HomeMy WebLinkAbout5. PROJECT NARRATIVEVariance application
Renton Highland Manor
3612 NE 4th Street, Renton, WA 98056
APN: 0923059176
Project Narrative
Project name, size and location of site
Project name: Renton Highland Manor, an existing 49 unit mobile home park
providing affordable housing to approximately 200 residents of Renton without
government subsidy
Size: 131,986 square feet
Location: 3612 NE 4th Street, Renton, WA 98056
APN: 0923059176
Land use permits required for proposed project
o We are professional mobile home park owners seeking to upgrade the sub-
standard housing stock at Renton Highland Manor by replacing obsolete
1960s manufactured homes with new, energy efficient, code-compliant
manufactured homes. This will increase the supply of high-quality
affordable housing in Renton.
o In order to do this, we require a three-year Administrative Variance to the
City of Renton’s setback requirements for mobile homes installed in mobile
home parks constructed before 8/1/2010, as illustrated in RMC 4-2-HOE
(Illustrations).
o We will begin by installing two homes, on lot #41 (replacing an obsolete
home which was destroyed in a fire) and lot #43 (replacing an obsolete
home).
o Over time, we intend to gradually replace obsolete homes throughout the
property with new, safe, energy efficient homes.
o This process will take decades, because the homes in the park belong to
tenants. We do not control their homes, so we cannot cause these
upgrades to happen on a timeline of our choosing. The upgrades will occur
gradually as tenants vacate the park or choose to upgrade their own
homes.
o Therefore, in accordance with the advice we received from Planning during
our pre-application meeting, we are seeking a blanket variance that would
apply to the entire property, and which could be applied in the future at any
time when we apply for a building permit to replace an obsolete home with
a new manufactured home.
Zoning designation of the site and adjacent properties
o The site and the adjacent properties are zoned Commercial Arterial (CA).
The existing Comprehensive Plan Map Designation is Commercial Mixed
Use (CMU).
Current use of the site and any existing improvements
o The site is currently used as a 49 unit mobile home park, providing
affordable housing to 49 working families in Renton with zero government
subsidies.
Special site features (i.e. wetlands, water bodies, steep slopes)
o The site has no special site features
o The site is flat
o The site does not have any wetlands or bodies of water
o The site has approximately 19 significant trees (greater than 6 caliper
inches). None of these trees will be removed or disturbed. See item #15,
Tree Retention Worksheet.
o The site has been in continuous use as a mobile home park since the
1950s
o Based on the City’s Critical Areas Maps, there appear to be no Critical
Areas on site
Statement addressing soil type and drainage conditions
o To our best knowledge, the site has normal soil composition and normal
drainage conditions
o No flooding has been observed at the property
o As part of a parking lot and landscaping improving project in 2018, a
French drain was added to the property to further facilitate surface water
drainage
Proposed use of the property and scope of the proposed development
o The proposed use of the property will not change. We will continue to
operate the property as a 49 unit mobile home park providing affordable
housing without government subsidy to approximately 200 residents of
Renton.
o However, by replacing obsolete, 1960s, aluminum-sided “eyesore”
manufactured homes with new, attractive, energy-efficient manufactured
homes, we will significantly upgrade the aesthetic profile of the property,
which will create a positive aesthetic impact for adjacent properties, as
well as for the general public passing by this highly visible property on the
NE 4th Street arterial.
o Additionally, by replacing obsolete 1960s homes with new, code-compliant
homes, we will reduce health and safety risks for our residents, and
reduce the risk of fire for the neighborhood at large.
For plats indicate the proposed number, net density and range of sizes (net lot
area) of the new lots
o N/A
Access
o Access to Renton Highland Manor will remain via two curb cuts off of NE
4th Street.
Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants,
sewer main, etc.)
o N/A
Total estimated construction cost and estimated fair market value of the
proposed project
o Each new manufactured home that we install in the community costs
approximately $80,000
o Fair market value (and likely sale price) of each new manufactured home
that we install in the community is approximately $90,000
o After obtaining this Administrative Variance, we initially plan to install two
new manufactured homes in the community
o Thus, estimated construction cost is $160,000, and estimated fair market
value is $180,000
Estimated quantities and type of materials involved if any fill or excavation is
proposed
o No fill or excavation is proposed
Number, type and size of any trees to be removed
o No trees will be removed
Explanation of any land to be dedicated to the City
o No land will be dedicated to the City
Any proposed job shacks, sales trailers, and/or model homes
o There will be no job shacks, sales trailers, or model homes
Any proposed modifications being requested (include written justification)
o Our objective is to replace obsolete 1960s mobile homes at Renton
Highland Manor with new, attractive manufactured homes, thereby
improving the aesthetic profile of the community, while reducing health,
safety, and fire risk for our residents and the broader community
o The lots at Renton Highland Manor were built in the 1950s in order to
accommodate 1950s-era mobile homes.
o The lots are abnormally small by today’s standards
o Due to the small size of the lots, it is impossible to install new, attractive
manufactured homes on these lots while remaining in compliance with the
City’s setback requirements for mobile homes (as illustrated in RMC 4-2-
HOE)
o For reference, please note that under RMC 4-2-HOE, setback
requirements for mobile home parks constructed before August 1, 2010
are as follows:
a) Minimum distance between mobile homes shall be 15 feet
b) Minimum distance between canopy and mobile home on an
abutting space shall be 5 ft.
c) Minimum distance between proposed mobile home and exterior
property boundary of the mobile home park shall be 5 ft.
o See illustration (on following page) illustrating RMC 4-2-HOE
o Therefore, in order to replace obsolete manufactured homes with safe,
attractive, new homes, we request a modification to the City’s setback
requirements for mobile homes (as illustrated in RMC 4-2-HOE)
o Specifically, we seek a three-year Administrative Variance to enable the
following:
a) New units will not be placed within the 30 foot City of Renton
utility easement.
b) No setback from the utility easement will be required.
c) Therefore, any new units abutting Queen Avenue may extend
eastward as far as the utility easement, but shall extend no further
eastward than the utility easement.
d) The minimum street frontage setback shall be 10 feet. In
practice, this setback shall only apply to the property’s boundary
abutting NE 4th Street. There shall be no setback from Queen Avenue
other than the requirement (described above) that no new homes
extend into the 30 foot City of Renton utility easement.
e) Any setback abutting an exterior property boundary of the mobile
home park shall be a minimum of 5 feet. In practice, this applies to
the north and west boundaries of the property.
f) The units shall maintain a distance of at least 5 feet of separation
on all sides, for all units. This is to include the units themselves and
any attached future carports or canopies.
g) The minimum side-to-side distance between all mobile homes
(new and/or existing) shall be 8 feet for compliance with parking
requirements, unless the applicant provides a parking analysis that
demonstrates compliance with a minimum of two parking spaces per
unit and provides a proposal for where the tenants will park if 8 feet is
not provided on either side of the residence. If compliance with
parking regulations can be adequately demonstrated, 5 feet (between
new and existing units) will be taken into consideration until
abutting units are replaced.
h) The minimum back-to-back distance between a new mobile home
and an existing mobile home shall be 5 feet.
i) The minimum back-to-back distance between two new mobile
homes shall be 10 feet.
j) The minimum distance between a canopy and a mobile home on
an abutting lot shall be 5 feet.
Fire safety: Please note that from a fire safety perspective, all new manufactured homes
that we bring into the park will be significantly safer than the obsolete homes that are
currently in place. All new homes will be fully compliant with the Federal HUD code
governing manufactured home construction and safety standards. Specifically, all new
homes will be fully complaint with 24 CFR 3280.203 (“Flame spread limitations and fire
protection requirements”).
