HomeMy WebLinkAboutD_Renton Highlands Manor Parking Lot Modification_180629.pdfDEPARTMENT OF COMMUNITY
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Report_Renton Highlands Manor Parking Lot Modification
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: June 29, 2018
Project Name: Renton Highlands Manor Parking Lot Modification
Owner: Renton Highland Manor LLC; 3612 NE 4th St, Renton, WA 98056
Contact: Yoel Kelman; 110 Strathmore Rd, Unit P2, Brighton, MA 02135
Project File Number: PR18-000001
Land Use File Number: LUA18-000367
Project Manager: Angelea Weihs, Associate Planner
Zoning Classification: Commercial Arterial (CA)
Summary of Request: Pursuant to RMC 4-9-250D the applicant is requesting one Administrative
Modification from RMC 4-4-080 Parking, Loading and Driveway Regulations, which
requires that all off-street parking areas shall be paved with asphaltic concrete,
cement or equivalent alternative material of a permanent nature as approved by
the Public Works Department. The applicant is requesting a parking lot modification
in order to utilize crushed rock for new community parking spaces for the mobile
home park, rather than the required asphalt/pavement.
Project Location: 3612 NE 4th St
Site Area: 131,986 square feet (3.03 acres)
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
RENTON HIGHLANDS MANOR PARKING LOT MODIFICATION LUA18-000367, MOD
June 29, 2018 Page 2 of 5
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B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan/Landscape Plan
Exhibit 4: Landscape Plan Comments
Exhibit 5: Neighborhood Detail Map
C. PROJECT DESCRIPTION/BACKGROUND:
The applicant is requesting approval of a modification from the Renton Municipal Code, Parking, Loading and
Driveway Regulations (RMC 4-4-080G.1), which require that all off-street parking areas be paved with asphaltic
concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works
Department. The project is located at 3612 NE 4th St (parcel number 0923059176) and is located within the CA
Zone. The applicant is requesting a parking lot modification in order to utilize crushed rock for new community
parking spaces that will serve the residents and visitors of the mobile home park, rather than the required
asphalt/pavement. The modification request is in response to code violation case CODE18-000034, regarding
parking lot work without a permit. The approval of this modification and installation of parking lot landscaping
will resolve code case number CODE18-000034.
D. ANALYSIS OF REQUEST:
Modification Analysis: The applicant is requesting a modification from RMC 4-4-080G.1 in order to utilize crushed
rock for new community parking spaces, rather than the required asphalt/pavement. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: Provided conditions of approval are met, the modification proposal
will be consistent with the Renton Comprehensive Plan Land Use Element and
Community Design Element goals, including: Complementing the built environment
with landscaping using native, naturalized, and ornamental plantings that are
appropriate for the situation and circumstance and provide for respite, recreation,
and sun/shade (Policy L-56); Improving the appearance of parking lots through
landscaping and screening (Policy L-60); and including human-scale features such as
pedestrian pathways, quality landscaping, and public spaces that have discernible
edges, entries, and borders to create a distinctive sense of place in neighborhoods,
commercial areas, and centers (Policy L-51).
The applicant proposes to incorporate techniques aimed to add visual character to
the parking lot and community, while minimizing the visual presence of the new
parking area, by including: street frontage landscaping, a 3-foot tall brick/stone visual
Report_Renton Highlands Manor Parking Lot Modification
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
RENTON HIGHLANDS MANOR PARKING LOT MODIFICATION LUA18-000367, MOD
June 29, 2018 Page 3 of 5
Report_Modification_DRAFT_KW_Edits_180628
barrier wall, parking lot perimeter landscaping, and a community garden (see
additional analysis and condition of approval under criterion ‘b’).
