lot areas, streets and access, pedestrian ways, and similar circumstances. The first three variance applications apply to all lots, all streets, and all cul-de-sacs within the proposal. Although it is agreed that there may be some topographical circumstances within the site which may make a variance for a portion of the street, a few lots, or one or more cul-de-sacs appropriate for a variance, the proposal for expanding lot coverage, reducing sidewalk width, and eliminating sidewalks on cul-de-sacs clearly does not meet the requirements for special circumstances as established by Section 4-722-3(a). If the Examiner were to approve such a blanket variance, it would be a grant of a special privilege not established to 1111 Planning & Developmer ......nittee October 20, 1982 Page Two other property owners in a similar zone or similar location, thus clearly not meeting the restriction set forth in Section 4-722-3(c). Finally, as a variance applying to all lots, all streets, and all cul-de-sacs within a thirty (30) acre parcel, the variance clearly does not meet the requirements for a "minimum variance," thus failing to meet the requirements of Section 4-722-3(d). With regards to the variance for washers and dryers, no special circumstances have been shown, the proposal would be a grant of special privilege, and is clearly not the minimum variance necessary to provide for this development. Thus this application fails to meet the requirements of Section 4-722-3(a), (c), or (d). If this appeal is granted, it will have the effect of destroying the city's established ordinance with minimum standards for development, and abrogate the legislative authority to adopt such ordinances by allowing a quasi-judicial action on the variance application to invalidate crucial provisions of the ordinance. We believe that such an action would be clearly not in the general public interest thus failing to meet requirements of Section 4-722-3(b). If, as the appellant argues, the ordinance is not correct, the ordinance should be reviewed through the normal legislative process including appropriate hearings to establish whether the policies set forth in thatordinanceareappropriate, reasonable, and meet their legislative intent. RECOMMENDATION The appeal regarding the four Bitney variances should be denied, and the Hearing Examiner's decision affirmed. If the Planning and Development Committee finds that the mobile home park ordinancedeservesfurtherreview, the matter should be referred to the Planning Commission for review, public hearings, and recommendation to the Council. OF R4,11, o THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 o o BARBARA Y. SHINPOCH, MAYOR • CITY CLERK • (206) 235-2500 90 ro' 09 TFD SEri& September 28, 1982 CERTIFICATE OF MAILING STATE OF WASHINGTON) ss. COUNTY OF KING MAXINE E. MOTOR, Acting City Clerk of the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 28th day of September, 1982, at the hour of 5:00 p.m. , your affiant duly mailed and placed in the United States Post Office in Renton, King County, Washington, by first class mail , to all parties of record, a true and correct NOTICE OF APPEAL OF THE HEARING EXAMINER'S DECISION FILED BY DEAN W. BITNEY FOR THE DEAN W. BITNEY REZONE, VARIANCE AND PRELIMINARY MOBILE HOME PARK APPLICATIONS, FILES NO. R-023-82, PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82. Maxine E. Motor, Acting City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 28th day of September, 1982. 1 . /46,Q,QJ C. No :ry Public in and for the State of Washington, residing in King County. j km OF R y 0 THE CITY OF RENTON U `$ ® Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 oNALrn BARBARA Y. SHINPOCH, MAYOR • CITY CLERK • (206) 235-2500 9, 0 co. 09- 60 SEPSE September 27, 1982 APPEAL FILED BY DEAN W. BITNEY Re: Appeal and Reconsideration of Hearing Examiner's Decision Dated September 14, 1982, Dean W. Bitney Rezone, Variance and Preliminary Mobile Home Park Applications, Files No. R-023-82, PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82. To Parties of Record: Pursuant to Title 4, Chapter 30, City Code, written appeal of Land Use Hearing Examiner's decision has been filed with the City Clerk along with the proper fee of $25. NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be reviewed by the Council 's Planning and Development Committee and will be considered by the City Council when the matter is reported out of Committee. Please contact the Council Secretary at 235-2586 for date and time of the committee and council meetings should you desire to attend. Yours very truly, CITY OF RENTON e Maxine E. Motor Acting City Clerk MEM:jkm 1 f'r '.I; {,t.f..::,,.Z'.h:f,r•k^v;.T;n 6iitleAA NEED COPIES 0: SENT CITY ATTORNEY'S OFFICE qb?). RECORD, CHRONICLE (PRESS) °12 e c9-- MAYOR'S _OFFICE • 41/492 II , CITY .COUNCIL 9415 FINANCE DEPARTMENT HEARING EXAMINER 24nN i ns G1 a iDEPARTMENT PUBLIC WORKS DIRECTOR UTILITY ENGINEERING PETITIONER/APPLICANT Q/g& bajekplhefft- C146 INSURANCE CARRIER , • 1/ STREET DEPARTMENT Y BUILDING DEPARTMENT 6016 8 Tlan i ip, eztuk ssib/ rry Ts8., w 1E10E1VE September 24, 1982 SEP 2 7. iq82 CITY CLERK Honorable Barbara Y. Shinpoch, Mayor City of Renton 200 Mill Avenue South Renton, Washington 98055 Attention Ms. Maxine Motor, Acting City Clerk Regarding: Land Use Hearing Examiner Decision Appeal Dean W. Bitney's "Shady Glen" Mobile Home Community File Nos. R-023-82, PMH-029-82, V-041-82, V-142-82, V-043-82 V-044-82 Dear Mayor Shinpoch: In accordance with Title IV, Section 3016 of the City's Code, we hereby appeal the Hearing Examiner's decision to deny our request for variances for our mobile home community, "Shady Glen" , .which variances were granted by a previous Planning Commission and Board of Adjustment for incorpora- tion in "Leisure Estates" , our completed mobile home park lying contiguous to and northerly of the proposed "Shady. Glen" park. It is especially dis- heartening to have our variances denied when you consider that the City's mobile home park ordinance was to be amended after we developed "Leisure Estates; utilizing the planning and design results jointly accomplished by the previous City Council and ourselves, thereby eliminating the need for the requested variances. We offer hereinbelow our rationale in support of our request for the variances as part of our proposed "Shady Glen" mobile home community: 1. Sidewalk width reduction from 5' to 3'6" (Section 4-2006-1 (J)) . a) As was the case in "Leisure Estates" , "Shady Glen" will be designed as a private community with a private street system. The very nature of this community is to provide a private and safe residential atmosphere. The streets within this community will function without the "through traffic" that a standard public street and subdivision system must contend with. Speeds within the park will be limited to 15 miles per hour. This reduction in use intensity diminishes the need for full improvements of rim a "h•igher use" public street. Leisure Estates 201 Union Avenue S.E., Renton, Washington 98055 206/235-4545 Honorable Barbara Y. Shinpoch, Mayor September 24, 1982 Page two The reduction of sidewalk width from 5' to 3.5' does not substantially reduce the effective functioning of this improvement for its design purpose. There is not the sub- stantial need to separate vehicle and pedestrian given the lower use intensity level and much slower speeds. In fact, for all practical purposes, the streets in many similar scaled private residential communities are used jointly by vehicles and .pedestrians 'without undue hardships to either. The sidewalks will be planned as part of a total pedestrian system and will be similar to "Leisure Estates" . This will provide compatibility with what has been developed adjacent to the site and in the same zone classification. b) We have previously answered much of the arguments with re- gard to the granting of this requested variance as it relates to creating negative impacts to the public welfare, surround- ing properties, or the zone in which it is situated. One good way of measuring this is to review the successful operation of "Leisure Estates" mobile home park under similar stnadards. It can be said without a doubt by both the residents of this park and the surrounding community that no negative effects have been created by the construction of sidewalks to a width of 3.5 feet, or as a result of any of the other requested variances that were granted. Because "Shady Glen" will be a similar planned private neigh, borhood, the effects of these interior street variances on the surrounding neighborhood and general public will be un- noticable. Also, the fact that "Shady Glen" wili have a fully planned and vehicular circulation system designed to the specific needs and intensity of the proposed use assures that the welfare of the residents of the park will be fully protected. The proposed reduction does not eliminate the safe functioning of the sidewalk system. c) The granting of the variance or exception will not consti- tute a "grant of special privilege inconsistent with other properties in the vicinity The only other similar use in the vicinity is "Leisure Estates" , which was developed under the same standards as those being requested. However, in comparing the proposal with other mobile home parks in Renton, the proposed development is incomparable i.n i'ts quality and livability. It is difficult to compare the proposed development with surrounding subdivisions be- cause the inherent different characteristics of a private mobile home park community and standard lot-by-lot subdi- vision. 1 Honorable Barbara Y. Shinpoch, Mayor September 24, 1982 Page three d) The subject request is the minimum variance that will accomplish the desire for a separate pedestrian circula- tion system designed and scaled to the specific needs of the proposed residential community. The term "residential" is important when reviewing the scale and intensity of de- velopment. The streets and circulation system are designed to a residential scale which will be very limited in inten- sity of use. The streets and sidewalks will , therefore, not function to the capacity of a normal city street. 2. Sidewalk elimination on stub and cul-de-sac streets (Sec. 4-2006.1(j) ) . a) Much of the rationale used for the variance request No. 1 can be ut'il-fzed for this request as well . The concept of the proposed plan is the same; provide a safe functional pedes- trian system to the scale and intensity of the proposed use, and create flexibility of design, and reduce improvement costs which convert to more affordable housing alternatives. It is the same concept that was utilized in the design of Leisure Estates" and has operated successfully without detrimental effects. The stub and cul-de-sac streets will have even less traffic than the other_ streets within the park, because of their short length (approximately 150 feet) and limited number of residences (approximately 6 ujrits) fronting on them. This results in a very short walk to link with the main pedes- trian system, and will have no detrimental effects on the safety, aesthetics or welfare of the residents or surround- ing community. b)_ No detrimental effects will be caused by granting this variance as has been demonstrated by the existing "Leisure Estates" community. The need for sidewalks on every seg- ment of roadway in a private street system is questionable. It is in these instances that we need to provide realistic standards designed to the intensity of the use rather than over-designing" to the point of being superfluous and costly. The subject request is just such an example. The stubs and/or cul-de-sac streets act as a driveway to a limited number of units, and therefore can serve a variety of functions safely and effectively. c) See No. 1(c) . d). The request is the minimum variance necessary to accomplish the desired purpose of eliminating costly and unnecessary sidewalk improvements without sacrificing the health, safety, welfare and livability of the community. It is identical to the improvements granted previously to "Leisure Estates" , Honorable Barbara Y. Shinpoch, Mayor September 24, 1982 Page four which have funtioned safely and effectively for a number of years. A greater improvement than that proposed would not be functionally necessary. The stub and cul-de-sac streets as designed will adequately and safely provide for the limited amount of vehicle and pedestrian useage, while fulfilling certain open space needs as well . 3. Lot coverage increase from 40% to 60% (Section 4-2006.1(I)) . a) The intent of this variance request is to provide flexibility in the lot coverage requirements, as well as alleviating the conflict with other ordinance requirements such as minimum lot size, dimensions and setbacks. The proposed project will meet or exceed these other requirements of the ordinance. Yet, with certain mobile home units, together with accessory struc- tures , such as covered patios, carports , porches , etc. , the lot coverage limit will be exceeded. This does not appear to be consistent with the other lot and setback requirements of the ordinance, and actually deprives the residents of enjoying additional mobile home accessories. The residents of "Leisure Estates" have enjoyed such added structures, ex- ceeding the lot coverage limit by a similar variance request. It would be inconsistent and unfair to deprive the residents of "Shady Glen" the same rights and privileges enjoyed by the residents of "Leisure Estates" . b) The granting of the variance will not be detrimental to the residents of "Shady Glen" or the adjacent community of "Lei- sure Estates" . Residents favor the use of accessory struc- tures and enjoy the freedom of small compact, low maintenance yard and open space areas. The overall density established by the mobile home park ordinance is not exceeded, and the open space provisions have been met or exceeded. A community clubhouse will also be provided together with active open recreation space, sports courts and tot lots. All of these provisions comply with or exceed ordinance requirements and insure a safe livable environment. They also comply with the resident's desires for a compact low maintenance residential alternative. Because of the site screening and relative isolation of the subject site from the surrounding community (greenbelt and vacant property on the south and west, and "Leisure Estates" on the north) , impacts on the general area will be minimal . The proposed overall density of 6.8 dwelling units per acre is less than the 8 dwelling units per acre allowed by the Mobile Home Park Ordinance and considerably less than the 12 dwelling units per acre designated on the Comprehensive Plan, representing only 58% of that allowable Comprehensive Plan density. The public welfare will be served by provid- ing a safe, livable and affordable residential environment. c) As stated previously, the requested variance is the same as that granted to "Leisure Estates" , located adjacent to the Honorable Barbara Y. Shinpoch, Mayor September 24, 1982 Page five site and within the same "T" zone classification as the sub- ject proposal . It will enable the residents of "Shady Glen" the enjoyment of similar unit appurtenances (covered carports , patios, porches, etc. ) that the residents of "Leisure Estates" enjoy, and therefore, cannot be considered a special privilege. It is our experience that mobile home park residents favor minimum landscaped area and maintenance as a desired alter- native to standard single family residential living. d) The subject request is the minimum variance necessary to provide for all the variations of unit and appurtenant structures that may occur on a lot with the minimum size lot dimensions and setbacks established in the ordinance. It is not anticipated the coverage will exceed 60%. This will leave 40% or more for open space and landscaping which has been found in other circumstances (i .e. , "Leisure Estates" and other modern parks) to be very adequate. Any less of a variance might cause problems in permitting the total range of mobile home and accompanying structures on a lot. As indicated previously, the overall density of the proposed park will be less than the 8 lots per acre required by ordinance and therefore, will not be affected by the pro- posed variance. Lot size, dimensions, setbacks, and open space requirements of the ordinance will be unaffected by the variance request. Approval of the subject variance will assist in providing an affordable housing alternative without compromising the living environment. The proposed mobile home community will be a planned environment with private and common open space. Land- scaping will be installed on individual lots as well as in the common area. This, together with the required setbacks will be the controlling visual factor from the street. Therefore, the visual impacts on the streetscape will be unaffected by the subject variance request. 4. Reduction of washer and dryer requirement in service building to two (.2) each (Section 4-2006.2 (Q)) . a) The mobile home parks as we know them have evolved from Trailer Parks" (to which the "T" zone still refers) to Mobile Home" or "Manufactured Housing" parks. Such en- vironments are less transient than they once were. A mo- bile home is generally used as a permanent residence, and if a move is necessary, generally the resident moves, leav- ing the mobile home in-place in the park, similar to a stand- ared "stick built" residence. Mobile homes have also become more sophisticated and similar to standard housing in the luxuries" that they provide. One of the "luxuries" provided with most new mobile homes that was not provided when the ordinance was written, is space within each home for a washer and dryer. Therefore, the required one (1) washer and one (1) dryer for each 15 dwelling units is not necessary and is generally out of date with the inductry standards. The Honorable Barbara Y Shinpoch, Mayor September. 24, 1982 Page six ordinance requirement was established for the earlier more transient trailer parks and would be appropriate for today's travel trailer or camper parks. However, this condition re- presents 15 washers and 15 dryers for the subject proposal requiring a room of approximately 950 square feet. This is a larger facility than most commercial laundromats in the City. Such strict compliance of the ordinance would create undue expense and devote unnecessary space for an outdated regulation. Especially considering that as a whole, the wash- ers and dryers provided in individual mobile homes should certainly exceed such a requirement. Three (3) washers and three (3) dryers will be provided in the clubhouse similar to that provided ;in "Leisure Estates" , which has functioned adequately for its 250 homes. b) Granting of the proposed variance will not be materially detrimental to the public welfare or surrounding properties. Residents will most likely purchase and install a washer and dryer in their units. Surrounding properties will not be affected because they will not be using the park facilities. The proposed three (3) washers and three (3) dryers will be sufficient for the occasional user that the experience in Leisure Estates" indicates. No unsightly or unsanitary conditions will be created by the variance. c) Granting of the variance will not be a special privilege in that the adjacent "Leisure Estates" was granted a similar variance. Modern mobile homes have washer and dryer hook- ups similar to standard single family houses. d) The subject request is the minimum variance necessary to provide for those residents who do not purchase a washer and dryer for their homes. The proposed washer/dryer to unit ratio has been adequate in similar circumstances in Leisure Estates". The proposed three (3) washers and three (3) dryers will be added clubhouse conveniences for those who do not choose to use a local cleaners or laundromat. We respectfully request your consideration, and approval , of said variances which are an integral part of our park design. As stated earlier, a precedent was established for approving these variances since they were granted after extensive meetings/hearings with the staff, City Council , Planning Commission and Board of Adjustment, and for over four (4) years have functioned success- fully in "Leisure Estates" , providing a quality living environment without any negative impact to the public welfare. Sincerely yours, Dean W. Bitney Owner September 14, 1982 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL. APPLICANT: Dean W. Bitney FILE NO. R-023-82, PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82 LOCATION: West side of Union Avenue S.E. and adjacent to the southerly ' boundary of the existing Leisure Estates Mobile Home Park. SUMMARY OF REQUEST: The applicant seeks to rezone the subject site from G-1 to T along with preliminary mobile home park approval to construct a 203-lot mobile home park. Four variances from design criteria are also sought: increase lot coverage from 40% to 60%; reduction of sidewalk width; elimination of sidewalks along cul-de-sacs ; and reduction of laundry facilities. SUMMARY OF Building & Zoning Department: Approval of the rezone; approval RECOMMENDATION/ of the preliminary mobile home plan with conditions ; approval DECISION: of the variance for increase in lot coverage; denial of the variances relating to sidewalks ; and approval of the variance for reduction in laundry facilities. Hearing Examiner: (Recommendation) Approval of the rezone. Decision) Approval of the preliminary mobile home plan subject to modifications and conditions; denial of the variances. BUILDING & ZONING The Building & Zoning Department report was received by the DEPARTMENT REPORT: Examiner on August 24, 1982. PUBLIC HEARING: After reviewing the Building & Zoning Department report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows : The hearing was opened on August 31 , 1982 at 10:00 a.m. in the Council Chambers of the Renton Municipal Building.. Parties wishing to testify were affirmed by the Examiner. Roger Blaylock, Zoning Administrator, presented the Building & Zoning Department report, and entered the following exhibits into the record: Exhibit #1 : Application File, R-023-82, containing Building Zoning Department report and other pertinent documents Exhibit #2: Application File, PMH-029-82, containing Building Zoning Department report and other pertinent documents Exhibit #3: Application File, V-041-82, V-042-82, V-043-82, V-044-82, containing Building & Zoning Department report and other pertinent documents Exhibit #4: King County Assessor's Map Exhibit #5: Site Plan for Mobile Home Park including variances Referencing Section 3. 