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Home My WebLink AboutReport 01Russell D. Millard Leisure Estates, LLC 24725 230th Way SE Maple Valley, WA 98038 (contact) Updated: 01/08/10 ~AIRTXES OIF RIECOR,D ll.EISURE ESTATES LUA09-157, PMHP, FMHP Robert L. Millard Park Perservations, LLC 21145 212th Avenue SE Maple Valley, WA 98038 tel: (206) 941-5900 (owner/ applicant) (Page 1 of 1) : ' .;; ·, ' ' ! • )(;;;!1-J\-l'v'i:H.L'-<IOl-l -'8,;U .. 'v'J.c;,;;;! ,;;ii..1n<,,1:a I ... c,W'O't.f;;!_LV;,,.!~i~t1~J~~i~'1.,j·'~l;~v'l.l;· ,· . ' ~ ~ . _, L >-a ,/ ~ ~ ~· t r~-·-} t :J ; V .__../..~ l,, ·.: II ' ' (-)\"'. ; :l tt~ [ ;1 (-· ) I ,.---::":=---_Jr----'c ).)·"'11-•'•· .... " r ( ,.s..,--- r,:-,--\. ',r--· .,L,.-----1-\ I \ ,---0: ·O, '\ . ..., _c_ .. ' ' " ·~--O.c _....----r. ------->---~ ffi ,.-·--/-,,~ . ~-01,°'i k l\ ;/ _ _..,1.- ,. ,/'/:"' . ' ' ,J ·:--; /~' -, ' -IL 11, : I _I '" ', \ gt ·.) l ~ \ ;, j, -:r: 1-c'''""---, .....:." ·:.:il" I ;,- I ' ' -. j ' ' ' -. \, I ' "'"',-:£ ·;·--!,t0i/%f(f4 ;, ;;, ·. -; •. ,'If''"·~~ O•, ..... ~ ....... ~ l"A "' ;..,,,~ .. ,_. ~ .... tit~'t; it''/ . r------~. -c-:t· t l.J>.,.JD~ .. p,,;f,:; ,_.? r· 0 11,.:j =,~ ~>J»-NT 'f' 1 -~, , It:·:,., / 't'.\.t: r . r . _.I" · :l a #· •. t 6 ~' :_, 4-*' 11 -- i :+. ·-w· .-ffi. .. ~>J~~i~" : evz~'.:-. h..>,Ju.J;y._... '. :~/ ::~,. ' 1.~-. ( ,,, ~:;;,, ¥ 4: -~-_,.-· --- ·~ ,.1 _-; .. ..J,; ., ./ (:.,.._ ____ :: Ii '\;f\ ' ,1 '• ' ft,, . \;~ .\\) \'/ .... ,;,, ',•, ·:-- ;; i : · .... 1}_:i_/i·L: ,,.,0.,.,. \ q .. ,, \ r l < • ,·' -~,. :, ~ .. w; ,I,/ ~-. ; .;;'',\ ·''·~ . I ca ~ . 1 'i•').·,'. ~. ,.~ .. 0 . -·. ;~'1.'• ~ .'' g .. '·<' (1) ~~;,.;,.,;,~,!]~: d!;1.,.J .. g~ ~ • '/~.-=-· 1 ' * !/ ~. ----~ ·--,. lu > ' c:,( /'.l '~ J 3 ·1· ,,....., , .. ----1· }.:,,-··· 1.A'-'.".N ,. , -.f,' .• •. ! / -tt J /'~""=_( / s, ,I" I ..t.~ti'._,:t.,..,t=t:: 4 ....... ~ ;: g: ,;:~u~L :1-;-:.,J_ .l,Ft.;Tt..,,-'E EX'T!2N'.!liCr1..,:. "·,. Landscaping: ~,, ' i ',. TEN.WT / ' ---Fl'5 1,·= ~:-tO-r .13t . -::---1 = The Applicant will Install !he l1nd,c1plng on the east side of !he <lr..,t whic:h will consist primarily of lfl" to ls«nt the pitch and pun ,alf cou....,, The Awlicant will ir>nal plants and btt, as shown on tM lffld$r::;lplnt pl,,n. AA on·s!te llndsca;,ing ..ia be installed bv the ""-~r. As the project fully dO'Yeloped the requlr<ement for landsc.apl .. wlll be mln!mal. As there lr<e literally hundred, of UHS within I~ « i,r:re ~I •nd thb po<tio<I WH o,ip,alty 1ppro,,,ed fo, ~I " ml,,i.wareholne S!Otlp. by ~wty .. of the trees within the ·eons1rvcoon Ohtllfbance Are1" -be r,emcr,,ed /fE.t,.1.0\l~..r:, :-_· -----._ /,J.C ,ir I ·•! ~; .. '<'.,,<le,, landsc.aping 1tu -be 0.. Ifft 1rn,m the ••H of conotructlon di,hffboonce fO< a toll! af --!fly 1.000 Sq Ft 1lon1 the HSI ,Ide of the roadway con1IHI .. p,lm1rily al grH• to ,;nmpllment the pjtth ind putt golf amenity I ( i; .. ~J. QO-O.;, CUl'"rt> IM~E..I>- ~ -APW"A r•C) l'"JA\e. ~,&.(,,!) ~.~A, I iJ 12.' l/ J,.., • .. --, --.r<H41,.,.,..,.__ 'J II· > _,,, ~ ~ ~DS~!~~,?.a~~~~~.?:~:~ PLAN ( ~ Pl.AN BOTANICAL NAME SIZE f , -_·_ , c. SYMBOL COMMONNAM.E ROOT CONDITION F>''"""'" --e Gtet:55 .-~. AKEA I,,_ -E' .Ji.?, -:,;.;,.,,-;CH 4, -:-~rs Fra>rinus oxyccrpa "Raywood' / Raywood Ash J.1/2" Cal /IO'Ht. {Min) 8&9 5ingl£ Trutk, Limbed to 8 ft @ 0 Rhododendron/ Ahododendro" cotowbier!H Salat/ Goulth£rMl shallo" PI..ANTrnG LEGEND 8 .:., Aaywoad Ash @ ) Rhododmdron G 1. SalaJ 18-24 in 4-6 in 18 * Tl<laE~ TO i<>E K"f:t,..~o\/EO ,: ' " ~- ·10. •I __ ,_" .. ~ =. .,...,.'"';. ___ ,)(?='.~ >M 1!T ·FIL4 ___.i,, ,C:J.~ l::x..JIL I ~--1 .... ~,..; ~~~ ,/e~~,.,. e \ -L~ Vicinity Map: ' • , <• .~ (][) 1''=7,4' 1 _});J'lJf; 1,,·· ·n ~,/,:_----=~!:[ .. ;;'-: ~---.. ':"\.-!{/~;:,\ ·, ~ ~ a. w w a: I- ~ w a: I- C/) w ~ Cl) 0 ~ :; ~- ~ ' ' a • • , ! ! ~ e II § § " f " § I I 'I I I .--, DEPARTMENT OF COl'v,~ .uNITY AND ECONOMIC DEVELOPMENT MINOR MODIFICATION OF APPROVED FINAL MANUFACTURED HOME PARK ~ APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER; APPLICANT: EVALUATION FORM & DECISION Leisure Estates Mobile Home Park LUA09-157, FMHP, PMHP, MOD Vanessa Dolbee Russell Millard Leisure Estates, LLC Management Suite 201 Union Avenue SE Renton, WA 98059 ,, ZONING DESIGNATION: Residential Manufactured Home Park (RMH) PROJECT LOCATION: 201 Union Avenue SE SUMMARY OF REQUEST: L The removal of 10 additional trees Renton Municipal Code Section 4-9-110 addresses modification to approved manufactured and mobile home parks (MHP), however, this section does not provide any review criteria, as the section is "reserved" with no code language. Therefore, staff has determined that the modification criteria established by Site Plans would be applicable to manufactured home parks. RMC 4-9-200H.2, allows minor adjustments to an approved site plan, provided: 1. The adjustment does not involve more than a ten percent {10%0 increase in area or scale of the development in the approved site plan; or 2. The adjustment does not have a significantly greater impact on the environment and facilities than the approved plan; or 3. The adjustment does not change the boundaries of the originally approved pion. ' DEPARTMENT OF COl'vM1UNITV AND ECONOMIC DEVELOPMENT MINOR MODIFICATION OF APPROVED FINAL MANUFACTURED HOME PARK [g] APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: EVALUATION FORM & DECISION Leisure Estates Mobile Home Park LUA09-157, FMHP, PMHP, MOD Vanessa Dolbee Russell Millard Leisure Estates, LLC Management Suite 201 Union Avenue SE Renton, WA 98059 ZONING DESIGNATION: Residential Manufactured Home Park (RMH) PROJECT LOCATION: 201 Union Avenue SE SUMMARY OF REQUEST: 1. The removal of 10 additional trees Renton Municipal Code Section 4-9-110 addresses modification to approved manufactured and mobile home parks (MHP), however, this section does not provide any review criteria, as the section is "reserved" with no code language. Therefore, staff has determined that the modification criteria established by Site Plans would be applicable to manufactured home parks. RMC 4-9-200H.2, allows minor adjustments to an approved site plan, provided: 1. The adjustment does not involve more than a ten percent {10%0 increase in area or scale of the development in the approved site plan; or 2. The adjustment does not have a significantly greater impact on the environment and facilities than the approved plan; ar 3. The adjustment does not change the boundaries of the originally approved plan. City of Renton Deportment of Cornn _ .y and Economic Development Administrative I, , //cation Request Report & Decision Leisure Estates Mobile Home Permit LUA09-157, PMHP, FMHP, MOD Report of March 13, 2013 Page 2 of 3 ANALYSIS OF REQUEST: The MHP modification requested, as depicted in your February 28, 2013 submittals have been compared to the MHP approved by the Hearing Examiner on February 18, 2010. The applicant has requested removal of trees that were not shown on the original land use application submittal, nor were they accounted for during the review of the project. It is the understanding of staff that these trees were an oversight by the applicant at the time of land use application. Now that the project is under construction and tree protection measures have been installed, it has become clear to the applicant that construction of the road and associated utilities cannot be achieved without impacting the roots of the 10 trees requested for removal. Pursuant to the staff report to the Hearing Examiner, dated January 26, 2010, the RMH zone requires 10 percent of the significant trees to be retained on the site. Although, the historical (SEPA) 1979, City file #MH-281-79) determination for the subject project identified that as many trees as feasible should be retained on site. Furthermore, the 2010 Hearing Examiner's decision approved the removal of 7 trees in space 251, which exceeds the 1979 tree removal restrictions. However, as part of the original approval four new trees were to be planted resulting in a net loss of 3 trees from the overall site. The request to remove an additional 10 trees would further exceed the restrictions placed on the 1979 approval and exceed the Hearing Examiner's 2010 approval. The applicant has indicated that the additional four manufactured home spaces cannot be built without damaging the 10 additional trees, and has asked for approval of their removal. If these trees are replaced pursuant to RMC 4-4-130 Trees and Land Clearing Regulations, a minimum of 12 caliper inches of new trees would be required for each tree removed from the site. This results in a 6 to 1 ratio of new trees at 2 caliper inches in size. Based on the request to remove 10 trees, 60 new trees at a minimum of 2 caliper inches would be required to meet the code replacement ratios. Staff recommends as a condition of approval that the 10 trees requested for removal be replaced pursuant to 4-4-130 tree retention standards and 60 replacement fir trees be planted a minimum of 6 feet in height. Trees should be planted in the vicinity of the trees removed, to the extent feasible and shall not be located underneath the transmission lines that cross the site. In addition, the trees requested for removal are currently providing a visual screen from the roadway to the stormwater detention facility. It is unclear to staff If new trees could be planted in this location as the new roadway and sidewalk may not provide sufficient space to replant behind the sidewalk before the detention pond. Therefore, staff recommends as a condition of approval that the area behind the new sidewalk to the detention pond be re-vegetated with screening landscaping if trees cannot be planted in the same location. lfthe conditions, as recommended above are met, the proposed modification would not have a significantly greater impact on the environment and facilities than the approved plan. The proposed changes would not increase the area involved in the project more than 10 percent and the adjustment would not change the boundaries of the originally approved plan. City of Renton Department of Com,, cy and Economic Development Administrative 1. fication Request Report & Decision Leisure Estates Mobile Home Permit LUA09-157, PMHP, FMHP, MOO Report of March 13, 2013 Page 3 of 3 DECISION: Based on staff's analysis, I have determined the proposed revisions are within the parameters defined by the Renton Municipal Code. Therefore, the proposed modifications of the site plan, LUA09-1S7, FMHP, PMHP, MOD are approved subject to the following conditions: 1. The applicant is advised that all code requirements and conditions of the manufactured home approval are still applicable to the development of the site. 2. The 10 trees requested for removal shall be replaced with 60 replacement fir trees a minimum of 6 feet in height, when planted. Trees should be planted in the vicinity of the trees removed, to the extent feasible and shall not be located underneath the transmission lines that cross the site. Once replacement trees are installed, an inspection would be required by the Planning Division. The construction permit application shall not be finaled until the replacement trees have been installed and an inspection has been completed and approved. 