Staff concurs that the proposal meets the policies and objectives of the comprehensive
plan, provided conditions of approval are met. Staff agrees that the addition of street
frontage and parking lot landscaping, stone/brick wall, and community garden will
add visual character to the community and deemphasize the presence of the new
parking spaces.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The proposal includes a total of 15 new gravel parking stalls, divided
into two rows of parking. The applicant states that the new parking stalls are needed
in order to provide adequate parking for the community residents, and that the gravel
parking areas was constructed in response to resident complaints regarding
overcrowding of cars on the property. The applicant states that the gravel parking lot
is an affordable solution to provide much-needed parking for this affordable housing
community, and proposes a number of techniques to improve the appearance of the
gravel parking lot, and therefore resolve code case CODE18-000034.
As part of this modification request, the applicant proposes a 5-foot wide planter strip
between the two rows of parking, and an approximately 3.5-foot wide planter strip
along the south edge of the parking row border. The proposal also includes a 5-foot
wide landscape strip to the west of the new gravel parking stalls, as well as an 8-foot
wide by 32.5-foot long community garden. The proposed perimeter parking
landscaping includes a mixture of trees, shrubs, and groundcover that includes Acer
maples, Karl Forester Reed Grass, and Rubus ground cover.
As part of the site work, the applicant proposes to install a 90-foot long, 3-foot tall
stone/brick wall that will serve as a visual barrier separating the parking lot from the
side walk and NE 4th St to the south. The applicant proposes to include a 3-foot wide
landscape strip in front of the wall (along the street frontage) that includes Karl
Forester Reed Grass and Huechera shrubs. The applicant states that the wall and
garden will improve both the appearance of the property from the street and the
safety of the parking area.
Staff concurs that the proposal overall meets the policies and objectives of the
comprehensive plan. However, staff noted that the proposed street frontage
landscaping does not meet the intent of landscaping regulations for street frontage
landscaping per RMC 4-4-070H.1, which requires that landscaping include a mixture
of trees, shrubs, and ground cover. In order to more closely comply with street
frontage landscaping regulations, while also ensuring adequate space for onsite
driving lanes, staff recommends as a condition of approval that the applicant submit
a revised landscape plan that eliminates the 3.5-foot proposed landscape strip along
the south edge of the parking row border (See Exhibit 4) and relocates the landscaping
to the street frontage landscape strip. In addition, the street frontage landscape strip,
which currently only shows a combination of two shrubs (Karl Forester Reed Grass
and Huechera shrubs), shall be revised to include a mixture of trees, shrubs, and
groundcover. Provided conditions of approval are met, the proposal will meet the
objectives and safety, function, appearance, environmental protection and
Report_Renton Highlands Manor Parking Lot Modification
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
RENTON HIGHLANDS MANOR PARKING LOT MODIFICATION LUA18-000367, MOD
June 29, 2018 Page 4 of 5
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E. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modifications. Therefore,
the Renton Highlands Manor Parking Lot Modification, File No. LUA18-000367, is approved and is subject to
the following conditions:
1. The applicant shall submit a revised landscape plan for review and approval by the Current Planning
Project Manager, prior to development activities. The landscape plan shall be revised to relocate the
3.5-foot proposed landscape strip along the south edge of the parking row border (See Exhibit 4), and
relocate the landscaping to the public street frontage to increase the depth of the street frontage
landscape strip.
2. The street frontage landscape strip shall include a mixture of trees, shrubs, and groundcover, with a
minimum of three trees. See Exhibit 4 for recommendations on tree species.