o § 3280.203 Flame spread limitations and fire protection requirements
o (a)Establishment of flame spread rating. The surface flame spread rating of
interior-finish material must not exceed the value shown in § 3280.203(b) when
tested by Standard Test Method for Surface Burning Characteristics of
Building Materials, ASTM E84-01, 2001, or Standard Method of Test of Surface
Burning Characteristics of Building Materials NFPA 255, 1996, except that the
surface flame spread rating of interior-finish materials required by §
3280.203(b)(5) and (6) may be determined by using the Standard Test Method for
Surface Flammability of Materials Using a Radiant Heat Energy Source, ASTM E
162-94. However, the following materials need not be tested to establish their
flame spread rating unless a lower rating is required by the standards in this part:
o (1) Flame-spread rating - 76 to 200.
o (i) .035-inch or thicker high pressure laminated plastic panel countertop;
o (ii)1/4-inch or thicker unfinished plywood with phenolic or urea glue;
o (iii) Unfinished dimension lumber (1-inch or thicker nominal boards);
o (iv)3/8-inch or thicker unfinished particleboard with phenolic or urea binder;
o (v) Natural gum-varnished or latex- or alkyd-painted:
o (A)1/4-inch or thicker plywood, or
o (B)3/8-inch or thicker particleboard, or
o (C) 1-inch or thicker nominal board;
o (vi)5/16-inch gypsum board with decorative wallpaper; and
o (vii)1/4-inch or thicker unfinished hardboard,
o (2) Flame-spread rating-25 to 200,
o (i) Painted metal;
o (ii) Mineral-base acoustic tile;
o (iii)5/16-inch or thicker unfinished gypsum wallboard (both latex- or alkyd-
painted); and
o (iv) Ceramic tile.
o (The above-listed material applications do not waive the requirements of §
3280.203(c) or § 3280.204 of this subpart.)
o (b) Flame-spread rating requirements.
o (1) The interior finish of all walls, columns, and partitions shall not have a flame
spread rating exceeding 200 except as otherwise specified herein.
o (2) Ceiling interior finish shall not have a flame spread rating exceeding 75.
o (3) Walls adjacent to or enclosing a furnace or water heater and ceilings above
them shall have an interior finish with a flame spread rating not exceeding 25.
Sealants and other trim materials 2 inches or less in width used to finish adjacent
surfaces within these spaces are exempt from this provision provided that all
joints are completely supported by framing members or by materials having a
flame spread rating not exceeding 25.
o (4) Exposed interior finishes adjacent to the cooking range shall have a flame
spread rating not exceeding 50, except that backsplashes not exceeding 6 inches
in height are exempted. Adjacent surfaces are theexposed vertical surfaces
between the range top height and the overhead cabinets and/or ceiling and within
6 horizontal inches of the cooking range. (Refer also to § 3280.204(a), Kitchen
Cabinet Protection.) Sealants and other trim materials 2 inches or less in width
used to finish adjacent surfaces are exempt from this provision provided that all
joints are completely supported by a framing member.
o (5) Kitchen cabinet doors, countertops, backsplashes, exposed bottoms, and end
panels shall have a flame spread rating not to exceed 200. Cabinet rails, stiles,
mullions, and top strips are exempted.
o (6) Finish surfaces of plastic bathtubs, shower units, and tub or shower doors shall
not exceed a flame spread rating of 200.
o (c) Fire protective requirements.
o (1) Materials used to surface the following areas shall be of limited combustible
material (e.g., 5/16-inch gypsum board, etc.):
o (i) The exposed wall adjacent to the cooking range (see § 3280.203(b)(4));
o (ii) Exposed bottoms and sides of kitchen cabinets as required by § 3280.204;
o (iii) Interior walls and ceilings enclosing furnace and/or water heater spaces; and
o (iv) Combustible doors which provide interior or exterior access to furnace and/or
water heater spaces. The surface may be interrupted for louvers ventilating the
enclosure. However, the louvers shall not be constructed of a material of greater
combustibility than the door itself (e.g., plastic louvers on a wooden door).
o (2) No burner of a surface cooking unit shall be closer than 12 horizontal inches
to a window or an exterior door with glazing.
o [ 49 FR 32008, Aug. 9, 1984, as amended at 58 FR 55005, Oct. 25, 1993; 70 FR
72042, Nov. 30, 2005]