3. The area behind the new sidewalk, south of space 251, to the detention pond shall be re-vegetated with screening landscaping if trees cannot be replanted in the is location. 4. An updated construction permit shall be submitted for review and approval to the Development Services Division, including a new tree retention plan set and a planting plan for the 60 replacement trees. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: }(i} (2113 C.E. "Chip" Vincent, CED Administrator Date The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 within 14 days of the date of this decision. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Vanessa Dolbee, Senior Planner, at 425.430.7314 or vdolbee@rentonwa.gov. llE~SUR!E IESTATIES,llC 201 UNION AVE SE Management Suite, RENTON WA 98059 {425) 235-4545 March 4, 2013 Vanessa Dolbee CITY OF RENTON RECEIVED MAR O 5 2013 BUILDING DIVISION We are corresponding herewith; to request that an error that we made be corrected. There is a conflict between the buildability of the Approved plans that allows the installation of improvements to be constructed and the Tree Retention plan that prohibits this same work to be performed. This is due to the proximity for the trees to the construction zone. There is a fatal conflict between the placement location of the sidewalk/roadway and the drip line set back for the trees, which invades and overshadows virtually the entire roadway, (please see the attached photo). The need for this revision can't be understated. If these trees were to be required to remain the entire project would cease. Due to the proximity of the utility transmission tower the roadway can't be effectively moved outside the drip line of these trees. This means that the roadway can't be build, if the trees remain. Further the sidewalk that was placed on the same side as the residences cannot be installed nor enjoyed by these residents if these trees remain. These trees and their associated drip line set-backs alter or inhibit nearly every aspect of construction. I apologize for my oversight, it was my intention to remove all the trees in the construction zone west of the proposed Willow Drive extension, but I failed to adequate foresee the essential nature of there removal. We now need your consideration to make the project work and avoid this catastrophic event. Specifically, these Ten (10) trees, shown on the revised plans that we submitted herewith (that were mistakenly shown to be retained, by us and our engineer) need be removed. We sincerely request that you please modify our plans to allow them to be removed. We agree to replace the 10 trees with 20 replacement trees, or as you see fit, in the same approximate proportionate mix, size and species combination, as the four replacement tree presently shown on the approved plans, except these trees shall be placed east of Willow Drive, or elsewhere as you determine. We truly appreciate your collective efforts to process this modification expeditiously. Regards Rtissell D. IViliiatd Vanessa Dolbee From: Sent: To: Russ Millard <russmillard@yahoo.com> Friday, March 01, 2013 9:52 AM Vanessa Dolbee Subject: Re: MHP Modification Request? Yes that is correct. The problem is that if we preserve the setback from the drip line on these trees the project literally can not be built. The water line, roadway, sidewalk and electrical service_ are all under the dip line. Sent from my iPad Russell Millard On Mar 1, 2013, at 9:01 AM, Vanessa Dolbee <VDolbee@Rentonwa.gov> wrote: Russ, Is the below request, the narrative to go along with the plan set you dropped off yesterday afternoon to Jennifer Henning? I want to make sure I have the right request, as we have been talking about two different tree "issues". Thank you. 'Vanessa <Do[6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 From: Russell Millard (mailto:russmillard@yahoo.com] Sent: Thursday, February 28, 2013 4:14 PM To: Vanessa Dolbee Subject: Re: Hazard tree LEISURE ESTATES,llC 201 UNION AVE SE Management Suite, RENTON WA 98059 (425) 235-4545 February 28, 2013 Vanessa Dolbee 1 We are corresponding he1 .1th; to request that an error that we r. ..e be corrected as there is a conflict between the Approved plans that allow that improvements to be constructed and the Tree Retention plan that prohibits this same work due to the drip area of the trees. It was my intention, from the time of my 2009 submittal, to remove all the trees in the construction zone west of the proposed Willow Drive extension. This would mean that the 8 large trees requested to be removed still be removed to allow the house on Lot 251 to be constructed per plan and the ten trees shown on the plan that were mistakenly shown to be retained, by our engineer, be modified to allow them to be removed. We agree to replace the 10 trees with 20 replacement trees in the same approximate proportion mix, size and species combination, as the four replacement tree presently shown on the approved plans, except these trees shall be placed east of Willow Drive. We truly appreciate your collective efforts to process this modification expeditiously. Regards Russell D. Millard From: Vanessa Dolbee <VDolbee@Rentonwa.gov> To: 'Russell Millard' <russmillard@yahoo.com> Sent: Wednesday, February 27, 2013 3:13 PM Subject: RE: Hazard tree Russ, Please give me a call when you have a chance. I have a few answers for you. Thank you, '(Janessa (J)o{6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 From: Russell Millard [mailto:russmillard@yahoo.com] Sent: Wednesday, February 27, 2013 12:42 PM To: Vanessa Dolbee Subject: Fw: Hazard tree -----Forwarded Message----- From: "russmillard@yahoo.com" <russmillard@yahoo.com> To: "russmillard@yahoo.com" <russmillard@yahoo.com> Sent: Wednesday, February 27, 2013 12:37 PM Subject: Hazard tree 2 RECEIPT EG00005547 BILLING CONTACT IMPORT IMPORT IMPORT CASHIER CONTACT Po Box 6127 Bellevue, WA 98008 REFERENCE NUMBER FEE NAME LUA09-157 PLAN -Modification Technology Fee Printed On: March 13, 2013 Prepared By: Vanessa Dolbee ---==~::.--· . . TRANSACTION TYPE Fee Payment Fee Payment PAYMENT METHOD, Check #11446 Check #11446 SUBTOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1 Section 4-9-110 Page I of3 . T 4-9-110 MANUFACTURED AND MOBILE HOME PARKS: A. PURPOSE: It is the purpose of this Section to provide a means of regulating manufactured home parks so as to promote the health, safety, morals, general welfare and esthetics of the City of Renton. Manufactured home parks should provide a pleasant residential environment which will be an enjoyable place to live and a residential asset to the City. (Ord. 3746, g.19-1983) B. APPLICABILITY: Development of mobile home parks shall conform to the regulations established herein. It shall be illegal to allow or permit any mobile home to remain in the mobile home park unless a proper space is available for it. (Ord. 3902, 4-22-1985) 1. Exemptions: (Reserved) C. AUTHORITY: 1. Building Official: It shall be the duty of the Building Official to enforce all provisions of this Section. (Ord. 3746, 9-19-1983) 2. Development Services Division: The Development Services Division shall be responsible for administering the review, design and construction provisions of this Section. For inspection purposes, any of the members of the Development Services Division or their duly authorized representatives and agents shall have the right and are hereby empowered to enter upon any premises at any reasonable time on which any trailers or mobile homes, as above defined, are located. The Development Services Division is empowered to issue orders, grant, renew and revoke such permits and licenses as are provided for in accordance with the provisions of this Section. 3. Hearing Examiner: The Hearing Examiner is designated as the official agency of the City for the review and approval of the design of a proposed mobile home park and the conduct of public hearings thereon. D. SUBMITTAL REQUIREMENTS AND FEES: (Reserved) E. PARK REVIEW PROCEDURES: 1. Application: The procedure for review and approval of a mobile home park consists of the preparation and submission to the Hearing Examiner of a mobile home park plan of the proposed mobile home park. 2. Referrals, Recommendations of Department: The Development Services Division shall transmit copies of the proposed mobile home park plan to the Department of Public Works, the health agency, Fire Department and copies to other department heads and agencies as necessary for their review and recommendation. Two (2) copies shall be http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton04091 IO .h... 03/09/2012 Section 4-9-110 Page 2 of3 ' retained by the Hearing Examiner. These departments and agencies shall make, within the scope of their municipal functions, their respective recommendations regarding the mobile home park plan to the Development Services Division. in writing, not less than fifteen (15) days prior to the date of hearing. 