3. The applicant shall notify the Currently Planning Project Manager following landscape installation to
schedule an inspection.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 29th day of June, 2018 to the Owner/Applicant/Contact:
Owner: Applicant:
Renton Highland Manor LLC
3612 NE 4th St,
Yoel Kelman
110 Strathmore Rd, Unit P2,
maintainability intended by the Code requirements, based upon sound engineering
judgment.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the perimeter landscaping and 90-foot
brick/stone wall will serve as a visual and physical barrier separating the parking lot
from the public right-of-way, which will improve the appearance of the property and
increase safety of the parking area. Staff agrees that the proposed improvements will
visually improve the site as seen from the street. It is not anticipated that the proposed
gravel parking spaces or proposed landscaping will be injurious to the other properties
in the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
Report_Renton Highlands Manor Parking Lot Modification
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
6/29/2018 | 10:54 AM PDT
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
RENTON HIGHLANDS MANOR PARKING LOT MODIFICATION LUA18-000367, MOD
June 29, 2018 Page 5 of 5
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Renton, WA 98056 Brighton, MA 02135
TRANSMITTED this 29th day of June, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on July 13th, 2018. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
Report_Renton Highlands Manor Parking Lot Modification
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
RENTON HIGHLAND MANOR LLC
3612 NE 4th St | Renton WA
RentonHighlandManor@gmail.com
Project Narrative: Please provide a clear and concise description and summary of the
proposed project including the specific code sections being modified
Renton Highland Manor LLC acquired the 49-space manufactured housing community formally called Hi-
Land Mobile Manor on NE 4th Street in Renton on December 4th 2017. We acquired Hi-Land Mobile
Manor from an owner who had no experience owning or managing mobile home parks. As a result, the
park's aesthetic standards suffered. When we bought the property, there were potholes in the road,
cars were parked haphazardly and in fire lanes, there was junk and trash on people's lots because
community rules weren't being enforced, and the homes were all 1960s or 1970s "vintage" single-wides.
The former owner--and the residents--did not see it as place to take pride in, and that was evident to
anyone passing through.
We bought the park because we saw a diamond in the rough. We saw a tight-knit but neglected
community of working families, living in naturally occurring affordable housing, with great access to
transit and other urban amenities. We bought the community with a plan to transform it into a place
that people are proud to call home. We ditched the "Hi-land Mobile Manor" name, and we renamed it
"Renton Highland Manor." We are spending over $75,000 in Year 1 to improve the community. The first
stage of our community improvement plan was to earn residents’ buy-in and clean up the community.
We paid for several dumpsters and did a big community clean-up. We also hired a manager who is
working with residents to comply with community rules and standards.
With residents doing their part to improve the cleanliness of their lots, we began the second stage of
our work on the property – improving critical infrastructure and implementing orderly management of
common spaces. Before we purchased the property, the front of the property was a muddy and uneven
parking area with no assigned spaces and several abandoned cars. In January, 2018, we put in crushed
rock and installed an improved parking area that now has clearly marked parking spaces with tire stops
and parking barricades to direct and control the flow of traffic.
During our installation of the parking area, we were notified by Robert Shuey of the City of Renton that
our project potentially required permits and were advised to meet with the City of Renton Planning
Division to clarify the permissibility of our project. In our meeting with Angelea Weihs, we were
informed that our parking lot changes we made did not meet the code requirements for a parking lot in
the City of Renton, and although the prior parking lot was also not to code, implementing changes
would require us to bring the parking lot up to code. Unfortunately, cost and space constraints make
bringing the parking area up to code un-feasible. As such, we’re requesting a modification that will allow
us to keep the general parking lot set up we’ve put in place, while making several improvements to bring
the parking area closer in line with the City of Renton’s parking lot code. These changes include:
1. Perimeter landscaping – City of Renton code calls for parking lots to have a perimeter
landscaping between a parking lot and the adjacent street. We propose to install a 90-foot-wide
stone wall that will serve as a barrier separating the parking lot from the side walk and NE 4th
Street and will plant shrubbery in front of the wall. The wall and garden will improve both the
appearance of the property from the street and the safety of the parking area.
2. Interior landscaping – The code further requires interior landscaping between parking rows.
Currently, the two parking rows are separated by 2’ planter-medians that do not currently have
plants. We are proposing to widen both of the planter medians to 5’ and to install a combination
EXHIBIT 2
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
RENTON HIGHLAND MANOR LLC
3612 NE 4th St | Renton WA
RentonHighlandManor@gmail.com
of trees, shrubs and ground cover that will add green vibrancy to the currently drab looking
parking lot.
a. We also plan to plant greenery in the rock garden that we added to the back of the
parking lot area will begin planting in the community garden that we built alongside the
parking lot. These additional gardens add will add additional vibrancy and green space
to the front of the property.