1 . 1 . of the Preliminary Mobile Home Park section of the report, the Examiner requested clarification of the hardship which must exist in order to grant a variance in the matter. Mr. Blaylock advised that although a definite hardship does not exist resulting from size, shape, topography or other physical limitations of the subject site, non-applicable provisions of the ordinance seem to create the hardship. The Examiner noted that as he understands variance law, a hardship applicable to each lot must be in evidence, and none are cited in the departmental report. Mr. Blaylock stated the intent of the park towards family living in providing large recreational areas of open space to compensate for each lot area. Mr. Blaylock noted a revision to the staff recommendation to allow provision of emergency access and access to the recreational vehicle storage area in the modification of Phase I development. R-023-82 Page Two The Examiner requested testimony by the applicant. Responding was: Dean W. Bitney 2727 Mountain View Avenue N. Renton, WA 98056 Mr. Bitney, owner of Leisure Estates Mobile Home Park to the north of the subject site, described the development of that park as a model for many communities in the northwest, noting his intent to duplicate many of the development features in the new park. He stated that as a result of the rezone and mobile home park development, the area will be improved through elimination of hazardous topography and numerous trespassers on the, site, and affordable housing will be provided to future park residents, where a scarcity now exists. He submitted a petition signed by owners of residences directly across the street from the site on Union Avenue S.E. The letter was entered as follows by the Examiner: Exhibit #6: Letter of support signed by adjacent residents Responding in support was: Michael L. Smith Pacific Land Research 1140 140th Avenue N.E. Bellevue, WA 98005 Mr. Smith, representing the applicant for the rezone proposal , reviewed his educational and professional background. He indicated that the subject rezone is timely and appropriate and is a logical progression of development in the area. Proposed density, access to the site, Comprehensive Plan designation, and surrounding land uses and zoning categories were discussed by Mr. Smith, who indicated an increased demand for housing of the type offered by the applicant. He cited Comprehensive Plan Policies 3.A. ; growth and development should occur in a timely and logical progression of the existing urban area; and subsections (4) and (5) within that general policy concerning public utilities ; priority for development should be given land where adequate public utilities are available; and a balance of residential , commercial , and industrial areas should be achieved; to demonstrate the conformance of the proposal to these policies. Responding to the Examiner's inquiries regarding capacity of existing sewer lines to accommodate the subject development, Mr. Smith advised that a sewer line is located along the southern boundary of the site extending down to the Metro facility. Also available are adequate water and roadway capacity for increased transportation useage of 3% at the intersection of N.E. 4th Street and Union Avenue N.E. Other projected traffic increases would be 2% at the intersection of N.E. 4th Street and Monroe Avenue N.E. and 1% at the Sunset Boulevard and N.E. 3rd Street intersection. The Examiner inquired regarding current capacity level of the latter intersection. Mr. Smith referred to the applicant's traffic study which projects the 1983 level of service at that intersection at LOS D with or without the Shady Glen development. Mr. Smith concluded his comments by supporting approval of the rezone and the mobile home park design as submitted, noting that the project offers affordable housing in a desirable setting with a shifting of open space from private, as found in single family residential neighborhoods to a common, more easily maintained open area. Responding in support was: David Millard Land Planning & Management 22627 152nd S.E. Kent, WA 98031 Mr. Millard, respresenting the applicant for the mobile home park proposal , indicated the status of his firm as the area's leading expert in the design of manufactured housing. He advised the difficulty in design of a mobile home park since lots have to be tailored to housing units, and noted that Leisure Estates Mobile Home Park was the first to utilize the set down technique of siting units in which the lot is excavated out to allow the home to set down in a lower silhouette. Landscaping, common open space, and setbacks were discussed by Mr. Millard, and he noted that typical lot sections G and H,. which.do not meet minimum lot size dimensions, will be eliminated. Responding to the Examiner's inquiry regarding specifications of lots C and D, Mr. Millard indicated the applicant's intent to provide lot lengths of a minimum of 75 feet and an average of 80 feet. Drainage facilities were discussed and it was noted that drainage runs off site at the midpoint of the west side and traverses along the southwest in a natural ravine and terminates about 200 feet to the east of the old Edwards Gravel Pit. The applicant proposes to implement the drainage ordinance within the development using detention as well as utilization of an infiltration process. Responding to the Examiner's inquiry regarding sanitary sewer, Mr. Millard stated that the sanitary sewer trunk line which was constructed three years R-023-82 Page Three ago on the south side of the subject site provides sufficient capacity to serve the proposal . Responding to the Examiner's further inquiry regarding secondary access, Mr. Millard advised that access is proposed through the Leisure Estates street system, and once the shop facilities are completed by the county and the city, the roadway will be tied in for emergency access. Justification for approval of the variance requests were reviewed by Mr. Smith, the first being an increase in lot coverage from 40 to 60% to allow appurtenant structures such as covered carports and patios for the benefit of residents. The Examiner stated that a variance may only be granted based upon physical aspects of the subject property which create a hardship in development. Mr. Smith cited the precedent of Leisure Estates in which such a variance was approved; therefore, a special privilege would not be granted to the applicant in this case. He also felt that the mobile home park environment places emphasis on smaller, useable lots which provides. active open space within the covered patio area. He noted several conflicts in the Mobile Home Park Ordinance for setback requirements and lot coverage limits, and indicated that granting the variances would not affect the residents in the area or the Comprehensive Plan. Addressing the variance for reduction in the quality of laundry facilities , Mr. Smith advised that newer mobile home units provide washer and dryer hookups and provision of 15 each of these machines would require a facility at least 950 square feet in size. He felt that three each washers and dryers would more than adequately serve the residents of the park. The variance for sidewalk width was discussed, and Mr. Smith indicated the precedent established in Leisure Estates as well as the fact that the roadway system in the park will be private, not open to public access, and a reduced speed limit will be imposed. Mr. Bitney discussed the landscaping requirement along the southern property line, noting that instead of a 50-foot setback required from the property line because of location of a sanitary sewer easement as cited in the report, the easement for the sewer line is unique in that it does not parallel and is not adjacent to the south property line. Instead, the 10-foot wide easement cuts through the property 50 feet north of the south property line over the sewer line, and landscaping in back yards of lots can be installed on top of the easement. Mr. Bitney requested that landscaping along the western portion be limited in height due to existence of a valley view which should be protected. Addressing the variance for lot coverage, Mr. Bitney noted the decision to approve the variance previously for the Leisure Estates development had required a 15-month period of review by the Planning Commission and City Council ; however, although revision of the ordinance had been referred to committee, the matter had died without a recommendation. Mr. Bitney stated that conformance to the existing ordinance would provide an ultimate development of a trailer park instead of a mobile home park such as Leisure Estates , and residents would be inconvenienced by lack of covered patios and carports. He noted the development goal of providing affordable housing by utilizing a higher density to residents who do not desire maintenance of large lots. The Examiner requested final comments. Mr. Smith stated that the site consists of an abandoned gravel pit and irregular topography, and even through grading, physical limitations create a hardship in meeting ordinance requirements for the proposed development. Since there were no further comments , the hearing regarding this matter was closed by the Examiner at 11 :53 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATIONS/DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1 . The applicant, Dean W. Bitney, filed a request for approval of a reclassification of approximately 30 acres from G-1 (General ; Single Family; Minimum lot size - 35,000 square feet)' to T (Mobile Home Park) together with approval of a preliminary plan for a mobile home park and variances from design standards. 2. The application file containing the application, SEPA documentation, the Building and Zoning Department report, and other pertinent documents was entered into the record as Exhibit #1 . 3. Pursuant to the City of Renton' s Environmental Ordinance and the State Environmental Policy Act of 1971 , RCW 43.21C, as amended, a Declaration of Non-Significance has been issued for the subject proposal by the Environmental Review Committee (ERC) , responsible official . 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. R-023-82 Page Four 5. The subject site is located on the west side of Union Avenue S.E. , just south of the Leisure Estates Mobile Home Park. 6. The subject site was annexed into the city in 1977 by Ordinance No. 3143. The site was classified G-1 upon annexation. A hearing for a special permit (SP-028-82) to fill and grade the subject site was held concurrently with this application and was approved. 7. The Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density multiple family housing and greenbelt. 8. The site is in an area which was extensively quarried for gravel and the site remains disturbed by such action but is otherwise undeveloped. The fill permit will allow the applicant to recontour the site for eventual development. The steeper slopes localized in the central portion of 'the site will be maintained for open space, greenbelt and recreation. 9. South of the site is the northern boundary of the Maplewood Golf Course and the bluffs near the course's northern boundary. East and southeast of the site are single family homes. The Leisure Estates Mobile Home Park also developed by the applicant is located immediately north of the subject site. A power transmission line and various governmental uses including the city and county shops are located west of the subject site. 10. The applicant proposes establishing a 30-acre mobile home park with 203 separate living units. The density would be approximately 7.28 units per acre. The 203 units would generate a population of approximately 507 persons (2.5/unit) . Approximately 50 school age children would be expected to live in the complex (.25 students/unit) . The development would generate approximately 1 ,238 vehicle trips per day (7 vehicle trips per day/unit) . 11 . Located within a raduis of three miles are Honeydew Elementary School ; McKnight Middle School ; and Hazen High School . All three schools are generally north of the subject site. 12. Kiwanis and Highlands Parks are located approximately one mile from the subject site. 13. The applicant has requested four separate variances from the provisions of the Mobile Home Park Ordinance. The applicant wants approval of 60% lot coverage, whereas the ordinance requires not more than 40% coverage (Section 4-2006. (I ) (I )) . The applicant proposes reducing the width of sidewalks from five feet to three and one-half feet in width and eliminating sidewalks from cul-de-sacs (Section 4-2006(I ) (J) ) . The final variance the applicant proposes is to reduce the number of laundry facilities from one washer and dryer per each 15 units to three complete sets for the entire complex (SEction 4-2006(1) (Q)) . 14. The primary access to the subject site will be via Union Avenue S.E. A second access required of mobile home parks will be provided via an easement to the west in the vicinity of the shop sites. 15. The applicant proposes occupancy open to family units including families with children. 16. Similar variance requests for Leisure Estates were heard by both the Planning Commission and the Board of Adjustment prior to the establishment of the Hearing Examiner system. Certain of the variances were granted for that property. There was protracted debate about the impact of the ordinance on design standards for new mobile home parks. The matter was thoroughly explored by the then Planning Commission and referred to the City Council . The Council voted to retain (at its March 12, 1979 meeting) the standards reflecting the continuation of policy. The City Attorney in correspondence of December 26, 1978 indicated that each request for variance for separate parcels of property must be judged against that particular parcel 's meeting the variance criteria. 17. The applicant, with the exception of the variances requested, has proposed to comply with the criteria and standards for parking, patios, streets, setbacks, open space and landscape buffers required by ordinance. R-023-82 Page Five CONCLUSIONS: Rezone 1 . The proponent of a rezone must demonstrate that the request is in the public interest and will not impair the public health, safety and welfare. In addition, the rezone must comply with at least one of the three criteria listed in Section 4-3014 which provides in part that: a. The subject site has not been considered in a previous area rezone or land use analysis; or b. The subject site is potentially designated for the new classification per the Comprehensive Plan; or c. There has been material and substantial change in the circumstances in the area in which the subject site is located since the last rezoning of the property or area. The applicant has demonstrated that the request is in the public interest and should be approved by the City Council . 2. The T district permits uses of up to eight units per acre which is a density both comparable and compatible with the density permitted in low density multifamily residential districts, the type of district recommended by the Comprehensive Plan. 3. The areas surrounding the subject site will not be affected by the development of the mobile home park on the site. A similar development, although restricted to adults , is located immediately north of the subject site. This' proposal would be a consistent extension of that type of use southward. The separation afforded by Union Avenue in this location along with the setbacks both required by ordinance and proposed by the applicant will buffer the proposal from the low intensity single family uses to the east. The southerly property, the golf course, will be unaffected by the development, and the bluffs provide a topographical separation to permit reasonable residential enjoyment on the mobile home site property. Mobile Home Park 4. The applicant's proposal complies with the general standards of the Mobile Home Park Ordinance, but the proposal will have to be modified in light of the denial of the variances. The 30 acres is more than the minimum five acres required by ordinance, and the lots will be equal to or larger than the minimum 3,000 square feet required. 5. The applicant proposes the appropriate access, and driveways will be relocated to conform to the requirement of a 50-foot distance from a cross-street. The applicant will have to provide landscaping and/or screening along all property lines as required by ordinance and this will include the northern boundary between the site and Leisure Estates. This will lessen the intensity of development and provide some relief from the development intensity along the west side of Union Avenue. 6. The applicant will provide the required two parking stalls per unit and will also provide each unit with patio and required outdoor storage space. Variances 7. The applicant has failed to demonstrate that special circumstances affect the subject property in a manner that denies the applicant reasonable use of the subject site and causes undue hardship. As indicated in the findings above, the standards for sidewalks, lot coverage and laundries are imposed by ordinance and were meant to apply to any mobile home park unless there is some special circumstances affecting the property which makes the imposition of those standards unreasonable. The fact that the applicant proposes larger modules than are ordinarily utilized is not a unique property condition, but is one caused by the applicant'ss desire to overburden the lot. While the ordinance may deny the applicant the ability to develop his specific proposal , there is no undue hardship which justifies overcrowding the lots with 20% more development. 8. Similar limitations exist in all zoning districts. It would be as inappropriate to grant a variance to permit a large, sprawling rambler in excess of lot standards in an R-1 zone as it would be to permit larger mobile units on 3,000 square foot lots. Similarly, it would be inappropriate to allow covered decks in a required sideyard. Such global changes represent policy differences with the ordinance, not issues of R-023-82 Page Six unreasonable application of a standard to specific parcels of property. 