3. Public Notice: Shall be as required by RMC 4-8-090, Public Notice Requirements. 4. Recommendations to Hearing Examiner: The Development Services Division shall transmit the application. the proposed mobile home park plan and the respective recommendations of City departments and other public agencies, together with the Development Services Division recommendations, to the Hearing Examiner for study at least seven (7) days prior to any such hearing. 5. Conditions of Approval: The Hearing Examiner may make any such changes or modifications he deems necessary in the design or layout of a mobile home park to optimize the development and use of the site, to protect adjoining and/or surrounding · '' . properties. developments, traffic patterns and/or accessibility. · ' · 6. lnstana,ion: A surety bond of not less than four hundred dollars ($400.00) per acre·of. the mobile home for a maximum of two (2) year period guaranteeing to the City thec,,·. n,t.·> installation·according to the approved landscape plan of walls, fences and landscaping:li:··· required herein shall be posted prior to the issuance of any permits to construct the park: · .. , 7. Construction Timing: No grading, construction or similar activities, except the clearing of land, shall be permitted until the Hearing Examiner has given approval to the final plan. 8. Certificate of Occupancy: A signed certificate of occupancy shall signify that the mobile home park has been satisfactorily completed according to the approved final plan and the requirements of this Section. F. DEFERRALS: See RMC 4-9-060. G. MAINTENANCE: 1. General: The mobile home park shall be kept in good repair to insure that said park shall be a pleasant, safe and sanitary living environment for present and future inhabitants. 2. Landscaping: The mobile park shall be kept in good repair and landscaped areas maintained. Landscaped areas will be subject to periodic inspection by the Development Services Division. Landscaping shall be kept neat and orderly. H. EXPIRATION AND EXTENSION: The approval of the mobile home park plan shall lapse unless a building permit based thereon is submitted within three (3) years from the date of such approval unless http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton040911 0 .h... 03/09/2012 !. \ Section 4-9-110 Page 3 of3 ·• extended for good cause by the Hearing Examiner upon proper written application by the developer for a period not to exceed one year. Only one such extension shall be granted. I. MODIFICATIONS TO APPROVED PLANS: (Reserved) J. VIOLATION AND PENAL TIES: 1. Revocation of License: The Building Official is hereby authorized to revoke any license issued pursuant to the terms of this Chapter if after due investigation it is determined that the owner thereof has violated any of the provisions of this Chapter or that any mobile home or mobile home park is being maintained in an unsanitary or unsafe manner or is a nuisance. Such notice of revocation shall be in writing and shall advise the licensee of the violations found. The licensee shall have a period of ten (10) days in which to remedy the defects or omissions therein specified. In the event that the licensee fails or neglects to do so within the said ten (10) day period, the order of revocation shall be final. 2. Misdemeanor: In addition to subsection J1 of this Section, any person, firm or '' • '· · corporation violating any of the provisions of this Section shall, upon conviction, be guilty ·. · of'a misdemeanor subject to. RMC 1-3-1, and each such person, firm or corporation shall•/.-·' · be deemed guilty of a separate offense for each and every day or portion thereof during' · ·, which any violation of any of the provisions of this Chapter is committed, continued or ·•, permitted. (Ord. 3746, 9-19-1983; Ord. 5159, 10-17-2005) K.APPEALS: See RMC4-8-110. This page of the Renton Municipal Code Is current through Ordinance 5650, passed December 12, 2011. Disclaimer: The City Clerk's Office has the official version of the Renton Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. City Website: http://rentonwa.gov/ (http://rentonwa·.gov/) City Telephone: (425) 430-6502 Code Publishing Company ( http://www.codepublishing.com/) elibrary (http://www. codepublishing .com/elibrary. html) http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton040911 0 .h... 03/09/2012 :-..:',: I 0 t 00 " ' ~ I i I ,1 I I '\ I I I :I !I r __ :. / \ \ ' '· I t " ~ ( " =' _,. --> ( s \) ./~ ~ - / --Co,.L1_ ) ' I I ·o. '\ trl. .---·----~~ ··--- ____ \ ~t\~??JfFi'tt :·::t___ --", ~ \· ' ,,~,J:: ' _'; . :?:.t ( )·, ... , f-· .,. .;f::. •tt_·Jr:r!'1~1r;r1 '·-;-i·,-·r-,c.'·· I"" 1.:- • • •-;ii/· 0 "'""" ., I ,. ; ,. \. ·\ r· ~it,, ...___,_.., Ll ··!· . :'. . 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"'there are ~lly hundreds of !NIH wfth«I Iha« ,ae dr.so""'ment and 1h11 portion wu oriflnolly approved for """"'°"""''., min~ -... by-.slty al of the ll'ffS wlthlrl 1M 'Corlstrvctlon~ ....... ·-1>e....-ec1. ~o;Je.6 '.:: ·, ---- ·, t lllndscaPffil ""'' wlll IN, fi¥e feet from the KN ol <On$tn>ctlon dlsturbana for • total of tpp,o,dmotaly 1,000 Sq ,t. •'°"& the eost 11d• of the ro,dw~ c:onthtlrc prtm..t1y of srns to comp1nwnt the ptt,:t, ...i putt sell amm,fty. I : ,.z,r "'-0 1(,,(,,.-;;,~ (.,., J: ,,-J..::>2/TC // ··-·-,._ 1"-:z.";!=;T~ ir 111 +F,LV ~, -c l~<l.., _J~~ 1 ... • ·10' . 1/ C -~) :~ =•!I----. ·-'tdd ,.,., LANDSCAIPE DIETAOL/ TRIEE PILAN l"Yl"l · PlAN SYMBOt.. CONSTtUCT1Dr.J t:>l'!>TlJRbbNC.E MEA BOTANICAL NAME SIZE COMMON NAME R:OOTCONtlITION ~,':lfl!>/6 ·--a GRA~5 r=--· 'V Froxlnus oxycarpa "R:aywood' / llaywood Ash 1-1/2" Cal /IO'Ht. 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I·\ i' ( ... ·1 .. .. it 0 ,., . • .. .t .. :_10.io'i'.j°---~'-.J.~·-- ./ • - STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the JR enu to ll'D. lRe JPO irte ir a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Leg·a1 Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on January 15, 2010. The full amount of the fee charged for said foregoing publication is the sum of .$77 .00. , d17?7~/ $ $IA 10ila M. Mills Legal Advertising Representative, Renton Reporter Subsqibed and swQrn to me this 15th day January, 2010. c for the State of Washington, Residing NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, I 055 South Grady Way. Renton, Wa.<mington. on January 26, 2010 at 9:00 a.m. to consider the following petition,;;: Leasure Estates LUA09-157 Location: 201 Union Ave. SE. Description: 4 new Manufactured home spaces are proposed in Leisure Estates, wne RMH. The site· is 43.4 acres and would have a density of 5.84 du/ac. Legal descriptions of the files . noted above are on file in the City · Clerk's Office. Seventh Floor, City Hall, Renton. All-interested persons are invited to be pre!.ent at the Public Hearing to express their opinions. Questions should be directed to the Hearing Examiner at 425-430-6515. Published in the Renton Reporter on January 15. 2010. #316607. ,,,,'"""'' ............ ,, ~ Qp..LSEG 1 11 1 -~~ ,,,,,\\\\\\\! ,, : ......... ..i. EX 11 1 I -, ~ 2._...or P/h ,,1 /. -,..._ :C, ·i-~ ,, // ~ <:t° ff !2 '\p,.R y IS' ,,, ,:, -; ~ ~~ 0 ~ -z. ~ ,:. ~~ z ., ,. i O ·:: ~ ~'-' !:!"E~.,.-1'. ', P\.f'o" "-: 0 -:, z, ,,, r..' : -:::.. -· I .o 'rr: 1 Q~\""J ~.: ~ : 1 1 u·),,. 11 1 ,,... ),.,; -I , Al i·,1\\"'''' Cj'-..:· ,,,, "T°f: O" -.!'I~ _.::-11 r .._ ..... \\\\\\\\,,,,,,' • AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 18 1h day of February 2010, affiant deposited via the United States Mail and Certified Mail Return Receipt Requested a sealed envelope( s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Application, Petition or Case No.: Leisure Estates LUA 09-157, PMHP, FMHP The Decision or Recommendation contains a complete list of the Parties of Record. Minutes OWNER: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Park Preservations, LLC 21145 212th Ave SE Maple Valley, WA 98038 Robert L. Millard Park Preservations, LLC 21145 212th Ave SE Maple Valley, WA 98038 Russell D. Millard Leisure Estates, LLC 24725 230th Way SE Maple Valley, WA 98038 Leisure Estates File No.: LUA 09-157, PMHP, FMHP 201 Union Avenue SE February 18, 2010 Requesting to add four new manufactured home spaces to Leisure Estates. Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: Tbe Development Services Report was received by the Examiner on January 19, 2010. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the January 26, 2010 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, January 26, 2010, at 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. • Leisure Estates File No.: LUA-09-157, PMHP, FMHP Februruy 18, 2010 Page 2 The following exhibits were entered into the record: Exhibit No. 1: Project file containing the original application, reports, staff comments, and other documentation pertinent to the review of this project. Exhibit No. 3: Overall Site Plan Exhibit No. 5: Landscaoe Plan Exhibit No. 7: 1979 North Annex Tree Retention Plan 11-• Exhibit No. 2: Vicinity Map Exhibit No. 4: Manufactured Home Park Plan Exhibit No. 6: Utilitv Plan Exhibit No. 8: Russell D. Millard comments The hearing opened with a presentation of the staff report by Vanessa Dolbee, Senior Planner, Community and Economic Development Division, City of Renton, 1055 S Grady Way, Renton, Washington 98057. The applicant has requested the addition of four new manufactured homes spaces to the existing Leisure Estates Manufactured Home Park. The site is currently zoned Residential Manufactured Homes (RMH) and is located in the Residential Single-Family Comprehensive Plan Land Use Designation. The site is approximately 43.4 acres and contains 250 existing units. The current density is 5.77 dwelling units per acre. The proposed additional spaces would be placed in the northwest comer of the Park. The original Park was developed in the late 1970's in four phases that were approved by the City. Phase One located in the center of the Park included 159 mobile home spaces with six acres dedicated to open space. Storage spaces and a mini- storage warehouse building, community center and postal center were included. Phase Two, Leisure Estates East Annex was located off the access road from Union Avenue and includes 2.4 acres and 12 additional spaces. The third Phase, called the North Annex is where the requested changes would take place if approved. There currently are 18 mobile homes on 5 acres with some additional recreation space under the transmission line easement. There also was an approval for seven mini-storage warehouse building located on the western side where the new proposed mobile home spaces would be located. Those storage units, if needed would be built by the residents, as of today no units have been built. Phase Four was the South Annex with the addition of61 mobile home spaces and IO additional acres and additional recreation space. The four new spaces, the extension of Willow Drive would affect approximately a half acre of the overall site. It would increase the units from 250 to 254; which would result in an increased density of 5.84 units per acre, which is within the permitted range for the RMH zone. The RV storage space would be removed and relocated to the southern RV storage space and additional recreation space would be added. The project is exempt from SEP A review because it contains only four units. This project does meet the lot size, width, and depth requirements. Access to the four new lots would be via Union Avenue with an extension of the internal drive, Willow Drive. Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page 3 Landscaping would be required on the new individual lots, the remainder of the park and that a solid wall or view obscuring fence or hedge be established and maintained around the entire perimeter of the park. The applicant has proposed to re-landscape any area that gets disrupted from the construction of the road. Renton City code requires that 10% of the significant trees on site be retained, 228 are proposed to be retained. The Examiner questioned why the tree retention was being based on the entire acreage rather than just where the four new lots were to be located. Ms. Dolbee agreed to calculate the tree retention needs for just the four lots. The applicant has proposed to provide 4 additional trees of 1-1/2 inch caliper, if they were to be replacement trees they would need to be 2-1/2 inch caliper. RMH zone required streets and curbs to be of concrete and a minimum of 35' in width and a five foot sidewalk on one side of the street. This proposal does meet the requirements except for the length which currently does not go to the last lot. The sidewalk must be extended to provide access to all four of the lots. A fire turnaround must be provided in this area. The City of Renton Fire Department has stated that a hammerhead turnaround would also work. The current recreation areas meet the requirements for the size of the Mobile Home Park. There has been no lighting plan and that needs to be submitted prior to construction permit approval. Sufficient room has been identified to meet the parking requirements. The current storm drainage facilities are sufficient and so no changes are required. The Olympic Pipeline Easement runs north/south across the site, this easement was not specifically identified on the new plans and it is not clear whether the new spaces were encroaching upon that easement or not. A new mobile home park plan must be submitted identifying the location of the Olympic Pipeline. Russell D. Millard, Leisure Estates LLC, 24725 230th Way SE, Maple Valley 98038 stated that he is the applicant and project manager for Leisure Estates, his brother Robert is the property manager and will testify next. Regarding the tree retention, on the westerly portion there are six significant trees that would be retained. They expect to be removing 23 trees. They will provide a detail plan showing the location of the Olympic Pipeline easement. There was a school impact fee imposed on this property, however, since there have never been any students residing on this property attending school in the Renton School District, they were requesting a waiver of that fee. Ms. Dolbee stated that there is a brand new school impact fee that was implemented January 4, 2010. The fee is approximately $6,000.00 per single family residence. Based on vesting this property would be subject to the fee, however whether it should be required or not due to the senior aspect of the development, they will wait for legal briefing from the City Attorney's office on that particular matter. • Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page4 • Mr. Millard continued stating Renton Code which states impact fees should only be imposed for system improvements that are related to the new development. In 33 years of Leisure Estates existence, not a single student has matriculated through the Renton School District as a resident of Leisure Estates. Under the lease for Leisure Estates it states that housing is intended for housing for older persons, under no circumstances will anyone under 18 years of age be allowed to reside in the park. King County code further exempts fees etc to any housing that is for the use solely by senior citizens. Robert Millard, 26627 163"' SE, Covington, WA 98042 stated that their submittal is in compliance and would appreciate the support of the Hearing Examiner. Regarding the Olympic Pipeline, it is located within the Bonneville easement and should not interfere with the new lots proposed today. The Examiner noted that the Olympic Pipeline was contained within the 200 foot Bonneville easement and so does not interfere with the proposed new four lots. Rhonda Erickson, 20 I Union Avenue SE, # 187, Renton 98059 stated that she understood that the intent was to refurbish the park and make it as nice as possible. The problem is that with the economic problems today there are people in the park being pushed out that have lived there 30 years; they can no longer meet the rent demands. The club house has become a real estate office for the Millards, the residents are being given nothing in return for higher rent. With putting four new homes on site, the resale value of homes already there has now decreased. There is strong opposition to the addition of four new lots. The Examiner suggested that some of these concerns be taken up with City Council or State Legislature, today the limits regard the four additional lots being proposed as an appropriate addition to the park, how they are designed, if they have the right square footage, etc. Eddie Lawyer, 20 I Union Avenue SE, #20, Renton 98059 stated that she is president of the Leisure Estates Residents Association. She has no objection to the new homes coming in, in time it will make the park better. The residents have concerns, but it will not make a difference to the golf course, or any of the other facilities. The homes will add to the park in time, the value to all the homes should go up with the new addition and improvements. Kayren Kittrick, Community and Economic Development stated that any construction and trees would be subject to the Olympic Pipeline approvals. Extension of the road would also be subject to them. Sewer and water extensions are easy and are typically allowed. BPA and the Olympic Pipeline are very particular as to what gets put in next to them. All locates must be done and submitted to Community and Economic Development department prior to any permits being issued. Judith White, 201 Union Avenue SE, #59, Renton 98059 stated that she has no problem with the new homes, but her concern would be with the Olympic Pipeline, the amenities and the trees. They are built on hard ground and her home is on landfill. The only amenities listed in the current lease are the streets for all the tenants in the park. The Examiner stated that the other amenities in the park are required by City code and they will stay and not be reduced. Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page 5 The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:50 a.m. FINDINGS. CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Robert L. Millard for Park Preservation, LLC, filed a request for a permit to allow four (4) additional manufactured home spaces at an existing manufactured home park. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. 3. The Environmental Review Committee (ERC), the City's responsible official, determined that the proposal is exempt from environmental review. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 201 Union Avenue SE. The subject site is located on the west side of Union just north of SE 2nd Place. The site runs north to near NE 2"d Place. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single family and mobile home residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned RMH (Residential Manufactured Home). 8. The subject site was annexed to the City with the adoption of Ordinance 2249 enacted in 1966. 