3. Surfacing requirements – The parking lot is currently made of compacted crushed rock;
however, the City code requires parking lots to be paved with asphaltic concrete, cement or
equivalent material. Unfortunately, paving the parking area with asphalt or concrete was
prohibitively costly. Our parking lot has very limited traffic, and the crushed rock is well
compacted and has stayed in place since January. We have not had issues with the crushed rock
being moved from the parking area and believe it will remain in place, serving as a vastly
improved parking option over the pothole-ridden mud surface that preceded it. We are
requesting the city to allow us to maintain the compacted crushed rock parking surface, which
we will maintain in good, compacted condition.
Justification for the Modification Request
The requested modification will allow Renton Highland Manor to further improve its parking to the
benefit of both the community residents and the broader Renton neighborhood.
Before we installed the new parking lot, the front of the community was unattractive and housed
several abandoned, broken cars. The ignored community frontage was an eyesore for the neighborhood
and a frustration to community residents who were constantly blocked into parking spots due to an
overcrowding of cars on the property.
We’ve already improved the look of the community and reduced congestion by cleaning out the
abandoned vehicles and assigning parking spaces to residents. Approving our modification request will
enable us to further improve the community’s street frontage with the goal of providing safe affordable
housing while keeping up with the ever-improving appearance of the surrounding area.
Please submit a written statement addressing and justifying how the modification request complies with
each of the following issues to be considered by the Administrator
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the proposed
modification is the minimum adjustment necessary to implement these policies and objectives;
a. Our requested modification maintains most of the form of the code with regards to
parking lot design and landscaping, while allowing us to implement an attractive yet
affordable parking solution that will serve the affordable housing community’s residents
while maintaining the look and feel standards that the City of Renton requires for
parking lots. We believe our proposal fits well within the overall policy objectives of
providing affordable housing in the City or Renton, while not asking the City to
materially deviate from its aesthetic standards.
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
RENTON HIGHLAND MANOR LLC
3612 NE 4th St | Renton WA
RentonHighlandManor@gmail.com
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
a. Our modification proposal increases the parking lot’s safety and appearance to
compliment the already improved functional improvements made in January 2018. We
chose crushed rock for the parking lot because it’s a permeable surface and lets rain
water through to the soil underneath. The parking lot modification we’re requesting
upholds the intended quality and standards of the City Code.
c. Will not be injurious to other property(ies) in the vicinity;
a. The improvements we’re requesting to make will improve the attractiveness of the
property, which neighboring properties will undoubtedly appreciate.
d. Conforms to the intent and purpose of the Code;
a. As mentioned above, we believe our modification plan brings our community into line
with the intentions of the Code.
e. Can be shown to be justified and required for the use and situation intended; and
a. On-street parking in Renton is not easy to find, especially on a high-traffic street like NE
4th. The residents of the community rely on the availability of the parking lot to keep
their cars that can’t fit on their lots close to home. Without the parking lot, they’d be
forced to find street parking for their cars, thereby increasing the congestion and
competition for those limited spaces.
f. Will not create adverse impacts to other property(ies) in the vicinity.
a. The implementation of our modification request offers a double benefit to other
properties in the vicinity by both improving the appearance of the property and by
keeping more than 10 vehicles out of public parking spaces.
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
EXHIBIT 3
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
Relocate
landscaping to
street
frontage. keep
at least two
trees in each
landscape strip
as currently
shown.
Expand depth of street
frontage landscaping. include
a mixture of trees, shrubs, and
ground cover. show 3 trees
within the street frontage
landscape strip. staff
recommend switching tree
species to trident maple,
paperback maple, or other
approved species to prevent
sidewalk buckling and mildew
that has occurred on other
sites.
EXHIBIT 4
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1
APN: 0923059176
0’150’300’EXHIBIT 5
DocuSign Envelope ID: 093A81B2-5F14-49C5-9C20-DA5BEE167AF1