9. Further, a blanket variance for lot coverage is also inappropriate as a variance is property specific, as defined by the City Attorney. The applicant has not cited any circumstance to justify the variance for each of 203 separate lots. 10. The issue is rather a policy question of whether or not the standards of the Mobile Home Park Ordinance are too rigorous to allow mobile home development in the city as proposed by the applicant. The City Council resolved this specific question in the negative after review and left the ordinance unchanged. The standards are therefore appropriate and demonstration of undue hardship because of property -condition becomes necessary. 11 . The topography in the center of the site has no bearing on the individual lot coverage; nor the sidewalk question; nor the laundry. It serves to provide the open space and recreational needs of the proposed residents and fulfills the 10% playground/open space required. It is also compatible with and required as part of the greenbelt which is designated in the general area of the subject site on the Comprehensive Plan. 12. The variance to provide narrower sidewalks is also without merit. The units will be occupied by families presumably with toddlers and young children. Standard sidewalks will provide safe corridors for walking and play. Cul-de-sac streets should not be treated any differently and should be connected to the sidewalk system as a whole. Again, there is no unique property condition which warrants decreasing the size of the sidewalks or eliminating sidewalks from portions of the development. 13. There is similarly no property condition which would or should permit the applicant to deviate from the standard laundry requirements of one washer and dryer per 15 units. Just because such facilities can be accommodated in individual units does not mean they will . Providing washers and dryers in insufficient numbers will not meet the code requirements and will cause residents to have to purchase those facilities if they are not provided. 14. While similar variances were granted for Leisure Estates, those variances applied to different property and were issued before the City Council restated its position that the ordinance was , in fact, operating as they intended. Again, there is nothing in the record to demonstrate this property and each lot has unique property conditions to justify any of the variance requests. The standards imposed are expected of each mobile home park and if the applicant in this case wishes to provide more generous lots to accommodate larger units , that choice is his ; but to overcrowd the lots is unjustified. To provide fewer sidewalks and of less than standard dimensions is unjustified and to force residents to purchase their own washers and dryers when the ordinance specifically requires fourteen is unjustified. The requests for the variances are therefore denied. RECOMMENDATION: The City Council should approve the rezone of the subject site. DECISION: The Preliminary Mobile Home Park is approved subject to the modifications required by the denial of the variances and the approval of the rezone by the City Council . The requests for the variances are denied. ORDERED THIS 14th day of September, 1982. Fred J. Kauf a Laud Use Hearing Examiner TRANSMITTED THIS 14th day of September, 1982 by Affidavit of Mailing to the parties of record: Dean W. Bitney, 2727 Mountain View Avenue N. , Renton, WA 98056 Michael L. Smith, 1140 140th Avenue N.E. , Bellevue, WA 98005 David Millard, 22627 152nd S.E. , Kent, WA 98031 R-023-82 Page Seven TRANSMITTED THIS 14th day of September, 1982 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens, Policy Development Director Members, Renton Planning Commission Ron Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before September 28, 1982. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact , error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen 14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk accompanying a filing fee of $25.0o and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall . 1 11. W I I I. LI I I I JR....i 1 I T I 1 R- 1i I r, t• ir ir an 1 Neil-k lipIfi"lob I 506 Eam:.1 r ®" a `rI7, 1 r1ITN_.-.s . 0 I s, t v • 41111 v 1 p f I 43 s Z 7 a I I I 11i 4, . lee OIAI47NItM •I 1101116: 4et .1 I I V I 4 , 1 7I ;I 1I1%\ b\. 5 ‘. t' .. I f , ' kie43'41' ro1'FF`'ix. . tad' 2f. A'',', ' ?3"af: d '.t,S . . 2{ ,-' !°S ,.ci);' •e g .''. 1::: ,iNV11! ,y1'£'rit;.r„y rr,' ev:4 ' ,,t_ Sri w,. *' 4 it Cs t 1, I 111..1r PRELIMINARY MOBILE HOME PARK APPROVAL/VARIANCES FROM MOBILE HOME PARK ORDINANCE: DEAN W. BITNEY, PMH-029-82; V-041-82 V-042-82, V-043-82, V-044-82 APPLICANT DEAN W. BITNEY TOTAL AREA ±30 acres PRINCIPAL ACCESS Union Avenue S.E. EXISTING ZONING G-l. General Classification District EXISTING USE Undeveloped PROPOSED USE 203-lot mobile home park COMPREHENSIVE LAND USE PLAN Low Density Multiple Family/Greenbelt COMMENTS Ltc' Lr l O' — \ r ,..... 7. t.. 1 Av.-/ t'''-r" • LLSLY/ Cillsr! mT Ara arcraI A1Abi hater 4b"L ACw- I\ rxri ejttri,le/i/1.1ARin 1 1 I:WI; r :1Qr ' iiIIIW ' v ii, - s•/•., ah_sr !•u. .. ..•.tom Y I i l• p s. j ice. li, ;.? , Y- ate• qr a L....D.. Iry °' p olit1li1NIi4,1 V '' O'• ..r; e. -' ip ye,Ni,,.. A c4 4 IV ill °ItiAll* .,,,‘•.... ilIII1,:: 00*r::: zravagsp, 1 I 'I, II 111 V' I . , 1 NO ' -V, t:: 1/-*At%lir% 112 ii1moo . ;, - ..-110 cirrila; p j . o'. ; i1 .. v.. 1... wrq !- 4:2 441 . r.. fir —///] n itide v S II///JJ`` jj]]// \ ae I , J/, i i 0 .... .--„:-. r 0 '' -----• 4.t,.,..e..„. .1 - . r, .,,-,- *, c.ii 1 in A \i fe4174:,.a , am fel r a, 2 pia a y,, 0 111531.11, 1 1 Fir-s- - 1 7. T----- -pk• I t7 i• .,i I o,• ' f , 4 Q u r.,ice i Pc rla ; i 1 "' 111.__________ Jatilv.1. T T ~ r:/' '•a^ T'' -'' ,ri 11 — / I .\ 0 isIR1;N1 ,' `/ / •t; ,/,J• ,,, ,.1—.- imwwrl. 0 fr. — 1 :min TI ms' i it i.•- .i . Oir%Wit: Ill 1 oill -”...m.a., GS 111:Ing IIICIIII, H0.„,. . „..,, : ..:z ,..„,--•I ri 11,r ' t' •i ., \ • 1 = } w a-gt„ I _ I T 1% • Q•,a ..,aka- . C I ir ty Ill.7,-,-mw...„- 1 ,,mor_v_. 24. ,at),/ s\sit.4.fl %. 1 gip ,;. n r Straill6.%alliNE r'. lsrn4+gee _1.Ek. d5•f. ,` 1 6110, O tl.• q /,s;r '%h, •ri N p' ® 4 'O. II' I caw rar k t 11 1 l/ 1111111/121214 1 M: 0:0tl a\"1` ti. —(l s c+s+m an sroc,, ppI_ _ JUMP l ryc ew uavdf— 3 t I no soortJ P+.n crv! PMH-029-82; V-041-82, V-042-82, V-043-82, V-044-82 CITY OF RENTON N? 24569 FINANCE DEPARTMENT RENTON, WASHINGTON 98055 9` 7 19 ,Z• RECEIVED OF 14,i C6:1; _0 =f7-4.• r.)17qA.-4 72 , /2 - 00- 3 - a TOTAL c. GWEN E. MARS HALb, FANCE DIRECTOR BY AFFIDAVIT OF SERVICE BY MAILING State of Washington) County or King Marilyn J. Petersen being first duly sworn, upon oath disposes and states: That on the 14th day of September 19 82 , affiant deposited in the mails of the United States a sealed envelope containing u decision ur recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Subscribed and sworn thisJcj day of Jv -,& ,„p,t; , 19 .). c No a y Public in and for Op Sta):c of Washington, residing at Application, 'Petition or Case; Dean W. Bitney; R-023-82, PMH-029-82 The rn. rw.teb contain a .tta:t o6 :the paii..t44 o necond, ) September 14, 1982 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL. APPLICANT: Dean W. Bitney FILE NO. R-023-82, - PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82 LOCATION: West side of Union Avenue S.E. and adjacent to the southerly boundary of the existing Leisure Estates Mobile Home Park. SUMMARY OF REQUEST: The applicant seeks to rezone the subject site from G-1 to T along with preliminary mobile home park approval to construct a 203-lot mobile home park. Four variances from design criteria are also sought: increase lot coverage from 40% to 60%; reduction of sidewalk width; elimination of sidewalks along cul-de-sacs; and reduction of laundry facilities. SUMMARY OF • Building & Zoning Department: Approval of the rezone; approval RECOMMENDATION/ of the preliminary mobile home plan with conditions ; approval DECISION: of the variance for increase in lot coverage; denial of the variances relating to sidewalks ; and approval of the variance for reduction in laundry facilities. Hearing Examiner: (Recommendation) Approval of the rezone. Decision) Approval of the preliminary mobile home plan subject to modifications and conditions ; denial of the variances. BUILDING & ZONING The Building & Zoning Department report was received by the DEPARTMENT REPORT: Examiner on August 24, 1982. PUBLIC HEARING: After reviewing the Building 6 Zoning Department report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on August 31 , 1982 at 10:00 a.m. in the Council Chambers of the Renton Municipal Building.. Parties wishing to testify were affirmed by the Examiner. Roger Blaylock, Zoning Administrator, presented the Building 6 Zoning Department report, and entered the following exhibits into the record: Exhibit #1 : Application File, R-023-82, containing Building Zoning Department report and other pertinent documents Exhibit #2: Application File, PMH-029-82, containing Building Zoning Department report and other pertinent documents Exhibit #3: Application File, V-041-82, V-042-82, V-043-82, V-044-82, containing Building & Zoning Department report and other pertinent documents Exhibit #4: King County Assessor's Map Exhibit #5: Site Plan for Mobile Home Park including variances Referencing Section 3. 1 . 1 . of the Preliminary Mobile Home Park section of the report, the Examiner requested clarification of the hardship which must exist. in order to grant a variance in the matter. Mr. Blaylock advised that although a definite hardship does not exist resulting from size, shape, topography or other physical limitations of the subject site, non-applicable provisions of the ordinance seem to create the hardship. The Examiner noted that as he understands variance law, a hardship applicable to each lot must be in evidence, and none are cited in the departmental report. Mr. Blaylock stated the intent of the park towards family living in providing large recreational areas of open space to compensate for each lot area. Mr. Blaylock noted a revision to the staff recommendation to allow provision of emergency access and access to the recreational vehicle storage area in the modification of Phase I development. R-023-82 Page Two The Examiner requested testimony by the applicant. Responding was: Dean W. Bitney 2727 Mountain View Avenue N. Renton, WA 98056 Mr. Bitney, owner of Leisure Estates Mobile Home Park to the north of the subject site, described the development of that park as a model for many communities in the northwest, noting his intent to duplicate many of the development features in the new park. He stated that as ,a result of the rezone and mobile home park development, the area will be improved through elimination of hazardous topography and numerous trespassers on the site, and affordable housing will be provided to future park residents, where a scarcity now exists. He submitted a petition signed by owners of residences directly across the street from the site on Union Avenue S.E. The letter was entered as follows by the Examiner: Exhibit #6: Letter of support signed by adjacent residents Responding in support was: Michael L. Smith Pacific Land Research 1140 140th Avenue N.E. Bellevue, WA 98005 Mr. Smith, representing the applicant for the rezone proposal , reviewed his educational and professional background. He indicated that the subject rezone is timely and appropriate and' is a logical progression of development in the area. Proposed density, access to the site, Comprehensive Plan designation, and surrounding land uses and zoning categories were discussed by Mr. Smith, who indicated an increased demand for housing of the type offered by the applicant. He cited Comprehensive Plan Policies 3•A• ; growth and development should occur in a timely and logical progression of the existing urban area; and subsections (4) and (5) within that general policy concerning public utilities ; priority for development should be given land where adequate public utilities are available; and a balance of residential , commercial , and industrial areas should be achieved; to demonstrate the conformance of the proposal to these policies. Responding to the Examiner's inquiries regarding capacity of existing sewer lines to accommodate the subject development, Mr. Smith advised that a sewer line is located along the southern boundary of the site extending down to the Metro facility. Also available are adequate water and roadway capacity for increased transportation useage of 3% at the intersection of N.E. 4th Street and Union Avenue N.E. Other projected traffic increases would be 2% at the intersection of N.E. 4th Street and Monroe Avenue N.E. and 1% at the Sunset Boulevard and N.E. 3rd Street intersection. The Examiner inquired regarding current capacity level of the latter intersection. Mr. Smith referred to the applicant's traffic study which projects the 1983 level of service at that intersection at LOS D with or without the Shady Glen development. Mr. Smith concluded his comments by supporting approval of the rezone and the mobile home park design as submitted, noting that the project offers affordable housing in a desirable setting with a shifting of open space from private, as found in single family residential neighborhoods to a common, more easily maintained. open area. Responding in support was: David Millard Land Planning & Management 22627 152nd S.E. Kent, WA 98031 Mr. Millard, respresenting the applicant for the mobile home park proposal , indicated the status of his firm as the area's leading expert in the design of manufactured housing.He advised the difficulty in design of a mobile home park since lots have to be tailored to housing units, and noted that Leisure Estates Mobile Home Park was the first to utilize the set down technique of siting units in which the lot is excavated out to allow the home to set down in a lower silhouette. Landscaping, common open space, and setbacks were discussed by Mr. Millard, and he noted that typical lot sections G and H,. which.do not meet minimum lot size dimensions , will be eliminated. Responding to the Examiner's inquiry regarding specifications of lots C and D, Mr. Millard indicated the applicant's intent to provide lot lengths of a minimum of 75 feet and an average of 80 feet. Drainage facilities were discussed and it was noted that drainage runs off site at the midpoint of the west side and traverses along the southwest in a natural ravine and terminates about 200 feet to the east of the old Edwards Gravel Pit. The applicant proposes to implement the drainage ordinance within the development using detention as well as utilization of an infiltration process. Responding to the Examiner's inquiry regarding sanitary sewer, Mr. Millard stated that the sanitary sewer trunk line which was constructed three years R-023-62 Page Three ago on the south side of the subject site provides sufficient capacity to serve the proposal . Responding to the Examiner's further inquiry regarding secondary access, Mr. Millard advised that access is proposed through the Leisure Estates street system, and once the shop facilities are completed by the county and the city, the roadway will be tied in for emergency access. Justification for approval of the variance requests were reviewed by Mr. Smith, the first being an increase in lot coverage from 40 to 60% to allow appurtenant structures such as covered carports and patios for- the benefit of residents. The Examiner stated that a variance may only be granted based upon physical aspects of the subject property which create a hardship in development. Mr. Smith cited the precedent of Leisure Estates in which such a variance was approved; therefore, a special privilege would not be granted to the applicant in this case. He also felt that the mobile home park environment places emphasis on smaller, useable lots which provides active open space within the covered patio area. He noted several conflicts in the Mobile Home Park Ordinance for setback requirements and lot coverage limits, and indicated that granting the variances would not affect the residents in the area or the Comprehensive Plan. Addressing the variance for reduction in the quality of laundry facilities, Mr. Smith advised that newer mobile home units provide washer and dryer hookups and provision of 15 each of these machines would require a facility at least 950 square feet in size. He felt that three each washers and dryers would more than adequately serve the residents of the park. The variance for sidewalk width was discussed, and Mr. Smith indicated the precedent established in Leisure Estates as well as the fact that the roadway system in the park will be private, not open to public access , and a reduced speed limit will be imposed. Mr. Bitney discussed the landscaping requirement along the southern property line, noting that instead of a 50-foot setback required from the property line because of location of a sanitary sewer easement as cited in the report, the easement for the sewer line is unique in that it does not parallel and is not adjacent to the south property line. Instead, the 10-foot wide easement cuts through the property 50 feet north of the south property line over the sewer line, and landscaping in back yards of lots can be installed on top of the easement. Mr. Bitney requested that landscaping along the western portion be limited in height due to existence of a valley view which should be protected. Addressing the variance for lot coverage, Mr. Bitney noted the decision to approve the variance previously for the Leisure Estates development had required a 15-month period of review by the Planning Commission and City Council ; however, although revision of the ordinance had been referred to committee, the matter had died without a recommendation. Mr. Bitney stated that conformance to the existing ordinance would provide an ultimate development of a trailer park instead of a mobile home park such as Leisure Estates , and residents would be inconvenienced by lack of covered patios and carports. He noted the development goal of providing affordable housing by utilizing a higher density to residents who do not desire maintenance of large lots. The Examiner requested final comments. Mr. Smith stated that the site consists of an abandoned gravel pit and irregular topography, and even through grading, physical limitations create a hardship in meeting ordinance requirements for the proposed development. Since there were no further comments , the hearing regarding this matter was closed by the Examiner at 11 :53 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATIONS/DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1 . The applicant, Dean W. Bitney, filed a request for approval of a reclassification of approximately 30 acres from G-1 (General ; Single Family; Minimum lot size - 35,000 square feet) to T (Mobile Home Park) together with approval of a preliminary plan for a mobile home park and variances from design standards. 2. The application file containing the application, SEPA documentation, the Building and Zoning Department report, and other pertinent documents was entered into the record as Exhibit #1 . 3. Pursuant to the City of Renton' s Environmental Ordinance and the State Environmental Policy Act of 1971 , RCW 43.21C, as amended, a Declaration of Non-Significance has been issued for the subject proposal by the Environmental Review Committee (ERC) , responsible official . 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. R-023-82 Page Four 5. The subject site is located on the west side of Union Avenue S.E. , just south of the Leisure Estates Mobile Home Park. 6. The subject site was annexed into the city in 1977 by Ordinance No. 3143. The site was classified G-1 upon annexation. A hearing for a special permit (SP-028-82) to fill and grade the subject site was held concurrently with this application and was approved. 7. The Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density multiple family housing and greenbelt. 8. The site is in an area which was extensively quarried for gravel and the site remains disturbed by such action but is otherwise undeveloped. The fill permit will allow the applicant to recontour the site for eventual development. The steeper slopes localized in the central portion of the site will be maintained for open space, greenbelt and recreation. 