9. The subject site contains the Leisure Estates Manufactured Home Park Community. The park encompasses approximately 43.4 acres and contains 250 units. The existing density for the existing site is 5.77 units per acre. 10. The park was developed in four phases starting in January 1977. The first phase was the largest and included most of the amenities (#MH-011-77). It was built on 27 acres and included 159 manufactured home (MH) spaces and 6 acres dedicated to open space and a community center. All the provided amenities, which were required by the City's existing code (historic code section 4-2006.1) and the Planning Commission's Special Studies Committee Report, created a self-contained Mobile Home Park. Subsequent phases were added to the existing park and these additions were entitled to use of all of the above facilities. Phase 2 the East Annex (City file MH-281-79), was approved on February 9, 1979. It permitted the addition of 12 MH spaces on 2.4 acres located to the east along the access road to Leisure Estates. The third phase, the North Annex (City file #F-MH-294-79), was approved on February 20, 1979. This addition added 18 MH spaces on 5 acres located north of the first phase of Leisure Estates. Included with the approval of the North Annex was additional open space under the transmission line • Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page6 corridor. The original approval suggested this space could be a golf course but did not stipulate its exact use. As part of the third phase, seven mini-warehouse buildings were proposed west of the power lines. The last, fourth phase, the South Annex (City file #F-MH-354-70), was approved on June 25, 1979. This approval permitted the addition of 61 lots on IO acres located south of both the Leisure Estates and the East Annex. The South Annex included additional space under the transmission line corridor where the development of a sports court was identified. The combined total for the four phases of Leisure Estates results in the existing 250 units. 11. Staff noted that the site looks similar to the original approvals and has changed minimally over time. In the North Annex the area under the power lines is being utilized as a recreational vehicle storage space, and the total open space for the development was reduced to 5.5 acres. Apparently, the community center was converted to a real estate office. 12. A high tension power transmission line corridor that runs north to south in an easement near the western property line. This was the area where most of the open space, originally, approximately 6 acres was provided. It was designed to include both passive and active recreational opportunities; including but not limited to tennis courts, horse shoes, and shuffle board. The first approval also included space for recreational vehicle storage for approximately 60 recreational vehicles, a mini storage building, a community center, and a postal service center. At the hearing it was noted that the Olympic Pipeline easement also runs north-south through the site in the same general corridor as the power lines. Any access across either easement will require approval from the appropriate agency as would any development or plantings. 13. The applicant proposes developing four new spaces or pads for four additional manufactured homes in an area that had been approved for mini-warehouses. Those warehouses were intended to serve as storage space for the park's residents but were not developed. The area, in the northwest corner of the park, just west of the power line corridor, would be redeveloped to allow the mobile homes. The number of homes would increase 250 to 254. This would increase the density from 5.77 to a density of 5 .84 units per acre. The four new spaces would cover approximately one-half acre. 14. Staff noted that the addition would not affect the 5 .5 acres of open space or storm drainage facilities. The proposal would decrease the recreational vehicle storage space but the current RV space is not fully utilized. 15. Access to the park is via Union Avenue SE and then through a series of internal private roads. Access to the four new spaces would be by an extension of the internal road Willow Drive. The extension of Willow Drive would include curb and gutter and 5-foot sidewalk on one side. The road and sidewalk were not proposed to be extended the full frontage of the four lots and staff recommended it be fully extended. A turnaround that meets the requirements of the Fire Department is required in the dead end extension of the roadway to serve the new pads. 16. The RMH Zone requires a minimum building pad of 3,000 square feet, a 40 lot width and a 75 foot lot depth. All of the proposed spaces exceed those dimensions with the smallest lot 4,400 square feet with a width of 51 feet and a length of 81 feet. Roads must be at least 30 feet wide with at least one 5-foot sidewalk. The proposal provides the appropriate roadways but its sidewalk does not comply with code since it does not reach the furthermost lot. At least l O percent of the parcel is to be reserved for open Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page 7 space and used for recreation or a playground. The proposal complies by providing 12.67 percent or 5.5 acres of open space. 17. The area in which the pads will be developed will need to be regraded. The applicant also proposes removing 18 significant trees. The RMH Zone requires that 10 percent of the significant trees be retained and appropriate replacement occur. Staff calculated tree retention based on the entire subject site and found that there were 250 significant trees and removing 18 trees met code. In the past each phase complied with code as to that phase. The original environmental determination reviewed for this application required the retention of as many trees as feasible. 18. Staff found that the site meets storm water requirements. 19. The subject site is located within the Renton School District. A new mitigation fee applies to development. The applicant noted this was a senior housing complex and should be exempt from the fee. This office will allow others to determine the applicability of the fee to this proposal. 20. The development will increase traffic approximately IO trips per unit or approximately 40 trips for the 4 units. Approximately ten percent of the trips, or approximately 4 additional peak hour trips will be generated in the morning and evening. 21. Utilities can be extended to serve the subject site. 22. The applicant did not provide a required lighting plan for the development. CONCLUSIONS: I. The proposed addition of four new mobile home pads appears reasonable although since they are part of the overall park, the park must continue to comply with the regulations and conditions under which it was originally authorized including open space and required amenities. The Planning Commission and the original approvals demonstrated a Community Center. It appears that this feature may have been eliminated. It also appears that the facility may have been converted into a commercial endeavor. If that were the case, it does not appear to be an authorized use within the context of the RMH Zone. No .submissions amended the approved plans and therefore, the community center remains a required element of this mobile home park. 2. The proposed lots meet the zoning requirements for this site. The additional housing achieves goals of the comprehensive plan and the Growth Management Act by infilling with additional housing in an area suitable for additional development. The site can be served with water and sewer utilities. The four additional units should not tax the roads in the area and the applicant should pay the appropriate transportation mitigation fee to help balance the impacts. The new housing will place an additional burden on emergency services and the applicant shall offset those impacts by paying the fire mitigation fees. 3. The integration of these new units into the existing park should not have a deleterious impact on the existing community nor on the surrounding uses. • Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page 8 4. Since grading will be required, erosion control plans will be required. In order to protect tbe community from impacts until housing is placed on tbe pads, the applicant should install landscaping. 5. The park's plan should be revised so tbat public documents and disclosures indicate the presence and location of the Olympic pipeline corridor as well as the power line easement and its boundaries. 6. The applicant will have to provide an appropriate turnaround for emergency vehicles on the new roadway extension. DECISION: The expansion of the Leisure Estates mobile home park is approved subject to tbe following conditions: I. The applicant shall provide or restore amenities tbat were required under all original approvals. 2. The applicant will have to demonstrate tbat any uses within the park comply with tbe Zoning Code provisions. 3. The applicant shall landscape each new manufactured home space with at least ground cover to reduce tbe possibility of erosion and sediment run off from the newly graded spaces. Landscaping shall be installed after construction is completed and approved by tbe Current Planning project manager. 4. The applicant shall submit witb tbe construction permit application a detail of the sidewalk improvements tbat indicates the 5-foot wide sidewalk extends nortb to provide access to space 254, which shall be reviewed and approved by the Current Planning project manager prior to construction permit approval. 5. The applicant shall pay a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. The fee shall be paid prior to building permit issuance. 6. A street lighting plan shall be submitted witb the construction permit application for review and approval by tbe Current Planning project manager prior to construction permit approval. 