HomeMy WebLinkAboutD_Reconsideration_Decision_Renton_Highlands_Manor_Setback_Variance_190719July 19, 2019
Daniel Weisfield
1232 19th St, Suite 17,
Oakland CA, 94607
SUBJECT: Request for Reconsideration – Renton Highland Manor Setback Variance (LUA19-
000078, VA)
Dear Mr. Weisfield:
We received your timely request for reconsideration of Condition #4 of the Variance decision,
regarding the side-to-side distance between a new and existing mobile home unit within
Renton Highland Manor Mobile Home Park:
1. The new units shall maintain a minimum side-to-side distance of at least 8 feet from
new and existing units for compliance with parking requirements, unless the
applicant can demonstrate that the new replacement unit will be no greater in
square footage than the existing unit it is replacing, in which case, the setback
between a new unit and an existing unit (built prior to this decision) shall be a
minimum of 5 feet until units on either side are replaced.
Your request for reconsideration asked that this condition of approval be revised to eliminate
the requirement that the new replacement unit be no greater in square footage than the
existing unit it is replacing if the applicant is proposing a 5-foot setback between a new unit and
an existing unit (built prior to this decision) until units on either side are replaced.
Your request stated that when there is a 5-foot side-to-side clearance between homes,
requiring that the new home not exceed the previous home’s square footage unfairly penalizes
the residents for their neighbors’ unpermitted additions. Your request identifies three units
(units numbered 49, 33, and 8) that would be unable to be replaced with larger units due to
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abutting units that have illegal additions that prevent compliance with an 8-foot distance
requirement.
You requested as part of the variance application materials that in cases where 8-foot side-to-
side separation is not feasible, that the City approve a 5-foot sided-to-side distance until both
units are replaced. Staff agreed that for certain mobile unit spaces, an 8-foot clearance
between a new unit and existing units on either side of the new unit may not be feasible until
all units are replaced; however, staff clarified that 8 feet is the minimum necessary clearance in
order to provide space for parking between the mobile units. Therefore, staff recommended
approval of a 5-foot side-to-side separation between a new mobile home and an existing
mobile home (built prior to the date of this decision) provided the applicant can demonstrate
that the new replacement unit will be no greater in square footage than the existing unit it is
replacing.
The presence of illegal additions does not justify the elimination of this requirement, which
serves to ensure adequate parking on site. Furthermore, unpermitted additions to mobile
homes should be removed and the units should be brought into compliance with City code
regardless of the outcome of this variance decision. In addition, compliance with this condition
of approval does not prevent the replacement of these units, but rather prevents the increase
of unit size in the event that 8-foot side-to-side clearance is not feasible. Therefore staff does
not recommend amending Condition of Approval #4 as requested in the reconsideration.
In addition to your request to revise the 4th condition of variance approval, you also requested
reconsideration of the requirement noted in FOF 14.b. of the staff report, which states that
“fire access roads are required to be a minimum of 20 feet unobstructed width with turning
radius of 25 feet inside and 45 feet outside minimum. The applicant will be required to
demonstrate compliance with fire access requirements at the time of building permit
application for each unit.” This statement is not a condition of permit approval and therefore is
not an appropriate item to formally request amending under the reconsideration process.
However, the Renton Regional Fire Authority has reviewed your request and provided a
response. Please see the attached revised comments from the Renton Regional Fire Authority
in response to your request.
Decision: Therefore the reconsideration request for revision of the 4th condition of approval, as
referenced above, for the Renton Highland Manor Setback Variance, LUA19-000078, is denied.
This decision to reconsider the original Variance Decision is subject to a 14-day appeal period.
The above decision will become final if not appealed in writing together with the required fee
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to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 by 5:00 pm on
Friday, August 2, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and additional
information regarding the appeal process may be obtained from the City Clerk’s Office, Renton
City Hall - 7th Floor, (425) 430-6510.
Sincerely,
Jennifer Henning, AICP
Planning Director
cc: C.E. “Chip” Vincent, CED Administrator
Vanessa Dolbee, Current Planning Manager
Angelea Weihs, Associate Planner
Renton Highland Manor LLC/ Owner(s)
For
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7/19/2019 | 3:36 PM PDT
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE:July 10, 2019
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Renton Highland Manor – appeal comments
1.The fire flow requirement for a single family homes is 1,000 gpm minimum for
dwellings up to 3,600 square feet (including garage and basements). If the dwelling
exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A
minimum of one new fire hydrant is required within 300-feet of the proposed
buildings and two hydrants if the fire flow goes up to 1,500 gpm. Applicant has
confirmed that they will meet this requirement and has shown a preliminary utility
plan showing compliance with this requirement of a minimum of one new fire
hydrant. Final fire hydrant location is subject to utility plan review and a mutually
agreeable location.
2.Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit
is given for the demolition of the existing houses. This fee is paid at time of building
permit issuance.
3.Fire department apparatus access roadways are required within 150-feet of all points
on the building. Fire access roads are required to be a minimum of 20-feet
unobstructed width with turning radius of 25-feet inside and 45-feet outside
minimum. Fire lane signage required for the onsite roadways. Roadways shall
support a minimum of a 30-ton vehicle and 75-psi point loading. Existing roadways do
not meet minimum turning radius requirements and shall be required to do so.
Fire code provides an exception in meeting some fire apparatus access requirements
in the utilization of an approved fire sprinkler system. This is allowed outright in the
fire code and no variance is required. The applicant has acknowledged that they will
either meet the turning radius requirements as previously stated or utilize the fire
sprinkler option in the code. Specifically, any new units installed in the following site
would be ordered from the factory to have an approved residential fire sprinkler
system. This would apply to home sites numbered 10 through 15, 18 and numbers 35
through 37, a total of 10 home sites. Either solution is acceptable to the Renton
Regional Fire Authority.
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