9. South of the site is the northern boundary of the Maplewood Golf Course and the bluffs near the course's northern boundary. East, and southeast of the site are single family homes. The Leisure Estates Mobile Home Park also developed by the applicant is located immediately north of the subject site. A power transmission line and various governmental uses including the city and county shops are located west of the subject site. 10. The applicant proposes establishing a 30-acre mobile home park with 203 separate living units. The density would be approximately 7.28 units per acre. The 203 units would generate a population of approximately 507 persons (2.5/unit) . Approximately 50 school age children would be expected to live in the complex (.25 students/unit) . The development would generate approximately 1 ,238 vehicle trips per day (7 vehicle trips per day/unit) . 11 . Located within a raduis of three miles are Honeydew Elementary School ; McKnight Middle School ; and Hazen High School . All three schools are generally north of the subject site. 12. Kiwanis and Highlands Parks are located approximately one mile from the subject site. 13. The applicant has requested four separate variances from the provisions of the Mobile Home Park Ordinance. The applicant wants approval of 60% lot coverage, whereas the ordinance requires not more than 40% coverage (Section 4-2006. (I ) (I )) . The applicant proposes reducing the width of sidewalks from five feet to three and one-half feet in width and eliminating sidewalks from cul-de-sacs (Section 4-2006(I ) (J)) . The final variance the applicant proposes is to reduce the number of laundry facilities from one washer and dryer per each 15 units to three complete sets for the entire complex (SEction 4-2006(1) (Q)) . 14. The primary access to the subject site will be via Union Avenue S.E. A second access required of mobile home parks will be provided via an easement to the west in the vicinity of the shop sites. 15. The applicant proposes occupancy open to family units including families with children. 16. Similar variance requests for Leisure Estates were heard by both the Planning Commission and the Board of Adjustment prior to the establishment of the Hearing Examiner system. Certain of the variances were granted for that property. There was protracted debate about the impact of the ordinance on design standards for new mobile home parks. The matter was thoroughly explored by the then Planning Commission and referred to the City Council . The Council voted to retain (at its March 12, 1979 meeting) the standards reflecting the continuation of policy. The City Attorney in correspondence of December 26, 1978 indicated that each request for variance for separate parcels of property must be judged against that particular parcels, meeting the variance criteria. 17. The applicant, with the exception of the variances requested, has proposed to comply with the criteria and standards for parking, patios , streets, setbacks, open space and landscape buffers required by ordinance. R-023-82 Page Five CONCLUSIONS: Rezone 1 . The proponent of a rezone must demonstrate that the request is in the public interest and will not impair the public health, safety and welfare. In addition, the rezone must comply with at least one of the three criteria listed in Section 4-3014 which provides in part that: a. The subject site has not been considered in a previous area rezone or land use analysis; or b. The subject site is potentially designated for the new classification per the Comprehensive Plan; or c. There has been material and substantial change in the circumstances in the area in which the subject site is located since the last rezoning of the property or area. The applicant has demonstrated that the request is in the public interest and should be approved by the City Council . 2. The T district permits uses of up to eight units per acre which is a density both comparable and compatible with the density permitted in low density multifamily residential districts , the type of district recommended by the Comprehensive Plan. 3. The areas surrounding the subject site will not be affected by the development of the mobile home park on the site. A similar development, although restricted to adults , is located immediately north of the subject site. This proposal would be a consistent extension of that type of use southward. The separation afforded by Union Avenue in this location along with the setbacks both required by ordinance and proposed by the applicant will buffer the proposal from the low intensity single family uses to the east. The southerly property, the golf course, will be unaffected by the development, and the bluffs provide a topographical separation to permit reasonable residential enjoyment on the mobile home site property. Mobile Home Park 4. The applicant's proposal complies with the general standards of the Mobile Home Park Ordinance, but the proposal will have to be modified in light of the denial of the variances. The 30 acres is more than the minimum five acres required by ordinance, and the lots will be equal to or larger than the minimum 3,000 square feet required. 5. The applicant proposes the appropriate access , and driveways will be relocated to conform to the requirement of a 50-foot distance from a cross-street. The applicant will have to provide landscaping and/or screening along all property lines as required by ordinance and this will include the northern boundary between the site and Leisure Estates. This will lessen the intensity of development and provide some relief from the development intensity along the west side of Union Avenue. 6. The applicant will provide the required two parking stalls per unit and will also provide each unit with patio and required outdoor storage space. Variances 7. The applicant has failed to demonstrate that special circumstances affect the subject property in a manner that denies the applicant reasonable use of the subject site and causes undue hardship. As indicated in the findings above, the standards for sidewalks, lot coverage and laundries are imposed by ordinance and were meant to apply to any mobile home park unless there is some special circumstances affecting the property which makes the imposition of those standards unreasonable. The fact that the applicant proposes larger modules than are ordinarily utilized is not a unique property condition, but is one caused by the applicant's desire to overburden the lot. While the ordinance may deny the applicant the ability to develop his specific proposal , there is no undue hardship which justifies overcrowding the lots with 20% more development. 8. Similar limitations exist in all zoning districts. It would be as inappropriate to grant a variance to permit a large, sprawling rambler in excess of lot standards in an R-1 zone as it would be to permit larger mobile units on 3,000 square foot lots. Similarly, it would be inappropriate to allow covered decks in a required sideyard. Such global changes represent policy differences with the ordinance, not issues of R-023-82 Page Six unreasonable application of a standard to specific parcels of property. 9. Further, a blanket variance for lot coverage is also inappropriate as a variance is property specific, as defined by the City Attorney. The applicant has not cited any circumstance to justify the variance for each of 203 separate lots. 10. The issue is rather a policy question of whether or not the standards of the Mobile Home Park Ordinance are too rigorous to allow mobile home development in the city as proposed by the applicant. The City Council resolved this specific question in the negative after review and left the ordinance unchanged. The standards are therefore appropriate and demonstration of undue hardship because of property -condition becomes necessary. 11 . The topography in the center of the site has no bearing on the individual lot coverage; nor the sidewalk question; nor the laundry. It serves to provide the open space and recreational needs of the proposed residents and fulfills the 10% playground/open space required. It is also compatible with and required as part of the greenbelt which is designated in the general area of the subject site on the Comprehensive Plan. 12. The variance to provide narrower sidewalks is also without merit. The units will be occupied by families presumably with toddlers and young children. Standard sidewalks will provide safe corridors for walking and play. Cul-de-sac streets should not be treated any differently and should be connected to the sidewalk system as a whole. Again, there is no unique property condition which warrants decreasing the size of the sidewalks or eliminating sidewalks from portions of the development. 13. There is similarly no property condition which would or should permit the applicant to deviate from the standard laundry requirements of one washer and dryer per 15 units. Just because such facilities can be accommodated in individual units does not mean they will . Providing washers and dryers in insufficient numbers will not meet the code requirements and will cause residents to have to purchase those facilities if they are not provided. 14. While similar variances were granted for Leisure Estates, those variances applied to different property and were issued before the City Council restated its position that the ordinance was , in fact, operating as they intended. Again, there is nothing in the record to demonstrate this property and each lot has unique property conditions to justify any of the variance requests. The standards imposed are expected of each mobile home park and if the applicant in this case wishes to provide more generous lots to accommodate larger units , that choice is his ; but to overcrowd the lots is unjustified. To provide fewer sidewalks and of less than standard dimensions is unjustified and to force residents to purchase their own washers and dryers when the ordinance specifically requires fourteen is unjustified. The requests for the variances are therefore denied. RECOMMENDATION: The City Council should approve the rezone of the subject site'. DECISION: The Preliminary Mobile Home Park is approved subject to the modifications required by the denial of the variances and the approval of the rezone by the City Council . The requests for the variances are denied. ORDERED THIS 14th day of September, 1982. Fred J. Kauf a Land Use Hearing Examiner TRANSMITTED THIS 14th day of September, 1982 by Affidavit of Mailing to the parties of record: Dean W. Bitney, 2727 Mountain View Avenue N. , Renton, WA 98056 Michael L. Smith, 1140 140th Avenue N.E. , Bellevue, WA 98005 David Millard, 22627 152nd S.E. , Kent, WA 98031 R-023-82 Page Seven TRANSMITTED THIS 14th day of September, 1982 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens , Policy Development Director Members, Renton Planning Commission Ron Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before September 28, 1982. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact , error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen 14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk accompanying a filing fee of $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall . Mil W r LI IT1IT RIM r G R'-1 II- It ., L• . . „ ri If r• 1 7r k w •, sr 1 i1P-: T,- rd A c• • v t l0 M7 f V c0 tr c7 7 171116066rifili R- i . ' U.:. 1 y 1. t , .. w it it vWI El II 1: 1111211P91111"I I z la I A 6 1P IirriAn.#t*Gt 1 1 47 44 44 44 44 VI) fellt: I tittt w', . ' ?el 14 ., •1 •% j 4. r•e ... f_ r . i ,o , ,,1 ',y I-- ` .g - =`4: 'rTa' E 7z ''.,,, " , ° x " '` ,. \ R:-. „,,-- i y - i . i - , , 'fin [few ° e}V.s;J 5 V4 F4 3js i ° ,Z `;^. F r')L ! , . , 1 i 4 Z. e...........„/ VI C% LiVitt // I A minemimer Al PRELIMINARY MOBILE HOME PARK APPROVAL/VARIANCES FROM MOBILE HOME PARK ORDINANCE: DEAN W. BITNEY, PMH-029-82; V-041-82, V-042-82, V-043-82, V-044-82 APPLICANT DEAN W. BITNEY TOTAL AREA ±30 acres PRINCIPAL ACCESS Union Avenue S.E. EXISTING ZONING G-1. General Classification District EXISTING USE Undeveloped PROPOSED USE 203-lot mobile home park COMPREHENSIVE LAND USE PLAN Low Density Multiple Family/Greenbelt COMMENTS c.•r•ewsse.e4r..C.•.Ye g., iI, a-- t.- 1 rl"I.j:. •:v,' s 11W Y„_ cisone, 3 1D. ..N1b' ,K1o[G home /RW' '' 1 r,r•wrii1i6Ig1I + h 1 + I 1 1 + rR el/° i ;el 4ItNliT 11iI.c I,1lA% i,-t, ZR..• ei v W1-.-...rV-st•ma141ak11 I:,''Ac. e,. r oII 0., r. i i,i r?_' 1 ai_"oi"'.I•4-• :,„ 1 441p 1,1-4* 3` 4.‘ 0...,%... 06if' 6. N 1 1o_ otao . 1, 4i Tom- w • lo L, k*e.41. 51MN " ! n1 j U ie' 1 'i 170110 dr /et \- Ikv / / ' V "aw 1 i; t II ,i4j370 , _ .4 \..\ .0.p:: ; 1 A. '• 57-. O , 'N..... .: it lk„,:•,'"''-,.....„..... °... ar i: 4,, ,..„ 4,1,,""•. , 110, ix iir 4.-..- --_ •,..„ -,A,Ilk ‘. 1:4.....41.1 . _ ! 3 1;r j, 714r 4-1..V:- IL" 6`.''. 4" • e4gipz. ..-7;4/:),(:_.-4,0.. 4, .. t. „..•...._ 4,,, _ 4,17 , s 44' ill 73":' \ *.1''''''-- s. I 1 ... • -1----ilt i 11 o.'-...; II-- 1 \ , /j rI`I . Pitt tea, V G i+E S Vl // I,%I//,j/ram• 1 Ifs--'-_-- 4.- -© I •17 p lit 1 ftIT 111' '--' a.e7 RAC' G174 `\`I „ b ii,.. f/ •=. f'Ir` PT0 O - I I i n O I©4 1l aA, 'mar I T r n if f! i'(/'1-4:>...'a 1 r m i s R N't Ir-C-r-). / _ _ i c 1 e 1 O ill,' l/l I s r . mw.m.aM OaS 4, 0 FrrS9.4/4':q,\ ill 1 lill ....,...... ' 1. 1g111::blientge 0 •lit.tuiv. _i .-. I e;' r © t • 1 a ese,. \ , 4,4 ,` aM,/ob :••.1 Q,N i• Fro/vs i E I' ' al I 4%.;e_m-Ail k !-...7,3,4•14‘' , it 1 4,7,,,_I d i_. /\ 7 l ),..0:,,,e).7,- r, i 1 ! . Qes 6.u.a 7r/ • i G ..... : Ii, I l • _s./ ter. ro' ` , 1T1 a \., ,'i 1 1 . t 11 ,11 i • 1111111- _ . : r° r 35 . • , Y. , ,/po 0, . o1 o I K. tale .-at -t- a neC y w fi ry fNrq wee Rr J t. r-----.__. . I cmIVi m u p 1.--: n,. q• nRattill11111111:_til IN ` e '0.• 1 I a.w.r Tki4/.-a j 11 1 1 V s , an alas• I 01 u d 'a A e sis a"AMER em an= 4' Q.wN o•cT aelsNXw'At v tr fL 2 11 1 .A wr-ar w a..e,,•naw,e ncv— fi Yew. J r.CITY ,z K PMH-029-82; V-041-82, V-042-82, V-043-82, V-044-82 Renton City Council October 4, 1982 Page 2 CONSENT AGENDA continued Holvick deRegt Holvick deRegt Koering requested a Latecomers Agreement be Koering established for the construction of the traffic signal at the Latecomers intersection of SW Seventh Street and Edwards Street, pursuant Agreement to Hearing Examiner Report and Decision for site plan approval , SA-094-81 , SA-095-81 and Ordinance 3622. Refer to Transportation Committee. Holvick deRegt Holvick deRegt Koering requested, a Latecomers Agreement be Koering established for the construction of the traffic signal at the Latecomers intersection of Powell Avenue SW and SW Grady Way, pursuant to Agreement Hearing Examiner Report and Decision for site plan approval , SA-094-81 , SA-095-81 and Ordinance 3622. Refer to Transportation Committee. Holvick deRegt Koering requested review by Council committee ofCommon1toindustrial Curb Cuts requirements for common curb cuts as they apply Requirements and commercial sites. Refer to Planning and Development Committee. Construction Holvick deRegt Koering requested a construction funding agreement Funding be established for the construction of the traffic signal at SW Agreement Seventh Street and Edwards Street. Refer to Planning and Develop- ment Committee and City Attorney. J. Clifford Land Use Hearing Examiner submitted report on the J. Clifford Gray Gray Rezone Request for Rezone #R-051-82 of the north side of SW 12th Street R-051-82 between Maple Avenue SW and Lind Avenue SW. Applicant seeks rezone from R-1 to L-1 to construct a warehouse. Refer to Ways and Means Committee. Planning Mayor Shinpoch announced reappointment of Virginia Houser to the Commission Planning Commission fora three-year term effective to June 30, Reappointment 1985. Mrs. Houser has served on the Commission since 1980. Other members of the Planning Commission include: Frank Jacobs, Eugene Ledbury, Michael Porter, Barbara Schellert, Joan Walker and Anita Warren. Refer to Ways and Means Committee. D. W. Bitney Appeal filed by Dean Bitney regarding Hearing Examiner Decision Rezone Appeal of 9/14/82 - D. W. Bitney Rezone, Variance and Preliminary Mobile R-023-82 Home Park Applications (Files No. R-023-82, PMH-029-82,41-82 , PMH-029-82 V-042-82, V-043-82, V-044-82). Applications requested rezoning V-041-82 of the west side of Union Avenue SE and adjacent to the southerly 11-042-8 boundary of the existing Leisure Estates Mobile Home Park from V-04 - 2 G-1 to T along with preliminary mobile home park approval to con- V-0 - struct a 203-lot mobile home park. Four variances from design criteria were sought. Refer to Planning and Development Committee Donald E. Land Use Hearing Examiner submitted report on the Donald E. Mc McWilliams Williams Preliminary Plat (File #PP-031-82) for approval of a Preliminary nine-lot subdivision to allow construction of 18 dwelling units on Plat 1 .88 acres located on the east side of Union Avenue NE between NE PP-031-82 Fourth Street and NE Sixth Street (extended). Hearing Examiner recommendation: Approval with conditions. Council concur. Street Forward Finance Department requested resolution authorizing up to an Thrust Fund additional $500,000 being borrowed from the Street Forward Thrust Borrowing Fund. Refer to Ways and Means Committee. Consent Agenda MOVED BY S REDICKE, SECONDED BY COUNCIL APPROVE THE AGENDAApprovedCONSENT RENTON CITY COUNCIL Regular Meeting October 4 , 1982 Municipal Building Monday, 8 : 00 P .M . Council Chambers MINUTES CALL TO ORDER Mayor Barbara Y. Shinpoch led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF RICHARD M. STREDICKE, Council President Pro tem, ROBERT J. HUGHES, COUNCIL MEMBERS RANDALL ROCKHILL, JOHN W. REED, NANCY L. MATHEWS, THOMAS W. TRIMM. MOVED BY TRIMM, SECONDED BY REED, COUNCIL PRESIDENT CLYMER BE EXCUSED. CARRIED. CITY STAFF BARBARA Y. SHINPOCH, Mayor; LAWRENCE WARREN, City Attorney; MICHAEL IN ATTENDANCE PARNESS, Administrative Assistant; MAXINE E. MOTOR, Acting City Clerk; CAPT. DONALD PERSSON, Police Department. PRESS Jan Hinman, Renton Record Chronicle MINUTE APPROVAL MOVED BY STREDICKE, SECONDED BY MATHEWS, COUNCIL APPROVE THE MINUTES OF SEPTEMBER 27, 1982 AS PRESENTED. CARRIED. CONSENT AGENDA The following items are adopted by one motion which follows the items included. Deleted item Mayor Shinpoch announced that item 5b had been withdrawn from the Consent Agenda. LID 320 Interim Finance Department recommended interim financing be provided from Financing the Waterworks Utility Fund for LID 320, water main extension on NE 27th Street just east of Edmonds Avenue NE (Devils Elbow Road) . Interest rate to be established at the prevailing rate at the time of the initial draw down; financing shall be repaid from Bond pro- ceeds after project completion. Refer to Ways and Means Committee. Cumulative Finance Department requested an ordinance to establish a Cumulative Reserve Fund - Reserve Fund for deposit of Special Utility Connection Charges. Specitl Utility Monies received to be used for support and/or betterment of the Charges Water and Sewer Utility. Refer to Ways and Means Committee. Shoreline Master Policy Development Department requested Public Hearing be set for Program Update October 25, 1982 to consider the Shoreline Master Program update. This program, originally adopted in 1976, is to provide specific development regulations for areas within 200 feet of Lake Washington the Cedar and Green Rivers and portions of Springbrook and May Creek Council concur. Unincorporated Policy Development Department requested review of City policy re- Territory Sewer garding sewer service to unincorporated territories within the city Service specifically the "Liberty View" project. Refer to Utilities Commits Repeal of Finance Department/City Clerk requested repeal of Ordinance #3383• Ordinance #3383 Change in Federal law to Social Security reporting requirements removes present exemption of sick pay. Refer to Ways and Means Committee. Handicapped Proclamation by Mayor Shinpoch declared the month of October, 1982, Parking Awareness as DAV Handicapped Parking Awareness Month, sponsored by Disabled Month American Veterans. Council concur. Claim before Legal Department requested ordinance be established requiring a Suit Ordinance Claim for Damages be filed prior to suit against the City. Refer to Ways and Means Committee. For.Use By City Clerk's Office Only A. I . # bip AGENDA ITEM RENTON CITY COUNCIL MEETING xasa= a' a:sssaso= SUBMITTING Dept./Div./Bd./Comm. City Clerk For Agenda Of October 4, 1982 Meeting Date) Staff Contact Ma ine Motor Name) Agenda Status: SUBJECT: Appeal of Hearing Examiner's Decision Consent XX of 9/14/82 - D.W. Bitney Rezone, Variance and Public Hearing Correspondence Preliminary Mobile Home Park Applications; Ordinance/Resolution Files No. R-023-82, PMH-029-82, V-041-82, Old Business V-042-82, V-043-82, V-044-82 Exhibits: (Legal Descr. , Maps, Etc.)Attach New Business Study Session A. Appeal Other B. Hearing Examiner's'.Decisinn C. City Clerk's Letter of 9/27/82 Approval : Legal Dept. Yes No N/A COUNCIL ACTION RECOMMENDED: Refer to Finance Dept. Yes No. N/A Planning and Development Committee Other Clearance FISCAL IMPACT: Expenditure Required $ Amount $ Appropriation- Expenditure Budgeted Transfer Required SUMMARY (Background information, prior action and effect of implementation) Attach additional pages if necessary.) Appeal filed by Dean W. Bitney, Owner PARTIES OF RECORD/INTERESTED CITIZENS TO BE CONTACTED: UILDIRG AND ZONING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING AUGUST 31 , 1982 APPLICANT: DEAN W. BITNEY FILE NUMBER: R-023-82, PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82. A. SUMMARY 6 PURPOSE OF REQUEST: The applicant seeks to rezone the subject site from G-1 to "T" along with preliminary mobile home park approval to construct a 203-lot mobile home park. Four variances from design criteria are also sought. B. GENERAL INFORMATION: 1 . Owner of Record: Dean W. Bitney 2 . Applicant: Dean W. Bitney 3. Location: Vicinity Map Attached) West side of Union Avenue S.E. and adjacent to the southerly boundary of the existing Leisure Estates mobile home community. 