7. Temporary Erosion Control shall be installed and maintained in accordance with tbe Department of Ecology's Erosion and Sediment Control Standards and subject to tbe approval oftbe Department of Community & Economic Development Plan Review project manager. 8. The applicant shall pay a Fire Mitigation Fee, based on $488.00 per new single-family space. The fee should be paid prior to building permit issuance. 9. The applicant shall revise tbe park's plan so that public documents and disclosures indicate the presence and location oftbe Olympic pipeline corridor as well as the power line easement and its boundaries. I 0. The applicant shall provide an appropriate turnaround for emergency vehicles on the new Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page9 roadway extension. ORDERED THIS 18 1h day of February 2010. FREDJ. KA HEARING EXAMINER TRANSMITTED THIS 18th day of February 2010 to the parties of record: Vanessa Dolbee Development Services Renton, WA 98057 Eddie Lawyer 20 I Union Avenue SE #20 Renton, WA 98059 Robert L. Millard Park Preservations, LLC 21145 212'h Ave SE Maple Valley, WA 98038 Kayren Kittrick Development Services Renton, WA 98057 Judith White 20 I Union Avenue SE #59 Renton, WA 98059 Russell D. Millard Leisure Estates, LLC 24725 230th Way SE Maple Valley, WA 98038 TRANSMITTED THIS 18th day of February 2010 to the following: Mayor Denis Law Dave Pargas, Fire Rhonda Erickson 201 Union Avenue SE, #187 Renton, WA 98059 Joyce Ray 201 Union Avenue SE #101 Renton, WA 98059 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Marty Wine, Assistant CAO Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title N, Chapter 8, Section JOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., March 4, 2010. Any aggrieved person feeling that the decision of the Examiner is ambiguous or 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 a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. • Leisure Estates File No.: LUA-09-157, PMHP, FMHP February 18, 2010 Page 10 • An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $250.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., March 4 1 2010. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will he required prior to approval by City Conncil or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. City of Renton Department Community & Economic Development Leisure Estates Project Location HEX Rpt 09-15757 Preliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP I l(l •, la:< i I IL I ~ R-10 "-" CA ~ I I § IL _/~. '/ J . \_ / ~ ' ' ' -I RC I .ZONING. PWTECHNICALSERVICES 07ll5/08 ES -09 T23N RSE E 1/2 n I -· ;CA . "'"' a CA R-8 s\1~ \ \ .. __ _ GS -21 T23N RSE E 1/2 h , 1 ·r i:."' V 1,4;000 RMH I Ii / ' f " R-10j I RC I J 1-----1 I N I -t i / / ··•.J 161'23N R5JE lE 1/2 S316 .~E\(.°:::~: ..... . Jttr;.t:' .. · t;~ li~ii~~1~~~~i~~\~~~iff4~~~~~,;~~}.1JiE;~~~ · ·.~· ·1 ,1 ., -,. ': ~ ' : . ~~-.. '":.. I . ~ .,: . ., • ,t :I • ( z i! "'~ s ~ I !j J; :H g ffe:~ .. .. :t N ~ t\ A, ,; ~ .. Ill • a @i Ill ! § "'.! a:: • !! I-u t- :J i J * -~ <D cc ~ I-0 l!l~i~ f~ f ti f Ill~:;! z ~ i ~ I U ~ ll 8 I J I JI ij i j j 1 Ill - Q. i ~ ~ ... ' zf s ® El ~ ••• :s ~ i • . ·1 i ~__,.,,.~ . 0 · L · 1 .. J . . -r~ f · .Iii " .... \!J . . ;!~-. . . ~ ..... -~.-.:.~~-~", i . . ·.: ·,· ... ·..... ~: \ .,_ .. ·. ' ...... _ ·,:,~;!,,.·: .. . ' ·. j.:.:. ,,. . r~ .\ ~ 1 L . f j I ., !fl I== l=l 00 l=l ~ ~ IJ,! Fred J Kaufman From: Sent: Judith White [JudithEWhite@msn.com] Friday, January 29, 2010 8:12 AM To: Fred J Kaufman Subject: Setting the Record Straight-AM HO out of touch Dear Mr. Kaufman, this bounced back to me as I had the wrong email address for you. This is in regards to the Leisure Estates request to place 4 more homes on the property. Miss White -----Original Message ----- From: Russell Millard To: Judith White ; Walt Olsen-MHCW-Attorney Cc: fkaufman@renton.wa.gov; Edie Mae Lawyer-Gannon; lshbel Dickens; Donna & Larry Carlson Sent: Thursday, January 28, 2010 3:46 PM Subject: Re: Setting the Record Straight-AMHO out of touch Ms. White: Just because you now say it is not so, does not set the record straight. Your testimony was damaging to our efforts to provide additional manufactured housing units for seniors. If adverse conditions are included beyond those originally submitted, we will likely not go forward. For the record, none of your comments could possibly have been construed as favorable, but they seemed very effective in succeeding to kill our expansion. Russell D. Millard From: Judith White <JudithEWhite@msn.com> To: Russ Millard <russmiUard@yahoo.com>; Walt Olsen-MHCW-Attorney <walt@olsenlawfirm.com> Cc: fkaufman@renton.wa.gov; Edie Mae Lawyer-Gannon <Ediemae100@msn.com>; Ishbel Dickens <lshbel.Dickens@ColumbiaLegal.org>; Donna & Larry Carlson <Donncar@q.com> Sent: Thu, January 28, 2010 2:56:03 PM Subject: Setting the Record Straight-AMHO out of touch This was a public hearing, posted in the local paper, and also on telephone poles outside the entrance to Leisure Estates. I am a 20 Tenant of this Community. I said absolutely nothing regarding AMHO at the Hearing before the Hearing Examiner, nor did I oppose you in bringing in 4 new homes, I said I was favorable but with concerns I have with the current lease which clearly states that the "Only permanent Amenity to Tenants at Leisure Estates are the Streets." Also regarding the Street Lights which are also now the responsibility of the Tenant. Also Owners were not up front with the fact that the Olympic Pipe Line right of way runs North and South thru the property and lies directly in front of the new homes proposed for the site. Mr. Millard, I hope this sets the record straight! Judith E. White, "A self proclaimed political advocate of manufactured housing, who is also AMHO State Officer and Board member." P. S., I did not speak as a representative of AMHO! cc: Frank Kaufman, Hearing Examiner-City of Renton. cc: Edie Mae Lawyer-Tenant, President of the Leisure Estates Residents Assn. cc: Ms. Ishbel Dickens, Attorney, Columbia Legal Services, Counsel for AMHO cc: Donna Carlson, Tenant, Pres. of Leisure Estates Home Owners Assn. 1 Again, thank you for your ume and consideration in this matter. Respectfully, Robert L. Millard, Property Manager Robert L. JIiii/iard, .JD, CFP@ 4 Fred J Kaufman To: Judith White Subject: RE: Setting the Record Straight-AM HO out of touch All correspondence with this office regarding pending land use applications must be part of the public record. Your email and this response will be placed in the official file. Please refrain from replying to this email as that would generate another series of printouts and replies. From: Judith White [mailto:JudithEWhite@msn.com] Sent: Friday, January 29, 2010 8: 12 AM To: Fred J Kaufman Subject: Setting the Record Straight-AM HO out of touch Dear Mr. Kaufman, this bounced back to me as I had the wrong email address for you. This is in regards to the Leisure Estates request to place 4 more homes on the property. Miss White -----Original Message ----- From: Russell Millard To: Judith White ; Wall Olsen-MHCW-Attorney Cc: fkaufman@renton.wa.gov; Edie Mae Lawyer-Gannon; lshbel Dickens; Donna & Larry Carlson Sent: Thursday, January 28, 2010 3:46 PM Subject: Re: Setting the Record Straight-AM HO out of touch Ms. White: Just because you now say it is not so, does not set the record straight. Your testimony was damaging to our efforts to provide additional manufactured housing units for seniors. If adverse conditions are included beyond those originally submitted, we will likely not go forward. For the record, none of your comments could possibly have been construed as favorable, but they seemed very effective in succeeding to kill our expansion. Russell D. Millard From: Judith White <JudithEWhite@msn.com> To: Russ Millard <russmillard@yahoo.com>; Walt Olsen-MHCW-Attorney <walt@olsenlawfirm.com> Cc: fkaufman@renton.wa.gov; Edie Mae Lawyer-Gannon <Ediemae100@msn.com>; Ishbel Dickens <Ishbel.Dickens@ColumbiaLegal.org>; Donna & Larry Carlson <Donncar@q.com> Sent: Thu, January 28, 2010 2:56:03 PM Subject: Setting the Record Straight-AMHO out of touch This was a public hearing, posted in the local paper, and also on telephone poles outside the entrance to Leisure Estates. I am a 20 Tenant of this Community. I said absolutely nothing regarding AMHO at the Hearing before the Hearing Examiner, nor did I oppose you in bringing in 4 new homes, I said I was favorable but with concerns I have with the current lease which clearly states that the "Only permanent Amenity to Tenants at Leisure Estates are the Streets." Also regarding the Street Lights which are also now the responsibility of the 1 Tenant. Also Owners were not up lHmt with the fact that the Olympic Pipe Lu1e right of way runs North and South thru the property and lies directly in front of the new homes proposed for the site. Mr. Millard, I hope this sets the record straight! Juditll E. White, "A self proclaimed political advocate of manufactured housing, who is also AMHO State Officer and Board member." P. S., I did not speak as a representative of AMHO! cc: Frank Kaufman, Hearing Examiner-City of Renton. cc: Edie Mae Lawyer-Tenant, President of the Leisure Estates Residents Assn. cc: Ms. Ishbel Dickens, Attorney, Columbia Legal Services, Counsel for AMHO cc: Donna Carlson, Tenant, Pres. of Leisure Estates Home Owners Assn. -----Original Message ----- From: Russell Millard To: Walt Olsen Sent: Wednesday, January 27, 2010 12:26 PM Subject: AMHO out of touch lEISIJRE ESTATES, llC 24725 2301 Way SE Maple Valley, WA 98038 (206) 941-3000 Fax (206) 222-1611 e-mail russmillard@yahoo.com January 27, 2010 RE: OUT OF TOUCH WITH LOCAL RESIDENTS Recently, we presented