4 . Legal Description: A detailed legal description is available on file in the Renton Building & Zoning Department. 5 . Size of Property: 30 acres. 6 . Access :Via Union Avenue S.E. 7. Existing Zoning: G-1 , General Classification District; Minimum lot size 35 ,000 sq. ft. 8 . Existing Zoning in the Area: G-1 , "T" , R-1 . 9. Comprehensive Land Use Plan: Low Density Multiple Family, Greenbelt. 10. Notification: The applicant was notified in writing of the hearing date. Notice was properly published in the Daily Record Chronicle on August 20, 1982 and posted in three places on or near the site as required by City Ordinance on August 20, 1982. C. ,c,ISTORY/BACKGROUND: The subject site was annexed into the City by Ordinance 3143 of June 13, 1977 . PRELIMINARY REP1 TO THE HEARING EXAMINER DEAN W. BITNEY, N-023-82, PMH-028-82, V-041-82, V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE TWO D. PHYSICAL BACKGROUND: 1 . Topography: The subject site slopes generally from northeast to southwest at grades ranging from 5-9%. 2 . Soils : Alderwood Gravelly Sandy Loam, 6-15% slopes AgC) . Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Available water capacity is low. Runoff is slow to medium and the erosion hazard is moderate. This soil is used for timber, pasture, berries, row crops, and for urban development. 3. Vegetation: The majority of the site consists of scrub brush, blackberries, and weeds . 4 . Wildlife : The existing vegetation provides some habitat for birds and small mammals. 5 . Water: No surface water was observed on the subject site (August 20, 1982) . 6. Land Use: The subject site is undeveloped. E. NEIGHBORHOOD CHARACTERISTICS: The surrounding properties are a combination of single family residence, mobile home dwellings, power transmission lines and undeveloped properties. F. PUBLIC SERVICES: 1 . Water and Sewer: A 12-inch water main extends north-south along the east side of Union Avenue S.E. to the east of the subject site. 2 . Fire Protection: Provided by the City of Renton as per ordinance requirements . 3. Transit: METRO Transit Route #107 operates along Union Avenue N.E. approximately 3/4 of a mile north of the subject site. 4 . Schools : Honeydew Elementary School is located approximately one mile north of the subject site. McKnight Middle School is approximately three miles north and west of the subject site and Hazen High School is located approximately two miles north and east of the property. 5 . Recreation: Kiwanis Park is located approximately one mile north of the subject site while Highlands Park is approximately one mile northwest of the site. G. APPLICABLE SECT'I s w S OF THE ZONING CODE: 1 . Section 4-714 , "T" , Trailer Parks. 2 . Section 4-722B, Special Permits . 3. Section 4-729, G-1 , General Classification District. H. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT: 1 . Policies Element, Comprehensive Plan (1981 ) ; Section 4 , 4 .A. 1 , p. 8; Section 4.C, 4 .C. 3, p. 9 ; Section 4.C. 10, p. 10. PRELIMINARY REPO: PO THE HEARING EXAMINER DEAN W. BITNEY, R-023-82, PMH-029-82, V-041-82, V-042-82 , V-043-82, V-044-82 AUGUST 31 , 1982 PAGE THREE I. IMPACT ON THE NATURAL OR HUMAN ENVIRONMENT: 1 . Natural Systems: Rezoning will not directly affect the property. However, construction of the mobile home park will remove the vegetation, disturb the soils, increase storm water runoff and have an effect on traffic and noise levels in the area. Through proper development and procedures, however, these impacts can be mitigated. 2 . Population/Employment: The proposed development would increase the area population by approximately 507 persons (203 units X 2. 5 persons/unit) . 3. Schools: The school population would increase by approximately 50 pupils (203 units X . 25 pupils/unit) . 4 . Social: Increased opportunities for social interaction would be available for the future residents of the area. 5. Traffic: Rezoning the site will not directly affect traffic. Total development will generate approximately 1 , 238 vehicle trips. J. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION: Pursuant to the City of Renton' s Environmental Ordinance and the State Environmental Policy Act of 1971, as amended, RCW 43-21C, a final Declaration of Non-Significance was issued for the subject proposal by the Environmental Review Committee on August 16 , 1982. K. AGENCIES/DEPARTMENTS C NTACTED: 1 . City of Renton Building & Zoning Department. 2 . City of Renton Design Engineering Division. 3. City of Renton Traffic Engineering Division. 4 . City of Renton Utilities Engineering Division. 5 . City of Renton Fire Prevention Bureau, 6 . City of Renton Parks & Recreation Department. 7. City of Renton Policy Development Department. L. DEPARTMENT ANALYSIS: The applicant Mr. Dean W. Bitney has submitted an application to allow the construction of a mobile home park. The application is actually in three segments . The first segment is rezoning the subject property from present G-1 , General Use Classification, to "T" , Trailer Classifi- cation. The second segment is the submission of Preliminary Mobile Home Park plans which must accompany the rezone application, while the third segment is a series of variances from the mobile home park design standards. The background information presented above will be identical in all cases. REZONE 1 . The applicant is seeking a rezone request on 30 acres from the present G-1 classification to "T" , Trailer Park. This is in compliance with the Com- prehensive Plan designation of Low Density Multiple Family. The site was specifically evaluated at the time of the Northeast Quadrant Comprehensive Plan Amendments conducted in 1981 . Thus , this would appear to comply with Section 4-3014 (C) (1 ) (b) . PRELIMINARY REP'TO THE HEARING EXAMINER DEAN W. BITNEY, x-023-82, PMH-029-82, V-041-82 , V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE FOUR 2. The subject site was originally annexed into the City in 1977, by Ordinance #3143. It has not been specifically considered for rezoning since that time. This would comply with the first criteria in Section 4-3014 (C) (1 ) (a) , Land Use Hearing Examiner Ordinance. 3. The Planning Commission, in their evaluation of recent land use developments in the area and improve- ments to the specific vicinity, considered the established trend of new mobile home parks adjacent to the north of the subject site and concluded that the extension of a mobile home area would be appropriate. The development of "Leisure Estates" and the single family residential areas to the east of Union Avenue S.E. suggest a major residential development trend in the vicinity. 4 . The comments submitted by the City departments reflect mainly design considerations of the Preliminary Mobile Home Park. These have been attached for the public ' s and the Examiner ' s review. PRELIMINARY MOBILE HOME PARK 1 . The plan submitted generally complies with the intent of the Mobile Home Park Ordinance and specifi- cally meet nine out of the eighteen criteria established under Section 4-2006 (1 ) . Variances have been requested concerning three of these design criteria. Section 4-714 in unclear as to specifically whether the rezone request and the development plans are to be reviewed simultaneously. In the past, both applications have been submitted together to allow complete review of the requested proposal. 2 . The proposal for the subject site is in compliance with the Land Use Comprehensive Plan designation of Low Density Multiple Family. 3 . The following is a point-by-point analysis of the eighteen design criteria as specified under Section 4-2006 (1 ) of the Mobile Home Park Ordinance. A. Site: The minimum site shall have five (5) developable and useable acres. The proposal includes 30 acres thus complying with this conditions. B. Access: There shall be at least two places off—access of which at least one must be upon a major or secondary street as defined by the City of Renton Comprehensive Arterial and Street Plan. The primary access is directly off of Union Avenue S.E. Union Avenue is designated as a secondary arterial by the City of Renton Comprehensive Arterial and Street Plan. There is no secondary access provided except for emergency access to the west to the City shop site. The proposal does not specifically comply with this requirement by the intent is met for emergency access. PRELIMINARY REPO TO THE HEARING EXAMINER DEAN W. BITNEY, K-023-82, PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE FIVE C. DRIVEWAYS: Any driveways providing entrance to or exit from the park shall not be closer than fifty (50) feet to street intersection measured from the nearest right-of-way line of the intersection street. The proposal does not comply with this require- ment. The main entrance is within fifty (50) feet of S.E. 4th Street. D. SCREEN: A solid wall or view obscuring fence, hedge or equivalent barrier not less than five (5) feet in height shall be established and maintained around the entire perimeter of the park except for openings for driveway purposes. The site plan shows provisions for twenty 20) feet of landscaping along the eastern property line adjacent to the existing public right-of-way for Union Avenue S. E. The site plan does not show continued landscaping around the perimeters of the site as required. Along the southern property line is shown a dedication of thirty (30) feet for future street extension. A similar buffer should be provided along this right-of-way to buffer the project in the future. It should be noted that because of topography, the street will be above the mobile home park looking down into it so it is imperative that landscaping be included at this point. Also a landscaping buffer should be provided between the existing "Leisure Estates" south annex and the new proposal to help lessen the cummulative intensity of both mobile home parks. Presently, there is a fifty (50) foot setback required from the existing southern property line because of a sanitary sewer easement. Therefore, landscaping the twenty (20) feet along the southern boundary of the proposed mobile home lots would not create a hardship on the applicant. Landscaping should consist of evergreen trees which would do better in the soil type and survive more readily without immediate provisions for an irrigation system. E. PERMANENT DWELLINGS: The only permanent dwelling allowed on the mobile home park shall be the single family dwelling of the owner or manager. There is not a proposal to include permanent dwellings on the subject site for this purpose. F. LOT SIZE: Each mobile home lot shall contain a minimum of 3,000 square feet with the length not less than seventy-five (75) feet and the width not less than forty (40) feet. Each lot shall be laid out as to optimize the view, privacy and other amenities. The site shows three types of lots: G, H and K which could be less than the required forty (40) feet in width. If completed as proposed, this would total forty-one (41 ) lots which would possibly not be in compliance with the code. Presently, all of the lots appear to meet the minimum length requirement of seventy-five (75) feet. PRELIMINARY REP1 TO THE HEARING EXAMINER DEAN W. BITNEY, x-023-82, PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE SIX G. DENSITY: There shall not be more than eight 8) lots per gross acre of the mobile home park. The gross area of the mobile home park will be thirty (30) acres, however, approximately 2. 1 acres will be dedicated for roadway purposes to the City of Renton. Therefore, this area should be excluded in the calculations of density. Based upon the remaining 27.9 acres, a total of 223 dwelling units could be placed on the subject property. The applicant proposes placing 203 thus complying with the code require- ment. H. SETBACKS: Each lot shall be clearly defined and landscaped. Mobile homes or accessory structures, including patios, awnings and related devises shall be located not less than five (5) feet from any side or rear lot line or closer than ten (10) feet (exluding chassis hitches and draw-bars) from the front lot lines abutting a street. No mobile home shall be located within ten (10) feet of another mobile home measured from side to side or end to end. No mobile home shall be parked closer than twenty (20) feet to any public street or driveway. It shall be illegal to allow or permit any mobile home to remain in the mobile home park unless proper space is available for it. Joint storage facilities may be exempt from lot setback requirements. At the present time this appears to be complied with. The actual location of the mobile homes must be determined at the time of issuance of a building permit for the structure. I . LOT COVERAGE: No more than forty (40) percent of any lot shall be covered by mobile home and accessory structures. VARIANCE REQUEST, V-041-82 The applicant is seeking a variance to this requirement to allow lot coverage to increase to sixty (60) percent. The applicant bases his justification upon experience in "Leisure Estates" mobile home park, which is immediately to the north of the subject site. The variance was granted by the Board of Adjustment in 1978 , and the project has functioned satisfactorily since that time. The Land Use Hearing Examiner must specifically review four criterial in determining if a variance is appropriate: 1 . That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject site, including size, shape, topography, location or surroundings of the subject property, and the strict application of the zoning code is found to deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zoned classifications; PRELIMINARY REPO TO THE HEARING EXAMINER DEAN W. BITNEY, .. ,,23-82, PMH-029-82, V-041-o , V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE SEVEN The applicant contends that this situation is identical to the one existing to the north. The hardship is a result of the strict application of the Mobile Home Park Ordinance. The Ordinance appears to establish an extreme design standard in this situation. The Mobile Home Park Ordinance and the P. U.D. Ordinance are similar in that the intent appears to allow the reduction of development standards for on-site amenities and specific purpose. In this case, the proposal is designed for families and therefore we would anticipate a large number of young families with small children. The site plan has provided additional diverse recreational areas for children and adults including tot-lots , racquet ball court, and a ball field. 2 . That the granting of the variance will not be materially detrimental to the public welfare or injurous to the property or improvements in the vicinity and zoning which subject property is situated; In general, increasing the lot coverage will not be materially detrimental to the general public except that covering more area will increase storm water run-off which will have to be controlled downstream. 3 . That the approval shall not constitute a grant of special priviledge inconsistant with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; It is difficult to argue that a special priviledge will be granted when the ordinance itself appears to have never been followed initially. The only example of a new mobile home park under the present provisions of the city code is the adjacent one to the north, "Leisure Estates. " 4 . That the approval as determined by the Examiner or Board of Adjustment is a minimum variance that will accomplish the desired purpose; The applicant' s purpose is to increase the total number of lots on the property. Increasing each of the lots by twenty 20) percent would reduce the total develop- ment by approximately twenty ( 20) percent. This is the minimum variance that would accomplish this purpose. J. STREETS, CURBS AND SIDEWALKS: Asphaltic or concrete streets and concrete curbings shall be provided to each lot. The minimum width of streets shall be thirty (30) feet. Concrete sidewalks of at least five (5) feet in width shall be placed along at least one side of each street or located in the back or side of each lot so that there is sidewalk access to all lots. PRELIMINARY REP TO THE HEARING EXAMINER DEAN W. BITNEY, .. 023-82, PMH-029-82, V-041-02, V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE EIGHT VARIANCE REQUEST, V-042-82, V-043-82 Both variances relate to the construction of sidewalks within the mobile home park. The applicant proposes reducing the width of the sidewalks from five (5) feet to three and one-half (3 1/2) feet (V-042-82) and eliminating the sidewalks along the cul-de-sacs (V-043-82) . Both of these variances should be considered together because of their potential joint impact. The following four criteria are applied to determine if the variance is appropriate: 1 . That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; The applicant contends that the site plan with reduced sidewalks is identical to the development of "Leisure Estates" to the north. The Board of Adjustment granted the variances in 1978, but it should be pointed out that the circumstances are not identical. At that point, the argument was that the mobile home park was primarily for senior citizens and there would not be major pedestrian/vehicular conflict because of the nature of the residents and reduced traffic speeds . The applicant has clearly stated that the mobile home park is to be for families. Families generate small children and the park has included recreational space to cater to small children. Therefore, there is a great need for the standard size sidewalks to provide a separate area for the children to ride their bicycles and tricycles, and also access the recreational areas. 2 . That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; In general, it could be stated that reducing the sidewalks and eliminating them in some cases, would result in creating a conflict between pedestrian and vehicular traffic within the park even though the speeds have been reduced. 3 . That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; PRELIMINARY REPOF 'O THE HEARING EXAMINER DEAN W. BITNEY, R-u43-82, PMH-029-82, V-041-bc, V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE NINE Again, the applicant contends that the proposal is identical to the north, "Leisure Estates. " However, it is clearly not a project of similar intent and the intent means the difference in design criteria that should be applied. 4 . That the approval as determined by the Examiner or Board of Adjustment is a minimum variance that will accomplish the desired purpose. The applicant' s purpose in eliminating the sidewalks appears to be economic in nature. Even though there is a distinct difference in intent from this project compared to the previous project, the applicant has not reflected that change in the design of the park except for additional recreational space. From the applicant' s view-point, the variance necessary is the minimum to allow their desire. K. PARKING: Each mobile home lot shall have a minimum of two ( 2) automobile parking spaces. Mobile home parks shall provide screened parking for boats , campers, travel trailers, and related devices on a ratio of one space per ten (10) lots , in a secluded portion of the park. The site plan shows compliance with the required parking spaces and also the requirement for recreational vehicle storage in the northwest corner of the subject site. Temporary RV storage will be necessary in each phase unless the roadways are constructed to the proposed standards. L. RECREATION AREA: A minimum of ten (10) percent of the total area of the park shall be reserved and shall be used solely and exclusively for a playground-recreation area. The applicant has provided major areas for on-site recreation including racquet ball court, baseball field, and several tot-lots, along with passive recreation in some of the remaining open space areas in the central portion of the mobile home park. In total, both the passive and active recreation areas equal the required ten (10) percent of the total project. Accessibility of the passive recreational areas may be difficult because of the steep slopes involved. M. ILLUMINATION: Sufficient illumination shall be provided between sunset and sunrise to illuminate adequately the roadways and walkways within the mobile home park. This criteria is specifically in relationship to the final mobile home park plans and should be evaluated at that time. PRELIMINARY REP TO THE HEARING EXAMINER DEAN W. BITNEY, 1.-023-82, PMH-029-82, V-041-o2, V-042-82, V-043-83, V-044-82 AUGUST 31 , 1982 PAGE TEN N. LANDSCAPING: Landscaping shall be provided on both the individual lots and the remainder of the mobile home park site according to a landscape plan approved by the Hearing Examiner. The general landscaping proposed along the eastern property line appears adequate. Greater concern should be stressed in approaching the landscaping the open space area because of the slopes involved and along the southern property line. The Fire Department has recommended that the landscaped islands in the middle of the cul-de-sacs should be eliminated for emergency vehicle turn-around. The Planning Division has traditionally argued that the landscaping in the cul-de-sacs does not interfere with the emergency access needs of the Fire Department. In addition, the landscaping provides a break in the sea of asphalt created by paving an entire cul-de-sac . O. STORAGE: A permanent storage facility shall be provided for each of not less than two hundred (200) cubic feet. No other structure except the mobile home and carport shall be permitted on the lot. The development plan shows the installation of storage facilities for each lot complying with the code requirement. P. SERVICE BUILDINGS: There shall be at least one service building located in a mobile home park. All service buildings shall have adequate inside and outside lighting. The service building shall have heating equipment adequate to maintain a temperature of seventy (70) degrees during cold weather. An adequate supply of hot water shall be provided at all times for facilities in a service building. One primary service building is shown on the site to be constructed in Phase 1 , thus complying with the criteria. Q. LAUNDRY: There shall be a minimum of one clothes washer and one dryer for each fifteen 15) mobile home lots or fraction thereof; such facilities shall be located in a service building. VARIANCE REQUEST, V-044-82 The applicant is seeking a variance from the requirement that one clothes washer and one clothes dryer be provided for each fifteen 15) mobile home lots within the mobile home park all to be located within the service building. Under Section 4-722 (G) the following four criteria are established to determine whether the variance is warranted: PRELIMINARY REPO ro THE HEARING EXAMINER DEAN W. BITNEY, ..-v23-82, PMH-029-82, V-041-0c, V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE ELEVEN 1 . That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under idential zone classification; The hardship created is a result of the lot size in that by providing a larger lot, on which a self contained mobile home can be located on, the need for laundry facilities decreases. If we were creating a travel trailer type facility with minimum sized lots, many of the individual units would be dependent upon a major service building for laundry facilities. Therefore, the variance request is warranted in that it is reverse of the typical limitation of size because if the lot size is increased, the need decreases. 2 . That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; In general, decreasing the number of clothes washers and dryers within the mobile home park will not be detrimental to the general public because the service is provided independently, in most cases, within the units that will be placed on the site. It will not increase or decrease the amount of waste water generated on the site, because the same volume of clothes will be washed in either case. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. The variance has been granted in the past by the Board of Adjustment based upon the logic that the units were more independent in character because of the design and quality of the park. The Mobile Home Park Ordinance does not specifically give allowances for variations and, therefore, the variance criteria must be applied to meet this goal. 4 . That the approval as determined by the Examiner or Board of Adjustment is a minimum variance that will accomplish the desired purpose. PRELIMINARY REP TO THE HEARING EXAMINER DEAN W. BITNEY, x-023-82, PMH-029-82, V-041-82, V-042-82, V-043-82, V-044-82 AUGUST 31 , 1982 PAGE TWELVE In determining whether this is minimum variance necessary, we must point to the example of "Leisure Estates. " The service has functioned effectively. Therefore, should be considered the minimum variance necessary by known example within the City of Renton. 4 . In general, the proposal as submitted complies with the intent of the Mobile Home Park Ordinance to provide a comprehensive development plan providing services to the perspective residents of the mobile home park. M. DEPARTMENTAL RECOMMENDATION: Based upon the above analysis, it is. recommended that : 1 . The Rezone request, file R-023-82, be recommended for approval to the City Council. 2 . The Preliminary Mobile Home Park development plans, file PMH-029-82, be approved subject to the following conditions : A. Approval of the Rezone, R-023-82, by the City Council. B. Relocation of the main access to comply with the design criteria #3. C. Dedication of public rights-of-way for street purposes as shown on site plans received on August 2, 1982. D. Installation of a twenty ( 20) foot landscaped strip along the public rights-of-way dedicated to the City of Renton. 3. Approval of Variance ,request, V-041-82, which allows increase in lot coverage to sixty (60) percent. 4 . Denial of Variances, V-042-82 and V-043-82, dealing with the reduction of sidewalk width and elimination of the sidewalks in the cul-de-sacs. 5 . Approval of Variance request, V-044-82, allowing the reduction of laundry facilities within the service building to three washers and three dryers. RENTON PLANNING DCrtRTMENT ' DEVELOPMENT APPLICATION REVIEW SHEET ,. Application: REZONE (R-023-82) L'Ocatjon: Located on Union Avenue SE between NE 4th Street and Maplewood Golf Cour: Applicant: Dean W. Bitne , IQ:Public Works Department Engineering Division SCHEDULED ERC DATE: 4-7-s2 Traffic Eng. Division Utilities Eng. Division SCHEDULED HEARING DATE: 4 U Fire Department Parks Department Building Department Police Department Others: Policy Development Dept. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED INWRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P.M REVIEWING DEPARTMENT/DIVISION:4I G e /fee,,117 R.p23-82. Approved N Approved with Conditions J Not Approved 0 vezx . stiije, r owe- - '-` a e 11 V 14.41,m_ V 4 Ng 3 ia U 'd S Sim may DATE: f L;_ - fSignatureofD' ector or Authorized Representative f" REVIEWING DEPARTMENT/DIVISION: Approved []Approved with Conditions ONot Approved DATE:Signature of Director or Authorized Representative COMMENTS OR SUG7-7TIONS REGARDING THIS APP] ATION SHOULD BE PROVIDED INWRITING. PLEAS. , ROVIDE COMMENTS TO THE . PI,. , - DING DEPARTMENT BY 5 :00 P.M REVIEWING DEPARTMENT/DIVISION:G R-oZ3-8Z. Approved [' Approved with Conditions [] Not Approved altt Vg-e•U DATE: V-2,2 Signatur Director or Authori ed 'epresentative __ REVIEWING DEPARTMENT/DIVISION: POLICE g•oa -8Z Approved ® Approved with Conditions Not Approved 11 A second access to the site as shown on the plans is necessary. This access should be a paved access road(macadam type surface would be sufficent) . 2) Improvements to Union S.E. should all be installed prior to opening of the tlr. park. 3) All tlr. units should have 4" numbers that are clearly visible day and night. 4) At the entrances(2) there should be a directional signing indicating theDATE:proper direction Signature of Director or Authorized Representative to travel to locate a tlr. Lt. D.R. Persson 4/7/82 q........ ...+u vi VI1- DI- ' :uo- REVIEWING DEPARTMENT/DIVISION: e4RKS 12-0t3-$a, El Approved Approved with Conditions [' Not Approved DATE: 2. . 4, 8 PSignatureofDictororAlrfhorizedRe resents ive " REVIEWING DEPARTMENT/DIVISION: E-OZ3-92 Approved Approved with Conditions [] Not Approved S is Y 7 cee,-- 1 DATE: Signature of Director or Au orized_Representative J RENTON PLANNING vtrARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: REZONE (R-023-82) Location: Located on Union Avenue SE between NE 4th Street and Maplewood Golf Cou Applicant: Dean W. Bitney IQ:Public Works Department Engineering Division SCHEDULED ERC DATE: 4-7-t Traffic Eng. DivisioniiiSCHEDULEDHEARINGDATE: Utilities Eng. Division IgF i re Department Parks Department Building Department OPolice Department 0 Others: Policy Development Dept. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED ] WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P . UTILITY APPROVAL SUBJECT TO 4t(I2/g2 UTE COMERS AGREEMENT • WATER 0 LATE COMERS AGREEMENT • SEVER y@5 S ago $46 V 7 6s. SYSTEM Diii:OMENT CHARGE • WATER i r. m. FAT. SYSTEM DEVELOPMENT CHIME • SEWN WCO No L N6F_IL IN EFFECT TH S' CIA( ASSESSMENT AREA CHARGE • I Ateg- No S'ECIR ASSESSMENT AREA C1IRGE • stwjag NO 141tE0 WATER PLAN Yg5 E.i?ROVEV SEWPMYes APPROVED FIRE Mill LUATIORS I BY FIRE DEPT. E5 LL•_w._, FIRE FLOM ARAITSIS y051 REVIEWING DEPARTMENT/DIVISION: - (Afn.'7i Q-` OZ3•02. I Approved 9 Approved with Conditions (J Not Approved M-E e;: \AG-.se 7 ,,X-• (A130V C ) • , 0 DATE: 4 A A Signatur of Director or Authorized Representative RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: PRELIMINARY MOBILE HOME (P1H-029-82) Location: Located on Union Avenue SE between NE 4th Street and Maplewood Golf Course. Applicant: Dean W. Bitney IQ: 1 D Public Works Department tZ Engineering Division SCHEDULED ERC DATE: 4-7-82 Traffic Eng. Division SCHEDULED HEARING DATE:Utilities Eng. Division 0 Fire Department 0 parks Department c113uilding Department lI Police Department QQthers: Policy Development Dept. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED INWRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P.M. C REVIEWING DEPARTMENT/DIVISION : .7e9AX; M On B Approved Approved with Conditions Not Approved kii/A-ekx-,1 dirn 4 4-V-ave-.4,-,t, 2`44.-../ 242, pi-•22-4-3 en, C L Gam_. i..yl s u f itt f-14, 1rs1•-', DATE: 9 71- Signature of Dire or or Authorized Representative REVIEWING DEPARTMENT/DIVISION: POLICE RA-0e9fr Oaz-ez Approved ® Approved with Conditions Not Approved 1 A second access to the site as shown on the plans is necessary. This access should be a paved access road(macadam type surface would be sufficent) . 2) Improvements to Union S.E. should all be installed prior to opening of the tlr. park. 3) All tlr. units should have 4" numbers that are clearly visible day and night. D 1) At the entrances(2) there should be a directional signing indicating the vproper direction ATE: Signature of Director or Authorized Representative to travel to locate a tlr. Lt. D.R. Persson 4/7/82 REVIEWING DEPARTMENT/DIVISION : r,vaaa-aLaV10 AU rrir: YLANNING DEPARTMENT BY 5 :00 P.M. 0 REVIEWING DEPARTMENT/DIVISION: -77i PMt4-029- Q? Approved ErApproved with Conditions [ Not Approved 14 51' /11 47-c. Gd c / %? Cc 4eS tei5 CX/,is ce--S pia s- trce! / d` -e/44-/ A/rS of filce wr, s-7/7I-S ate/ p.4 -? s /AI 74&-/k- S/3 ' 4476 to ,4 eir/c7 G/-i'Oc T 7u/',/i cab jG Gt//2 /t1/"/Orrlli LJ a . ct ' -- /(-4I/4 -1,e6-5 f 1-!//--t ; Lr--il k -GSS ,A S 7 /49 ` 7 //L-e /e6V 4//jiz-t6 jS. 4 DATE: //9 ignature of Direct or Authorized Representative REVIEWING DEPARTMENT/DIVISION: e---D 6 PMt4 - 024 - ez Approved 7pproved with Conditions [ Not Approved, e ;:fge.4(t cizi- (Deez-Zic."---5,9 4,- / q-,42 ,-727e(A7f- 'Q___ z/. A1 dr a r Zr _______________________DATE: /--2- Z Signature of Director o• urnor•i zed Representative REVIEWING DEPARTMENT/DIVISION: ca ,. Ks P 4t4- oaq-82. a Approved [ Approved with Conditions 0 Not Approved tc) r,,=t4 /` uuz_, 1.....r'"...._ q. 4 44? :7 ,,..", DATE:J Z5 Signature of Director or Authorized Representative •' REVIEWING DEPARTMENT/DIVISION : Approved ['Approved with Conditions [Not Approved DATE: _ ___ Signature of Director or Authorized Representative REI' 'ON BUILDING & ZONING DEt '.RTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF — APPLICATION NOS) : VARIANCES (V-041-82, V-042-82, V-043-82, V-044-82) PROPONENT : Dean W. Bitney PROJECT TITLE : Shady Glen Mobile Home Park BRIEF DESCRIPTION OF PROJECT: Variance applications for sidewalk reduction width, sidewalk elimination on stub and cul-de-sac streets , lot coverage increase, and reduction of washer/dryer requirement. LOCATION : Property located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast (approximately 1C0 Union Ave. TO : 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : OENGINEERING DIVISION OTRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : UTILITIES ENG , DIVISION 0 FIRE PREVENTION BUREAU OPARKS & RECREATION DEPARTMENT OBUILDING & ZONING DEPARTMENT POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT DOTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE'y 4VI E ;0 t E' TS TO BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON REVIEWING DEPARTMENT/DIVISION : Afrfritze- Y-oyl-04 el-82 Ei APPROVED n APPROVED WITH CONDITIONS Fl NOT APPROVED z . 1/e/t/ eWig(;10 4./ 16/14,4 1 4de4iLy TKL /2/1/),1,60/ Gd/id etS • 4>/gir d /41( evaidr 47i)/e WO/ he */*f),/e/Iit%iv47/1 4 C''On 4y'" - ///1/044 11 lFOF fQ DATE : 9,//7 SIGNA RE DIRECTOR OR AUTHORIZEDUTHORIZED REPRESENTATIVE REVISION 5/1982 KtvitwiNo DEPARTMENT/DIVISION ; V-oYI-oyY- 62. APPROVED 1APPROVED WITH CONDITIO ONOT APPROVED DATE :v SIGNAT DIRECTOR OR A THORIZED REPRESENTATIVE REVISION 6/1982 REVIEWING DEPARTMENT/DIVISION : POLICE U_oy( _ oyy_ 82 APPROVED E APPROVED WITH CONDITIONS NOT APPROVED Side walks should be installed on all streets, because of the number of people who walk in the mobile home complex. Everytime I have been in the present complex I have seen people walking. Also if the new complex is going to have children the sidewalks will be needed for there safety in walking & playing. Full sidewalks should be instal throughout the complex. 2) The variance on washer & dryers does not affect this dept. Lt.' .R. Persson DATE : 6/2/ 82 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 REVIEWING DEPARTMENT/DIVISION ; 1 V- 041• oylY- 82 PROVED DAPPROVED WITH CONDITIONS n NOT APPROVED 4 ` I DATE L 5 - 7 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE 1 REVIEWING DEPARTMENT/DIVISION : T ,i / /c l_ NC) / AIL_ F ( yi-yy OAPPROVED 3APPROVED WITH CONDITI1 t INOT APPROVED re.co t V - G 1, ; , r 1 / D 3'4 V 4 2 - L. ( "j'"1r', C"1- KC cam,w a' • -t V---.r DATE : `2 )/4 1 14 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 REVIEWING DEPARTMENT/D1V SION : V•0411• a1-$Z DAPPROVED APPROVED WITH CONDITIONS r-iNOT APPROVED v y/ e Z b f `lw o b f va Y cc U4/.3 / o yf/ DATE : S SIGNATURE OF DIRE TOR OR AUTHOR ZED REPRESENTATIVE REVISION 5/1982 f I I y f I I 1 I I r-- R- f 11 t• it 4 sr srr1I . lisel( f ea la IMODis 3f I,jC rG-: i I r J•e oh,jail" cv 16,. 10 y ` v/ CO tf f! t/ I bl ,hi ?I 7I 7/ 71- LP 68 61 44 Lf 601 o, r ir ,v„,,,,...,,,,,,,. s3 ! oPO• . 1 v Irs Q 01 sf O. e r r S 1e f 47 C• •S M 44 Vr1“11 1 03:441111 Ir r x I 1 f: 1 i o I 12 f 2 , S I ,k :• -, . . . ici,* (......- ,14N PRELIMINARY MOBILE HOME PARK APPROVAL/VARIANCES FROM MOBILE HOME PARK ORDINANCE: DEAN W. BITNEY, PMH-029-82; V-041-82, V-042-82., V-043-82, V-044-82 APPLICANT DEAN W. BITNEY TOTAL AREA: ±30 acres PRINCIPAL ACCESS Union Avenue S.E. EXISTING ZONING G-1_• General Classification District EXISTING USE Undeveloped PROPOSED USE 203-lot mobile home park COMPREHENSIVE LAND USE PLAN Low Density Multiple Family/Greenbelt COMMENTS n I t xa^• X1,- V r,,.,,,, 1m true Csz+7v , '/7l1 .nA e. pe.•'cei. e 1TG /1 pur t..nrrin __. . \ I mss-ry 1. 1 1T. N' •, 1 1 ii r. h 1 . 1 1 1 I 1 r, 1h1F 1 I i/ 1 o :t':c O•.. .0.... 0M O. ..-I. 0 . 0 ., I--I4\\aC1^rw .,. snsr(a..:- a G, r.Ari ,.'1=..:/„ ..) !•!!;•ll, r ,rlMN o).lt) it ai,; ©::_ y "-- _ n 4'' <"i *jam 16- 1 r-' °M,Ii4/) 111g., 4: 4, N\:tVçjt 7 1 pIo 1 1 9 r 1 40 I ; I ` S'O, ° ' sowo..d 4 /S.4 " . Ic!"::---7, VPIII-ri., _ Sim lit ,111.-: it tr.61.1)°,,, #‘ 0t1"s'\::\ 144.0- 1.• :_"e km. a, ,/0i., .,.,gri el,g.j% t% e' 1/4" iii ----- -- cc10....Y.-- t" ik,,,.. ir,?., 4 4r 171. 47/ V . \ 1 1**, . 9.ilk,,,t.yer; 1,-,, \, -0, so 4 i.1 1 :i Z •‘: 7.. . I Iti A le ,,,,"-:;,../ ... ,0 •''_74... 4,. ,1 / e ., "s77.1ellk•W i. c. .. ..:„,, IA. \ .r.....„,••••• ..s-- 1 1 Ag7Z4r •.4:•,./,:. dirraini r,„16i / II, --,%. ,.N. 17 ireirip,-* ' ss„ , /. 4111 , '' ,.re. 41fi \ k Mill.'7:- ,-. ..1 1,_, .....,s,12 4i.A. --ilPie a.• „ v j'fir•! ( \i/. 7 iiR 1 G / j /' \ 71 8 "' kill II War ,';-:,t< ? , , .,;', / +/,'/I" to.\4• ', •ice */, ,isk, / • M r_ '.7, 1 ' a• j Cr i ecnrn i •Y• i,\a©. 41 t ucn v NN, 6:,..44"I i© 7::, N ...,,\.0I . -:, ,mil , :0 , . ra _i/i/`,-„,,, ,f/P. / md re ., . gmoo`:,1 t . ' i / 1` y.Ceyi ,, rudn.v = Jn 1 i 'ee"-.--.......1 I • II-J---A___trilyPPC2m fiv iv . ....„..4.. .._ , ' ms (c G N"(940--•'" 4' 4'''..'t`4.7,(1/tr:1 ' ,-'' - facil'e,-.Z7P7ff,04-ra IS I ;a. u r© r . . •, y ij t mayy.'•°? i ..1„-.,,.% t, f0 722' 11I `-Jy e \ y) s.Yip•. r•J}a r Glr 1 Si! , , l p , i'\`„ ++/.j 1"',y. eS ta • ,.rr,., "'•, niu h, / _ T r I O; 1r.sn/s a C L'•O.' as/ VA rr`, 0 ,0 r I 0 t !=? ., z. n Q' ISIM I ••'r VA _ . ai _ Itireizehlti4illimpoN11,4"..; ii.- 0.Y;w q Are4‘*‘ ‘ s,' ri '1 1 1r i 4 v 10>\-\* t, - -Nr,.. % ki i i 31 1 ,-,..ffEff -23. .i n=canra 109- . - - N ill ! 40, .q.,.i,ii.i._im..iIirea.‘ 1, r. i_. 1'...1..__ 11.24 11 S'i_110 n ...... t .1,3.1. . .1„..1..1.` Lg. yr-.-----_ ; Ii .0i, GJ' I 1 . r'\. , 1L_:-,, 1- 077,-ran[, 4 errs;•ram:=p}r: i° =off Nh rb 'O'••' ~ I ,-c•,7 a..,, ,,' -\., i,i,:\- t,,,i,,. 1. i r, 1 1 1 111II. L r r + 1 I d_ rr 0 AM s PMH-029-82; V-041-82, V-042-82, V-043-82, V-044-82 i itrwaiDugry. t. tfrooLi..' 4vw7'. r:;- 7wc4y-' ii y " ii i. i4itLt., c.• CliCi F"°`"' ar' i 4da1Y i N AZ// vrx./ lvtz0 VGrq' y 3At' 1 t a79 AailiS' • 6 ha" lril gqq9 aid 1 Al Pi i& 41: 1! 1, 49 ., i ! it,, wz kk-, iPi- i . 1 i :. - 61 . uk;); i' I ;;; lif & 1 . I 1 iiiilli11111 4''''';:, 1 • ' t ' 4 i ? 1 OON 24 0 illilli HIM 1' a., . . . , g 1 I h i 11 4 NouoVlo1--- 11 le . 4 Vs ' I coi i 4ip. ,1k-.. mac,.- a- 57L. . 11 P! ki , 71:_ mw.. w,____ 4_ p 1 iLITfl allow .-. p NI,. • ; i : 10 w. N a 9 O a• A k ih iiN a L ,. 1 hill i i. it i k ) Virtirli Linitt. 1 p 1 i ' k '' ' I I • J alM AT A, it wT ii 0 t _ I Willi u li it - 174 I h t . 1 b l a7 FINAL DECLARATION OF NON-SIGNIFICANCE Application No (s) : R-023-82, SP-028-82, PMH-029 Environmental Checklist ,No. : ECF-022-82 Description of Proposal: ' Applications for rezone, special permit and preliminary mobile home for a 203 lot mobile home community comprising single and double wide units. Proponent:Dean W. Bitney Location of Proposal: Property located on the west side of Union Avenue S.E. and lying contiguous with and southerly of the mobile home community Leisure Estates" and norti of the Maplewood Golf Course. Lead Agency:, City of Renton Building Zoning Department. This proposal was reviewed by the ERC on April 7, 1.982, June .23, 1982, August 4 , 1982 and August 11 , . 