a submission request to the City of Renton to expand our senior Manufactured Housing Community to the City of Renton Hearing Examiner . A self proclaimed political advocate of manufactured housing, who is also AMHO State Officer and Board member not only refused to support our expansion, but spoke in opposition during the public hearing. She misrepresented information and requested additional conditions burden our submittal, should the Hearing Examiner elect to support the expansion. Unfortunately, if these conditions are too onerous, it will make our expansion unfeasible and KILL the potential for more units. The President of our local Leisure Estates Resident Association spoke in SUPPORT of the expansion and supported it as submitted. CLEARLY, SOME SELF-PROCLAIMED ADVOCATES HAVE THEIR OWN POLITICAL AGENDA. WHICH IS CONTRARY AND DETRIMENT AL TO THE INTERESTS OF LOCAL RESIDENTS. Beware of what tlley represent in the name of all residents as you may not be getting the entire truth. Please Oppose SSB 1908. Sincerely Russell D. Millard, Property Manager * * * * * * * * * * * * * * * * * * * * 2 Correspondence with Mr. Millard regarding request 1or endorsement. -----Original Message----- From: Judith White To: Robert Millard ; Donna & Larry Carlson ; Jo Parkening-AMHO President Cc: robertlmillard@yahoo.com ; Russ Millard Sent: Saturday, January 23, 2010 12:37 PM Subject: Request for Endorsement-Reply To Robert Millard, cc: Donna Carlson, President of LEHA, Jo Parkening, President of AMHO. Dear Robert, per our conversation on 1/19/2010, I do not hold office in the local MHOA Chapter 20, as it is dormant in Leisure Estates. There is a Leisure Estates Home Owners Assn, President Donna Carlson, #184, who with her board's approval and or a vote of the membership (according to the By-Laws) could give you a yea or nea endorsement. As a member of the Board of Directors of The Association of Manufactured/Mobile Home Owners (AMHO) this was presented to the board at our 1/19/2010 Board meeting in Olympia by me, it is the decision of the Board, that this does not fall within their scope of authority under their By-Laws to endorse the expansion of any park. Thank you for dialoging with me on the 19th of January, and I look forward to you sitting in on the Coalition's Meeting in February, if you should so desire at Leisure Estates. Sincerely, Judith White, #59-425-235-6397 CC: Jo Parkening, President of AMHO Donna Carlson, President of LEHA, Leisure Estates. CC: Judith White, Washington State Secretary of AMHO-for the Minutes. --Original Message ----- From: Robert Millard To: Judith White Cc: robertlmillard@yahoo.com ; Russ Millard Sent: Wednesday, January 13, 2010 3:33 PM Subject: Request for Endorsement Park Preservations, LLC 24725 230'" Way SE Maple Valley, WA 98038 (206) 941-3000 Fax (425) 433-0400 Ms. Judith White President of Chapter 20 of MHOA 201 Union Avenue #59 Renton, WA 98059 Dear Ms. White: January 13, 2010 Thank you again for your invitation and request that we attend your upcoming meeting on January 19, 2010 at the clubhouse. We would be happy to attend. We would like to request from you, in your capacity as President of MHOA and AMHO, your support with our Proposed Modification to our existing Site Plan. We are 3 proposing to expand the number 01 units at Leisure Estates to include four ;,uditional manufactured housing units in the north portion of the park. We would appreciate a written endorsement from you in your capacity of these organizations. You may already know that the area of interest is in the northwest corner of the community and is currently approved for a commercial use. Specifically, it is approved for four large buildings that could operate up to 200 mini-warehouse storage units. However, we believe our interests align in this regard, as we believe that the need for senior housing outweighs the need for additional mini-storage space. Again, thank you for your time and consideration in this matter. Respectfully, Robert L. Millard, Property Manager Robert l. Millard, JD, CFP@ 4 ,. . ~::: .. :-.... ·: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM January 22, 2010 Vanessa Dolbee Arneta Henninger ft'# Utility & Transportation Comments for LEISURE ESTAES LUA 09-157 201 UNION AVE SE I have completed a review for the above-referenced development proposal of adding four additional mobile/manufactured housing units; said project located in the general vicinity of Section 16, Twp 23N Rng SE. The following comments are based on the application submittal made to the City of Renton by the applicant. Existing Water: This site is located in the City of Renton water service area. The site is located in the 565 Water Pressure Zone. There is an existing 10" DI watermain to the south. See City of Renton water drawing W681 for detailed engineering plans. The site is located in the Aquifer Protection Zone 2. Sanitary Sewer: There is an existing 10" sanitary sewer main to the south of this proposed site. See City of Renton sanitary sewer drawing 5-0245. Storm Drainage: There are no public storm conveyance pipes in the area. There are two existing private storm detention ponds onsite. REQUIREMENTS Water: o Applicant needs to verify that existing water service line and meter is sufficient to serve the new units. o The Water System Development Charge fees are based on the total number and size of all NEW water meters (that are on the City meters). These fees are collected at the time any construction permit is issued. Sanitary Sewer: o The project will be required to show how they will serve each new unit with individual sanitary sewer service. i: \projects \le isu reesta tesgf .doc Leisure Estates Page 2 of2 o The project will be required to pay the Sanitary Sewer System Development Charges based on the size of any NEW domestic water meter. This fee is also collected prior to the issuance of the construction permit if there is one or prior to issuance of a building permit. Storm Drainage: o A storm drainage narrative was submitted and is acceptable. o The project will be required to pay the Surface Water System Development Charges of $1,012 per dwelling unit. This fee is also collected prior to the issuance of the construction permit if there is one or prior to issuance of a building permit. Street improvements: o Additional street improvements will not be required. o Traffic Mitigation fees will be required as a condition of this project. These fees are (per the ITE Trip Generation Manual 7th edition) $2,871. General: o All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. o All plans shall be tied to a minimum of two horizontal and vertical controls per the City's current horizontal and vertical control network. o Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. i:\projects\leisureestatesgf.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'Plan ~v'1et0 APPLICATION NO: LUA09-157, PMHP;FMHP- APPLICANT: Robert Millard PROJECT TITLE: Leisure Estates SITE AREA: 1,890,504 square feet LOCATION: 201 Union Avenue SE COMMENTS DUE: JANUARY 22, 2010 DATE CIRCULATED: JANUARY 8, 2010 PLANNER: Vanessa Dolbee PLAN REVIEWER: Kayren Kittrick EXISTING BLDG AREA (gross): N/A PROPOSED BLDG AREA (gross) N/ A I WORK ORDER NO: 78164 SUMMARY OF PROPOSAL: The applicant is requesting to add 4 new manufactured home spaces to Leisure Estates, located at 201 Union Avenue SE. The subject site is located in the Residential Manufactured Homes (RMH) zone and the Residential Single Family Comprehensive Plan designation. Leisure Estates currently is 43.4 acres and contains 250 units resulting in an existing density of 5.77 units per acre. After the addition of 4 new units, Leisure Estates density would be 5.84 units per acre. All 250 units on the subject site are to remain. Leisure Estates is accessed via Union Avenue SE, although the development contains many internal private streets. The 4 new units would be accessed internally by the extension of Willow Drive, a private street. The applicant would provide utilities including water and sewer lines to the new spaces. There are no critical areas in the project site and 228 trees are to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Traninortatlon Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14-000 Feet 8. POLICY-RE LA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact nee ed to properly assess this proposal. ~CZ-, 2 7,.,/ -z O / (J ate II TRANSPORTATION MITIGATION FEE Project Name: Leisure Estates Project Address: 201 Union Avenue SE Contact Person: Robert Millard Permit Number: LUA09-157 Project Description: Add 4 new Manufactured Home Spaces Land Use Type: x Residential D Retail D Non-retail Calculation: (210) SFR 9.57 /du 4 X 9.57= 38,28 38.28 X $75 = $2,871 Transportation Mitigation Fee: 2 871.00 Method of Calculation: x ITE Trip Generation Manual, 7'" Edition D Traffic Study D Other Calculated by: ~K~·~K~it~tr~ic~k;,,,_ ___________ Date: 1/13/2010 Date of Payment: --------------------------- City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: --r ,-, .