1982, following 'apresentationbyJerryLindoftheBuilding & Zoning Department.Oral comments were accepted from: Ronald Nelson, Gary Norris,Jeerry Lind, Richard Houghton, and Donald Rersson. Incorporated by reference in the record of the proceedingsoftheERConapplicationECF-022-82 are the following: 1 ) Environmental Checklist Review Sheet, prepared by: David R. Millard DATED: March 5, 1982. . 2) Applications: R-023-82, SP-028-82, PMH-029-82. 3 Recommendations for a declaration of non-significance: Building & Zoning Department, Parks & Recreation Department, Design Engineering Division, Utility Engineering Division. Recommendations for a declaration of significance: • Fire Prevention Bureau. More Information: Policy Development Department, Police Department and Traffic Engineering Division. Acting as the Responsible Official, the ERC has determined this development has a non-significant adverse impact on the environment. 4 EIS is not required under RCW 43.21C. 030(2) (c) . This decision was made after review by the lead agency of a complete environmental checklist and other information on file with the lead agency. Reasons for declaration of environmental non-significance: Will not adversely impact the environment or adjacent properties and that the following requirement shall be complied with: A gravel walkway is to be constructed along the shoulder of Union Avenue within existing parameters, from the Shady Glen Mobile Home Community Estates to N.E. 4th Street. r FINAL DECLARATION OF NON-SIGNIFICANCE DEAN W. BITNEY, R-023--82, SP-028-82, PMH-029-18AUGUST16 , 1982 PAGE TWO Signatures: 04RonaldG. Nelson David R. ClemensBuilding & Zoning Director Policy Development Director t f`4-t-e ( Richard C. Houghtgi Public Works Director DATE OF PUBLICATION: August 16, 1982 EXPIRATION OF APPEAL PERIOD: August 30/ 1982 Date circus ed: cents due : ENVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 022 - 82 APPLICATION No (s ) . P-023-82, SP-028-82, & PMH-029-82 PROPONENT : DEAN W. PITNEY PROJECT TITLE :Shady Glen Mobile Home Community Estates Ap icationsBriefDescriptionofProject : andlpreliminaryrmobilee home Spefforl a P 2030lotmobilehomecommunitycomprisingsingleanddoublewideunits. Property located on the west side of Union Avenue S.E. andLOCATION : lying contiguous with and southerly of the mobile homecommunity '!Leisure Estates" and north of the Maplewood GolfSITEAREA :30 acres BUILDING AREA (gross) DEVELOPMENTAL COVERAGE (o) : IMPACT REVIEW NONE MINOR MAJOR," MORE INFO 1 Tgpoyraphic changes : X 2 ) , Direct/Indirect air quality.: 3 ) Water d water courses : X 4 ) Plant life :X 5 )Animal life : X 6) 'poise : X 7 ) Light & glare : X 8 ) Land Use ; north:Leisure Estates Mobile Home Park east : Single Family' 1Zesidential south : Maplewood Golf Course west : Undeveloped. land use conflict:: Minor View obstruction : Minor 9) Natural resources : X 10 ) Risk of upset : X 11 ) Population/Employment : X 12 ) Number of Dwellings : X 13 ) Trip ends ( ITE) : 5 .4 trips/unit x 203 = 1 ,096 traffic imparts : 14 ) Public services : I x 15 ) Energy : X 16 ) Utilities : X 17 ) Human health : X 18) Aesthetics : X 19 ) Recreation : X 20 ) Archeology/history : X COMMENTS : Signatures : Ronald G. Nelson David R. Clemens Building Official Policy Development Director Richard C. Houghton, Public Works .Director OF RA, BUILDING & ZONING DEPARTMENT NM o RONALD G. NELSON - DIRECTOR OA MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 094/h. SEPSE O P BARBARA Y. SHINPOCH MAYOR August 19, 1982 Dean W. Bitney 108 Factory Avenue North Renton, Washington 98055 Re: SHADY GLEN MOBILE HOME COMMUNITY: REZONE, FILE R-023-82;PRELIMINARY MOBILE HOME PARK APPROVAL, FILE PMH-029-82; VARIANCES, FILE V-041-81 , V-042-82, V-043-82 AND V-044-82;AND SPECIAL PERMIT, FILE SP-028-82. Dear Mr. Bitney: The Renton Building and Zoning Department formally acceptedtheabovementionedapplicationonMarch25, 1982. A publichearingbeforetheCityofRentonHearingExaminerhasbeen set for August 31 , 1982, at 9 : 00 a.m. Representatives of the applicant are asked to be present. All interested persons are invited to attend the hearing.If you have any further questions, please call the Renton Building and Zoning Department, 235-2550. Very truly yours, 16-1a429 o 3(4 \itek Roger J. Blaylock Zoning Administrator RJB:cl cc: David R. Millard, P.E. , P.L.S. Wyman K. Dobson Land Planning & Management Dobson, Houser & Dobson 22627 - 152nd S.E. 229 Williams Avenue S. Kent, WA 98031 Pk.•!10. Box 59 Renton, WA 98057 CITY OF RENTON LAND USE HEARING EXAMINER PUBLIC HEARING AUGUST 31 , 1982 AGENDA COMMENCING AT 9 :00 a.m. : COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING The applications listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. R-023-82 DEAN W. BITNEY Application to rezone 30 acres of property from G-1 to 'T' for a 203-lot mobile home community, comprising single and double wide units; property located on the west side of Union Avenue S.E. and lying contiguous with and southerly of the mobile home community Leisure Estates" and north of the Maplewood Golf Course. SP-028-82 DEAN W. BITNEY Application for a special permit for fill and grade to remove approximately 30,000 cubic yards of material; property located on the west side of Union Avenue S.E. and lying contiguous with and southerly of the mobile home community Leisure Estates" and north of the Maplewood Golf Course. PMH-029-82 DEAN W. BITNEY V-041-82 Application for preliminary mobile home park V-042-82 approval to allow construction of a 203-lot V-043-82 mobile home community on 30 acres of property V-044-82 along with four variances to design requirements as follows : 1 . Reduction of sidewalk width. 2. Elimination of sidewalks on stub and cul-de-sac streets. 3. Increased lot coverage. 4 . Reduction of washer/dryer requirements . Property located on the west side of Union Avenue S.E. and lying contiguous with and southerly of the mobile home community "Leisure Estates" and north of the Maplewood Golf Course. CU-059-82 RICK D. BROWN/CENTENNIAL VILLAS, INC. V-060-82 Application for conditional use permit to construct a retirement center in a R-3 zone and variance application to allow reduction in the required parking; property located at the southwest corner of Hardie Avenue S.W. and S.W. Victoria Street. NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS, CITY HALL, RENTON, WASHINGTON, ON AUGUST 31 , 1982, AT 9 :00 A.M. TO CONSIDER THE FOLLOWING PETITIONS: DEAN W. BITNEY Application to rezone 30 acres of property from G-1 to 'T' for a 203-lot mobile home community, comprising single and double wide units, file R-023-82; property located on the west side of Union Avenue S.E. and lying contiguous with and southerly of the mobile home community Leisure Estates" and north of the Maplewood Golf Course. DEAN W. BITNEY Application for preliminary mobile home park approval to allow construction of a 203-lot mobile home community on 30 acres of property, file PMH-029-82, along with four variances to design requirements as follows : (1 ) reduction of sidewalk width, file V-041-82, (2) elimination of sidewalks on stub and cul-de-sac streets, file V-042-82, 3) increased lot coverage, V-043-82, and (4) reduction of washer/dryer requirements , file V-044-82; property located on the west side of Union Avenue S.E. and lying contiguous with and southerly of the mobile home community Leisure Estates" and north of the Maplewood Golf Course. DEAN W. BITNEY Application for a special permit for fill and grade to remove approximately 30,000 cubic yards of material, file SP-028-82; property located on the west side of Union Avenue S.E. and lying contiguous with and southerly of the mobile home community "Leisure Estates" and north of the Maplewood Golf Course. RICH D. BROWN/CENTENNIAL VILLAS, INC. Application for conditional use permit to construct a retirement center in a R-3 zone, file CU-059-82, and variance application to allow reduction in the required parking, file V-060-82; property located at the southwest corner of Hardie Avenue S.W. and S.W. Victoria Street. Legal descriptions of the files noted above are on file in the Renton Building and Zoning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON AUGUST 31 , 1982, AT 9 :00 A.M. TO EXPRESS THEIR OPINIONS. PUBLISHED: August 20, 1982 RONALD G. NELSON BUILDING AND ZONING DIRECTOR CERTIFICATION I, STEVE MUNSON, HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENTS WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW. ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the. State of Washington residing in King County, on the 18th day of August, 1982. SIGNED: jke 71/6,Geforpl RE - )N BUILDING & ZONING DE RTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - APPLICATION NO(S) : VARIANCES (V-041-82, V-042-82, V-043-82, V-044-82) PROPONENT: Dean W. Bitney PROJECT TITLE : Shady Glen Mobile Home Park BRIEF DESCRIPTION OF PROJECT: Variance applications for sidewalk reduction width, sidewalk elimination on stub and cul-de-sac streets, lot coverage increase, and reduction of washer/dryer requirement. LOCATION : Property located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast (approximately 100 Union Ave. S.E. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 0 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : ID UTILITIES ENG . DIVISION El FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT D .BUILDING & ZONING DEPARTMENT LI POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT flOTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE1 VI E OM E TS TO , BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON i''0 REVIEWING DEPARTMENT/DIVISION : iadieblg#Ate V-vi -o41y-sZ APPROVED APPROVED WITH CONDITIONS NOT APPROVED th week/ ?//,'iLt_)' S id 4de-5.i4 A,i72zireo/ aizmiga fr4C://16fr 7x() /1-agic do/ Aet/e 04/2/14/ tom/Wm/ le. eimAtalV;y /A //e;.‘ . evdiatmee. nimiomy41- 57 l'Ireted DATE: l*MSIGNAJROFDIRECTORORAUTHORIZEDREPRESENTATIVE REVISION 5/1982 RON BUILDING k ZONING DARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - APPLICATION NO(S) : VARIANCES (V-041-82, V-042-82, V-043-82, V-044-82) PROPONENT: Dean W. Bitney PROJECT TITLE: Shady Glen Mobile Home Park BRIEF DESCRIPTION OF PROJECT: Variance applications for sidewalk reduction width, sidewalk elimination on stub and cul-de-sac streets, lot coverage increase, and reduction of washer/dryer requirement. LOCATION: Property located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast (approximately 10 Union Ave. S.E. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 0 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : ni UTILITIES ENG . DIVISION 0 FIRE PREVENTION BUREAU 0 PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT El POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON REVIEWING DEPARTMENT/DIVISION : V-oYl-oyY- 82 APPROVED APPROVED WITH CONDITIONS NOT APPROVED DATE: SIGNAT DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 RE )N BUILDING & ZONING DE ,RTIMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - APPLICATION NO(S) : VARIANCES (V-041-82, V-042-82, V-043-82, V-044-82) PROPONENT: Dean W. Bitney PROJECT TITLE: Shady Glen Mobile Home Park BRIEF DESCRIPTION OF PROJECT; Variance applications for sidewalk reduction width, sidewalk elimination on stub and cul-de-sac streets, lot coverage increase, and reduction of washer/dryer requirement. LOCATION : Property located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast (approximately 100 Union Ave. S.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : EI ENGINEERING DIVISION TRAFFIC ENG.• DIVISION SCHEDULED HEARING DATE : EIUTILITIES ENG . DIVISION FIRE PREVENTION BUREAU Li PARKS, & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT 46PPOLICE DEPARTMENT n POLICY DEVELOPMENT DEPARTMENT El OTHERS: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON REVIEWING DEPARTMENT/DIVISION : POLICE V-o'll - o4'1- 82. El APPROVED F APPROVED WITH CONDITIONS NOT APPROVED Side walks should be installed on all streets, because of the number of people who walk in the mobile home complex. Everytime I have been in the present complex I have seen people walking. Also if the new complex is going to have children the sidewalks will be needed for there safety in walking & playing. Full sidewalks should be installed throughout the complex. 2) The variance on washer & dryers does not affect this dept. Lt2. Peon DATE: 6 2 82 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 RE ON BUILDING k ZONING DI IRTMENT DEVELOPMENT APPLICATION REVR4...` ention gI; ' ECF - APPLICATION NO(S) : VARIANCES (V-041-82, V-042-82, V-043-82, VM -8,2) PROPONENT: Dean W. Bitney 1982 PROJECT TITLE : Shady Glen Mobile Home Park BRIEF DESCRIPTION OF PROJECT: Variance applications for sidewalk reduction width, sidewalk elimination on stub and cul-de-sac streets, lot coverage increase, and reduction of washer/dryer requirement. LOCATION : Property located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast (approximately 1G0 Union Ave. S.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 0 ENGINEERING DIVISION 1=1 TRAFFIC ENG.- DIVISION SCHEDULED HEARING DATE : UTILITIES ENG . DIVISION FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT E .BUILDING & ZONING DEPARTMENT POLICE DEPARTMENT DPOLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON REVIEWING DEPARTMENT/DIVISION : --*—/k- V-01II- o401- y APPROVED APPROVED WITH CONDITIONS El NOT APPROVED DATE : ( 5/53A. SIGNATURE OF DIRECTOR OR A HORIZD REPRESENTATIVE REVISION 5/1982 RE ON BUILDING & ZONING DI• _RTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - APPLICATION NO(S) : VARIANCES (V-041-82, V-042-82, V-043-82, V-044-82) PROPONENT: Dean W. Bitney PROJECT TITLE: Shady Glen Mobile Home Park BRIEF DESCRIPTION OF PROJECT: Variance applications for sidewalk reduction width, sidewalk elimination on stub and cul-de-sac streets, lot coverage increase, and reduction of washer/dryer requirement. LOCATION : Property located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast (approximately 160 Union Ave. S.E. TO: i :i PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : El ENGINEERING DIVISION kk TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : OUTILITIES ENG. DIVISION 0 FIRE PREVENTION BUREAU LI PARKS & RECREATION DEPARTMENT E=1 BUILDING & ZONING DEPARTMENT El POLICE DEPARTMENT OPOLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON REVIEWING DEPARTMENT/DIVISION : ri?1I rt/c I Al61 NE ( IV,C0y1-4y $Z APPROVED APPROVED WITH CONDITIONS El NOT APPROVED I. r'e.c6.,\..., 2,5b_L„;s1- V —1 `t I — z S d c,..0Ks s ' fd 3<6 f 1-) 2 , j;eG z_ jo-t If V--c, 4 2 - o z, ( ..-/C Le ZDATE: / SIGNATURE OF DIRECTOR OR AUTHORI EZDEPRESENTATIVE REVISION 5/1982 REF 'EN BUILDING & ZONING DE ;TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - APPLICATION NO(S) : VARIANCES (V-041-82, V-042-82, V-043-82, V-044-82) PROPONENT: Dean W. Bitney PROJECT TITLE: Shady Glen Mobile Home Park BRIEF DESCRIPTION OF PROJECT: Variance applications for sidewalk reduction width, sidewalk elimination on stub and cul-de-sac streets, lot coverage increase, and reduction of washer/dryer requirement. LOCATION : Property located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast (approximately 1C0 Union Ave. S.E. TO: El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : j ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : OUTILITIES ENG . DIVISION 0 FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT El POLICE DEPARTMENT OPOLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON REVIEWING DEPARTMENT/DIV SION : O i V okt 14 3Z APPROVED APPROVED WITH CONDITIONS 0 NOT APPROVED Xe/z/(-- oble" VI' V ; cc G4/.5 0 5`f/ DATE: SIGNATURE OF DI TOR OR AU HOR ZED REPRESENTATIVE REVISION 5/1982 s July 18, 1982 C9?Y O RENTON re) r l J U L 2 0 1982 City of Renton Zoning Department 200 Mill Ave. So. Renton, Washington 98055 Attn: Roger Blaylock i Subject: Shady Glen Mobile Home Park on Union Ave. SE. Dear Mr. Blaylock, Pursuant to your letter to Mr. David Millard, dated May 3, 1982, we disagree that the variances granted by the Planning Commission and the Board of Adjustment are not relevant today, especially when considering that the Mobile Home Park Ordinance was to be amended soon thereafter utilizing much of what was jointly accomplished by our park,"Leisure Estates; and the City as a model for the new ordinance. This precedent was established with the same variances we request today, and for over four years "Leisure Estates" has operated successfully, providing a quality living environment without any negative impacts to the public welfare. Also, the need for affordable planned residential communities and alternative housing . choices have become even more acute in the past several years. However, the following is an explanation of the additional rationale for the variances that we request as part of the new "Shady Glen" mobile home community: 1 . Sidewalk width reduction from 5' to 3'6" (Section 4-2006-1 (J). a) As was the case in "Leisure Estates" , "Shady Glen" will be designed as a private community with a private street system. The very nature of this community is to provide a private and safe residential ' atmosphere. The streets within this community will function without the "through traffic" that a standard public street and subdivision system must contend with. Speeds within the park will be limited to .1.5 miles per hour. This reduction in use intensity diminishes the need for full improvements of a "higher use" public street. The reduction in sidewalk width from 5' to 3.5' does not substantially reduce the effective functioning of this improvement for i.ts design purpose. There is not the substantial need to separate vehicle and pedestrian given the lower use intensity level and much slower speeds. In fact, for all practical purposes, the streets in many similar scaled private residential communities are used jointly by vehicles and pedestrians without undue hardships to either. The sidewalks will be planned as part of a total pedestrian system and will be similar to Leisure Estates". This will provide compatibility with what has been developed adjacent to the site and in the same zone classification. b) We have previously answered much of the arguments with regard to the granting of this requested variance as it relates to creating negative impacts to the public welfare, surrounding properties, or the zone in which it is situated. One good way of measuring this is to review the successful operation of Leisure Estates" mobile home park under similar standards. It can be said without a doubt by both the residents of this park and the surrounding community that no negative effects have been created by the construction of sidewalks to a width of 3.5 feet, or as a result of any of the other requested variances that were granted. Because "Shady Glen" will be a similar planned private neighborhood, the effects of these interior street variances on the surrounding neighborhood and general public will be unnoticable. Also, the fact that "Shady Glen" will have a .fully planned pedestrian and vehicular circulation system designed to the specific needs and intensity of the proposed use assures that the welfare of the residents of the park will be fully protected. The proposed reduction does not eliminate the safe functioning of the sidewalk system. c) The granting of the variance or exception will not constitute a "grant of special privilege inconsistent with other properties in the vicinity The only other similar use in the vicinity is "Leisure Estates", which was developed under the same standards as those being requested. However, ' in comparing the proposal with; other mobile home parks in Renton, the proposed development is incomparable in its quality and livability. It is difficult to compare the proposed development with surrounding subdivisions because the inherent different characteristics of a private mobile home park community and standard lot-by-lot subdivision. 2. d) The subject request is the minimum variance that will accomplish the desire for a separate pedestrian circulation system designed and scaled to the specific needs of the proposed residential community. The term "residen- tial" is important when reviewing the scale and intensity of development. The 'streets and circulation system are designed to a residential scale which will be very limited in intensity of use. The streets and sidewalks will , therefore, not function to the capacity of a normal city street, 2. Sidewalk elimination on stub and cul-de-sac streets (Sec. 4-2006.1 (j)). a) Much of the rationale used for the variance request. No. 1 can be utilized for this request as well .. The concept of the proposed plan is the same; provide a safe functional pedestrian system to the scale and intensity of the proposed use, and create flexibility of design, and reduce improvement costs which convert to more affordable housing alternatives, It is the same concept that-was utilized in the design of "Leisure Estates" and has operated successfully without deterimental effects. The stub and cul-de-sac streets will have even less traffic than the other streets within the park, because of their short length (approx. 150 feet) and limited number of residences (approx. 6 units) fronting on them. ..This results in a very short walk to link with the main pedestrian system,, and will have no detrimental effects on the safety, aesthetics or welfare of the residents or surrounding community. b) No detrimental effects will be caused by granting this variance as has been demonstrated by the existing "Leisure Estates" community. The need. for sidewalks ,on every segment of roadway in a private street system is questionable. It is in, these instances that we need to provide realistic standards designed to the intensity of the. use rather than "over-designing to the point of being superfluous and-costly. The subject request is just such an example. ,The stubs and/or cul-de-sac streets act as a drive- way to a limited number of units, and therefore can serve a variety of functions safely and effectively. c) See No. 1 (c). d) The request is the minimum variance necessary to accomplish the desired 3.' purpose of eliminating costly and unnecessary sidewalk improvements without sacrificing the health, safety, welfare and livability of the community. It is identical to the improvements granted previously to "Leisure Estates", which have functioned safely and effectively for a number of years. . A greater improvement than that proposed would not be functionally necessary. The stub and cul-de-sac streets as designed will adequately and safely provide for the limited amount of vehicle and pedestrian useage, while fulfilling certain open space needs as well . 3. Lot coverage increase from 40% to 60% (Section 4-2006.1 (I)) . a) The intent of this variance request is7to provide flexibility in the lot coverage requirements, as well as alleviating the conflict with other ordinance requirements such as minimum lot size, dimensions and setbacks. The proposed project will meet or exceed these other requirements of the ordinance. Yet, with certain mobile home units, together with accessory structures, .such as covered patios, carports, porches, etc. , the lot coverage limit will be exceeded. This does not appear to be consistent with the other lot and setback requirements of the ordinance, and actually deprives the residents of enjoying additional mobile home accessories. The residents of "Leisure Estates" have enjoyed such added structures, exceeding the lot coverage limit by a similar variance request. It would be inconsistent and unfair to deprive the residents of "Shady Glen" the same rights and privileges enjoyed by. the residents of "Leisure Estates". b) The granting of the variance will not be detrimental to the residents. of Shady Glen" or the adjacent community of "Leisure Estates". Residents' favor the use of accessory structures and enjoy the freedom of small compact, low maintenance yard and open space areas. The overall density established by the mobile home park ordinance is not exceeded, and the open space provisions have been met or exceeded. A' .community clubhouse will also be provided together with active open recreation space, sports courts and tot lots. All of these provisions comply: with or exceed ordinance requirements and insure a safe livable environment. They also comply with the resident's desires for a compact low maintenance resi- dential alternative. 4. Because of the site screening and relative isolation of the subject site from the surrounding community, (greenbelt and vacant property on the south and west, and "Leisure Estates" on the north), impacts on the general area will be minimal . The proposed overall density of 6.8 dwelling units per acre is less than the 8 dwelling units per acre allowed by the Mobile Home Park Ordinance and considerably less than the 12 dwelling units per acre designated on the Comprehensive Plan, representing only 58% of that allowable Comprehensive Plan density. The public welfare will be served by providing a safe, livable and affordable residential environment. c) As stated previously,. the requested variance is the same as that granted to "Leisure Estates" , located adjacent to the site and within the same T" zone classification as the subject proposal . It will enable the residents of "Shady Glen" the enjoyment of similar unit appurtenances covered carports, patios, porches, etc. ) that the residents of "Leisure Estates"enjoy, and therefore, cannot be considered a special privilege. It is our experience that mobile home park residents favor minimum land- scaped area and maintenance as a .desired alternative to standard single family residential living. d) The subject request is the minimum variance necessary to provide for all the variations of unit and appurtenant structures that may occur on a lot with the minimum size lot dimensions and setbacks established in the ordinance. It is not anticipated the coverage will exceed 60%. This will leave 40% or more for open space and landscaping which has been found in other circumstances (i .e. , "Leisure Estates" and other modern parks) to be very adequate. Any less of a variance might cause problems in permit- ting the total range of mobile home and accompanying structures on a lot. As indicated previously, the overall density of the proposed park will be less than the 8 lots per acre required by ordinance and therefore, will not be affected by the proposed variance. Lot size, dimensions, setbacks', and open space requirements of the ordinance will be unaffected by the variance request. Approval of the subject variance will assist in providing an affordable housing alternative without compromising the living environment. The proposed mobile home community will be a planned environment with private 5. and common open space. Landscaping will be installed on individual lots as well as in the common area. This, together with the required setbacks will be the controlling visual factor from the street. Therefore, the visual impacts on the streetscape will be unaffected by the subject variance request. 4. Reduction of washer and dryer requirement in service building to two (2) each Section 4-2006.2 (Q)). a) The mobile home parks as we know them have evolved from "Trailer. Parks" to which the "T" zone still refers) to "Mobile Home" or Manufactured Housing" parks. Such environments are less transient than they once were. A mobile home is generally used as a permanent residence, and if a move is necessary, generally the resident moves, leaving the mobile home in-place in the park, similar to a standard "stick built" residence. Mobile homes have also become more sophisticated and similar to standard housing in the "luxuries" that they provide. One of the "luxuries" provided with most new mobile homes that was not provided when the ordinance was written, is space within each home for a washer and dryer. Therefore, the required one (1 ) washer and one (1 ) dryer for each 15 dwelling units is not necessary and is generally out of date with the industry standards. The ordinance requirement was established for the earlier more transient trailer parks and would be appropriate for today's travel trailer or camper parks. However, this condition represents 15 washers and 15 dryers for the subject proposal requiring a room of approximately 950 square feet. This is a. larger facility than most commercial laundromats in the City. Such strict compliance of the ordinance would create undue expense and devote unnecessary space.for an outdated regulation. Especially,considering that as a whole, the washers and dryers provided in individual mobile homes should certainly exceed such a requirement. Three washers and 3 dryers will be provided in the clubhouse similar to that provided in "Leisure Estates" , which has functioned adequately for its 250 homes. b) Granting of the proposed variance will not be materially detrimental to the public welfare or surrounding properties. Residents will most likely purchase and install a washer and dryer in their units. Surrounding properties 6. will not be affected because 'they will not be using the park facilities. The proposed 3 washers and 3 dryers will be sufficient for the occasional user that the experience in "Leisure Estates" indicates. No unsightly or unsanitary conditions will be created by the variance. c) Granting of the variance will not be a special privilege in that the adjacent "Leisure Estates" was granted a similar variance. Modern mobile homes have washer and dryer hookups similar to standard single family. houses. d) The subject request is the minimum variance necessary to provide for those residents who do not purchase a washer and dryer for their homes. The proposed washer/dryer to unit ratio has been adequate in similar circumstances in "Leisure Estates" . The proposed three washers and three dryers will be added clubhouse conveniences for those who do not choose to use.a local cleaners or laundromat. We hope that this information will assist both you and the Hearing. Examiner in understanding and evaluating our variance requests. They are necessary in preventing hardships which will deter our efforts to create a safe, livable, functional and affordable living environment alternative. Sincerely, z..6/2si //45- 2,-) Dean W. Bitney Owner, Shady Glen 108 Factory Ave. No. Renton, Washington 98055 255-1325 7. OF R4, I BUILDING & ZONING DEPARTMENT7O RONALD G. NELSON - DIRECTOR 09 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 0 235-2540 A 0D SEPSE# May 28 , 1982 BARBARA Y. SHINPOCH MAYOR Mr. Dean W. Bitney 108 Factory Avenue N. Renton, WA 98055 RE • rSWADY'' GLEN.. MOBILE' HOME PARK, - NVIRONMENTAL REVIEW Dear Mr. Bitney: Pursuant to our conversation on Tuesday, May .25, 1982, I consulted with the Environmental Review Committee to clarify the detail of the grading plans necessary for the environmental review. They specifically wish to see a detail grading plan for the proposed east-west road extension along the southern property line of the subject site. The concern for specific grading plans on the proposed road extension are to make certain that the existing utilities, specifically the City of Seattle water transmission line and sanitary sewer line, would not have to be relocated. This will necessitate profiles to accompany the proposed grading plan. General grading plans with an accuracy of approximately two (2) feet can be developed for the mobile home park itself. The special permit application, which has also been submitted in conjunction with the mobile home park for immediate fill and grade, needs: to have detailed grading plans prepared which would show present elevations and finished elevations after the removal of the estimated 30, 000 cubic yards of material. In any development, secondary emergency access must be provided to the subject site. This combined with the fact that Union Avenue is a dead-end street necessitates bringing some sort of access in for emergency vehicles from the west. The emergency access does not have to be a city street, however, it must meet the minimum needs of the Fire Department. Access could probably be obtained through the City shop site which will MR. DEAN W. BITNEY SHADY GLEN MOBILE HOME PARK/ENVIRONMENTAL REVIEW MAY 28, 1982 PAGE TWO be west of your proposed development. The Committee has also tentatively determined that since we presently have a fifty (50) foot easement across your property that the dedication for roadway purposes should be fifty (50) feet instead of thirty (30) feet and should connect to the extension of Union Avenue SE. If I can be of any further assistance, please contact me. Sincerely, 7? elieCi Roger J. B aylock Zoning Administrator RJB :cl i OF I t4 BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 • 235-2540 0, 9grQD SEPlE° P May 28, 1982 BARBARA Y. SHINPOCH MAYOR Mr. Dean W. Bitney 108 Factory Avenue N. Renton, WA 98055 RE: VARIANCE APPLICATION FOR MOBILE HOME PARK/S'HA4404 Dear Mr. Bitney: • Upon my advise, you submitted a variance application to cover the four points that you would seek relief from under the Mobile Home Park Ordinance to develope Shady Glen Mobile Home Park. After reviewing the application, it does not appear that you have addressed the justification criteria for each of the points . The fact that the Board of Adjustment, in the past, granted approval of similar variances is not support of the present situation.. The variances themselves do not require environmental review, however, the mobile home request for preliminary approval can not be processed until adequate justification is provided. Please find attached a copy of the application form again which lists the criteria of justification. Sincerely, Roger J.: Blaylock Zoning Administrator RJB:cl Attachment by -. CITY OF REnNTOOr OF R4,1111 U U V0 VARIANCE APPLICA TYION1982U4/ Q Z CITY OF R E Ng13[PRIG/ZONING DEFT. 909 e PLANNING DEPARTMENT 4TED SEPS 206) 235-2550 t I NOTE: TO APPLICANT: Please OFFICE USE ONLY read instructions on back of this form Pa z onJ°`45- carefully before Associated File(s): v -o -z preparing your appli- cation for VARIANCE. Date Received: Date Accepted: Approved: Denied: DATE: Publication Date: Affidavit: Comprehensive Plan Zoning: ' 1 In addition to the information below, the applicant should include a site map and any other pertinent information which will assist in the review of this application. The Planning Department reserves the right to require additional information needed to evaluate the application (note Variance Application Procedure on the last _page) . 1. Name of Applicant: Dean W. Bitney 2. Mailing Addreess: 108 Factory Avenue North Renton, Washington 98055 Telephone No. :(206) 255-1325 3. APPLICANT IS: Ed Owner C[ Lessee Eg Contract Purchaser ID Other (Specify) 4. Name and address of owner, if other than applicant: Telephone No. : 5. General location of proposed project (give street address if any or nearest street and intersection) : Parcel located contiguous to and southerly of the "Leisure Estates" Mobile Home Park, adjacent and westerly of Union Avenue Southeast in Renton, Washing- ton (approximately 100 Union Avenue Southeast) . 6. Legal Description (if lengthy, attach as separate sheet) : The NE 4 of the. SE 4 of Section 16, Township 23 North, Range 5 East, W.M. , except the North 330 feet thereof. 7. State EXACT VARIANCE REQUESTED/SPECIFY CODE SECTION: 11 Sidewalk width rPdurtinn frnm 5'`:to 3'6" (4-2006.1(J)) 0 2) Sidewalk elimination on stub and cul-de-sac streets (4-2006.1 (J).) 3) Lot coverage increase from 40% to 60% 54-2006.1 (I)) 4) Reduction of washer/dryer requirement ,to one (1) each (4-2006.1 (Q)) 1- . 8. 01iy can',t the property be developed within the requirements of the ordinance? The. City of Re.nton''s'existing ''Trail er Park''' Ordinance is outdated and obsolete, and needs to be updated to conform to the "latest-state-of=•the-art" technology for manufactured housi:n.g,. The same variances- were requested, and granted, by the City in order to build "he.tsure. Estates- Mobile. Home Park, lying contiguous to and north of the. proposed 'Shady. Glen" Mobile. Home Park.. AFFIDAVIT i 1 )'-elf. D, 8;q-n e being duly sworn, declare that I am the owner of the property 47olved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. 4/Z-4,/-2/411. / Signature of Owner 2 7,Z 7 . r`"= 4, - & - A/ Address City, State, and Zip Code Number) Telephone No. ,S.S -/,3,J Subscribed and sworn before me this i,ss'9sr'''`' i,. _ day of 40r- I 193R, f I Notary Public in and for the State of V . T?` , "o",oc oP ck Washington, residing at P oclek\ - . e` r . .4- b, om(" z a f,• s y fQ op: ' Na e;of Notary Public 4-\ y"°+ J,4 IV t\0#D' 57 0— /S S ; ,4 ve E---- Address Pen°1-e_vt a)), __ 9 6 os-6, 2- IPI Land Planning & Management 22627 - 152nd S.E., Kent, Washington 98031 206/682-2296 v,d if~`tr.2) April 30, 1982 CITY OF RENTON 12H 1E1M D Mr. Roger J. Blaylock APR 3 01982 Zoning Administrator City of Renton Municipal Building GALY rii\IGIvONINCI nit 200 Mill Avenue South Renton, Washington 98055 Regarding: Variance Justification - Dean W. Bitney's Mobile Home Community Shady Glen" , Renton, Washington Dear Roger: We respectfully submit this letter "in-fact" in support of the, following variance request for our proposed Mobile Home Community, "Shady Glen" , com- prising 203 lots: niii (1) Sidewalk'width reduction from 5' to 3'6" (as per ordinance sectionlr4-2006.1(J)) 0-7 (2) Sidewalk elimination on stub and cul-de-sac streets (as per ordinance M section 4-2006.1(J)) 1 ,(3) Lot coverage increase from 40% to 60% (as per ordinance section 4-2006.1 (I°)) 4) Reduction of washer/dryer requirement to one (1) each (as per® ordinance section 4-2006.1(Q)) The above variances were requested, and granted, by the Renton Planning Com- mission in 1977 which allowed the creation of the finest Mobile Home Park in the Puget Sound area, "Leisure Estates". The Board of Adjustments later re- affirmed these variances in 1979 for the extension of "Leisure Estates" to the south. BITNEY'S REQUEST 1. Sidewalk width be reduced to 32 feet wide including curb section. Sidewalk. widths. shall be reduced to 31/2 feet with no sidewalk within the proposed stub streets. 0ff,street pedestrian walkways will be provided where possible. Slower traffic speed within the park re- duces the need for the full 5-foot width as required by ordinance. BI,TNEY'S REQUEST 2. Sidewalks be deleted on stub streets. Property Investigations Land Planning Land Reclassification Public Relations Feasibility Studies Environmental Studies PUD/Subdivision Processing Project Management Financial Proformas Market Studies Public Agency Interface Construction Management Mr. Roger J. Blaylock April 30, 1982 Page two Due to the low vehicular traffic volume on the stub and cul-de-sac streets, coupled with the off-street pedestrian walkways proposed for the park, the sidewalks are not needed or desired. Slower traffic speed within the park reduces the need for the full 5-foot width as required by ordinance. BITNEY'S REQUEST 3. Lot coverage maximum be increased from 40% to 60%. This specific ordinance requirement is in conflict with other ordi- nance requirements such as minimum lot depth (75 feet) , width (40 feet) , and setbacks, all of which the proposed development master plan meets or exceeds. For your information, the lot coverawof,' the mobile home and accessories in coach configuration Type A 37 units) minimum 54 feet width, is approximately forty percent 40%) while the other coach configuration types have lot coverages approaching sixty percent (60%) . In support of this variance, it has been our experience that based on recent mobile home park con- struction utilizing double-wide and single-wide homes with covered carports and patios, residents favor a minimum amount of landscaped area to maintain. BITNEY'S REQUEST 4. Reduce the laundry requirement to handle transient visitors. Ohe washer and one dryer shall be provided in the clubhouse in lieu of the ordinance requirement of 1 per 15 mobile homes. Most new mobile homes have service hook-ups and space for a washer and dryer. These variances were granted by the Renton Planning Commission in order to give us greater design flexibility for "Leisure Estates" , thereby creating a more livable environmertt while at the same time preventing an economic, physical and social hardship for residents and developer alike., It's by this type of cooperation, a developer, like ourselves, can team with a municipality, like the City of Renton, to achieve the ultimate in "manu- factured housing" living. We believe it is this type of cooperation and togetherness the public envisioned when organizing the municipal charters with their "so-called" policing powers. Sincerely yours, Land Planning & Management, Inc. i(ENL David R. Millard, P.E. , P.L.S. President cc: Dean W. Bitney Receipt # - CITY OF RENTON PLANNING DEPARTMENT NAME DATE PROJECT & LOCATION Application Type Basic Fee Acreage Fee Total Environmental Checklist Environmental Checklist Construction Valuation Fee TOTAL FEES Please take this receipt and your payment to the Finance Department on the first floor. Thank vou. •