~ -· . i l 1 <)'"' I trJ..X \ ,r 'lY\m---i 1 ,u 1 COMMENTS DUE: JANUARY 22, 2010 • APPLICATION NO: LUA09-157, PMHP, FMHP DATE CIRCULATED: JANUARY 8, 2010 APPLICANT: Robert Millard PLANNER: Vanessa Dolbee PROJECT TITLE: Leisure Estates PLAN REVIEWER: Kayren Kittrick SITE AREA: 1,890,504 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 201 Union Avenue SE PROPOSED BLDG AREA (gross) N/A I WORK ORDER NO: 78164 SUMMARY OF PROPOSAL: The applicant is requesting to add 4 new manufactured home spaces to Leisure Estates, located at 201 Union Avenue SE. The subject site is located in the Residential Manufactured Homes (RMH) zone and the Residential Single Family Comprehensive Plan designation. Leisure Estates currently is 43.4 acres and contains 250 units resulting in an existing density of 5.77 units per acre. After the addition of 4 new units, Leisure Estates density would be 5.84 units per acre. All 250 units on the subject site are to remain. Leisure Estates is accessed via Union Avenue SE, although the development contains many internal private streets. The 4 new units would be accessed internally by the extension of Willow Drive, a private street. The applicant would provide utilities including water and sewer lines to the new spaces. There are no critical areas in the project site and 228 trees are to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14 000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELA TEO COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed ta properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (1 I J r~ r I Ir J-if'\Y\ COMMENTS DUE: JANUARY 22, 2010 APPLICATION NO: LUA09-157, PMHP, FMHP DATE CIRCULATED: JANUARY 8, 2010 APPLICANT: Robert Millard PLANNER: Vanessa Dolbee PROJECT TITLE: Leisure Estates PLAN REVIEWER: Kayren Kittrick SITE AREA: 1,890,504 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 201 Union Avenue SE PROPOSED BLDG AREA (gross) N/ A I WORK ORDER NO: 78164 SUMMARY OF PROPOSAL: The applicant is requesting to add 4 new manufactured home spaces to Leisure Estates, located at 201 Union Avenue SE. The subject site is located in the Residential Manufactured Homes (RMH) zone and the Residential Single Family Comprehensive Plan designation. Leisure Estates currently is 43.4 acres and contains 250 units resulting in an existing density of 5.77 units per acre. After the addition of 4 new units, Leisure Estates density would be 5.84 units per acre. All 250 units on the subject site are to remain. Leisure Estates is accessed via Union Avenue SE, although the development contains many internal private streets. The 4 new units would be accessed internally by the extension of Willow Drive, a private street. The applicant would provide utilities including water and sewer lines to the new spaces. There are no critical areas in the project site and 228 trees are to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water UnhtlGlare Plants Recreation Land/Shoreline Use Animals Utilities TranS"ortatlon Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'Th~ ~D}-COMMENTS DUE: JANUARY 22, 2010 ' APPLICATION NO: LUA09-157, PMHP, FMHP DATE CIRCULATED: JANUARY 8, 2010 APPLICANT: Robert Millard PLANNER: Vanessa Dolbee PROJECT TITLE: Leisure Estates PLAN REVIEWER: Kayren Kittrick SITE AREA: 1,890,504 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 201 Union Avenue SE PROPOSED BLDG AREA (gross) N/ A WORK ORDER NO: 78164 SUMMARY OF PROPOSAL: The applicant is requesting to add 4 new manufactured home spaces to Leisure Estates, located at 201 Union Avenue SE. The subject site is located in the Residential Manufactured Homes (RMH) zone and the Residential Single Family Comprehensive Plan designation. Leisure Estates currently is 43.4 acres and contains 250 units resulting in an existing density of 5.77 units per acre. After the addition of 4 new units, Leisure Estates density would be 5.84 units per acre. All 250 units on the subject site are to remain. Leisure Estates is accessed via Union Avenue SE, although the development contains many internal private streets. The 4 new units would be accessed internally by tlie extension of Willow Drive, a private street. The applicant would provide utilities including water and sewer lines to the new spaces. There are no critical areas in the project site and 228 trees are to be retained. A. ENVIRONMENTAL IMPACT (e.g. Nan-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glore Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS ~ 0/lR. no~ lo ,,?)cv'JM C. CODE-RELATED COMMENTS We have reviewed this application with particular attention ta those areas in which we have expertise and have identified areas of probable impact eeded to properly assess this proposal. /-o< /-/0 Signature of Director or Authorized Representative Date CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 19th day of January, 209, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Representing Russell D. Millard Contact Robert L. Millard Owner/Applicant ~ m J..Jd _,t,c./' ~'''""'"'' (Signature of Sender): ., ~ .i?",oa~· A. ~'~ STATE OF WASHINGTON : SS ~~( ~~~ \ COUNTY OF KING ) ~ ~ J I certify that I know or have satisfactory evidence that Stacy M. Tucker z ~~--/ signed this instrument and acknowledged it to be his/her/their free and voluntary act for fff11, rposes '""' ',,,,,-mentioned in the instrument. Notary Publinandfor the State of Washington Notary (Print) : ___ .i.\.\l.!·~Ac..!...:._.;;G-,:.,ruo,."'-"b"':e:.ai-C~------------ My appointment expires: 'is' _ ;;i._ 9 _ .;;i, 0 1 3 Pro]e.ct Name: Leisure Estates Project Number: LUA09-157, PMHP, FMHP -·--. " ,.. . .,.. ·. ~ • • -----Original Message----- From: Russell Millard To: Walt Olsen Sent: Wednesday, January 27, 2010 12:26 PM Subject: AMHO out of touch lEISIJRE ESTATES, llC 24725 230 Way SE Maple Valley, WA 98038 (206) 941-3000 Fax {206) 222-1611 e-mail russmmard@yahoo.com January 27, 2010 RE: OUT OF TOUCH WITH LOCAL RESIDENTS Recently, we presented a submission request to the City of Renton to expand our senior Manufactured Housing Community to the City of Renton Hearing Examiner. A self proclaimed political advocate of manufactured housing, who is also AMHO State Officer and Board member not only refused to support our expansion, but spoke in opposition during the public hearing. She misrepresented information and requested additional conditions burden our submittal, should the Hearing Examiner elect to support the expansion. Unfortunately, if these conditions are too onerous, it will make our expansion unfeasible and KILL the potential for more units. The President of our local Leisure Estates Resident Association spoke in SUPPORT of the expansion and supported it as submitted. CLEARLY, SOME SELF-PROCLAIMED ADVOCATES HAVE THEIR OWN POLITICAL AGENDA, WHICH IS CONTRARY AND DETRIMENTAL TO THE INTERESTS OF LOCAL RESIDENTS. Beware of what they represent in the name of all residents as you may not be getting the entire truth. Please Oppose SSB 1908. Sincerely Russell D. Millard, Property Manager * * * * * * * * * * * * * * * * * * * * Correspondence with Mr. Millard regarding request for endorsement. -----Original Message ----- From: Judith White To: Robert Millard ; Donna & Larry Carlson ; Jo Parkening-AMHO President Cc: robertlmillard@yahoo.com ; Russ Millard Sent: Saturday, January 23, 2010 12:37 PM Subject: Request for Endorsement-Reply To Robert Millard, cc: Donna Carlson, President of LEHA, Jo Parkening, President of AMHO. 2 Dear Robert, per our conversation on 1/19/2010, I do not hold office int,,., local MHOA Chapter 20, as it is dormant in Leisure Estates. There is a Leisure Estates Home Owners Assn, President Donna Carlson, #184, who with her board's approval and or a vote of the membership (according to the By-Laws) could give you a yea or nea endorsement. As a member of the Board of Directors of The Association of Manufactured/Mobile Home Owners (AMHO) this was presented to the board at our 1/19/2010 Board meeting in Olympia by me, it is the decision of the Board, that this does not fall within their scope of authority under their By-Laws to endorse the expansion of any park. Thank you for dialoging with me on the 19th of January, and I look forward to you sitting in on the Coalition's Meeting in February, if you should so desire at Leisure Estates. Sincerely, Judith White, #59-425-235-6397 CC: Jo Parkening, President of AMHO Donna Carlson, President of LEHA, Leisure Estates. CC: Judith White, Washington State Secretary of AMHO-for the Minutes. --Original Message ----- From: Robert Millard To: Judith White Cc: robertlmillard@yahoo.com ; Russ Millard Sent: Wednesday, January 13, 2010 3:33 PM Subject: Request for Endorsement Park Preservations, LLC 24725 230" Way SE Maple Valley, WA 98038 (2061941-3000 Fax (425) 433-0400 Ms. Judith White President of Chapter 20 of MHOA 201 Union Avenue #59 Renton, WA 98059 Dear Ms. White: January 13, 2010 Thank you again for your invitation and request that we attend your upcoming meeting on January 19, 2010 at the clubhouse. We would be happy to attend. We would like to request from you, in your capacity as President of MHOA and AMHO, your support with our Proposed Modification to our existing Site Plan. We are proposing to expand the number of units at Leisure Estates to include four additional manufactured housing units in the north portion of the park. We would appreciate a written endorsement from you in your capacity of these organizations. You may already know that the area of interest is in the northwest corner of the community and is currently approved for a commercial use. Specifically, it is approved for four large buildings that could operate up to 200 mini-warehouse storage units. However, we believe our interests align in this regard, as we believe that the need for senior housing outweighs the need for additional mini-storage space. 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER PUBLIC HEARING January 26, 2010 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) 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. PROJECT NAME: Leisure Estates PROJECT NUMBER: LUA09-157, PMHP, FMHP PROJECT DESCRIPTION: The applicant is requesting to add 4 new manufactured home spaces to Leisure Estates, located at 201 Union Avenue SE. The subject site is located in the Residential Manufactured Homes (RMH) zone and the Residential Single Family Comprehensive Plan designation. HEX Agenda 1-26-10.doc PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: January 26, 2010 Project Name: Leisure Estates Owner: Park Preservations, LLC, 21145 212'h Ave. SE, Maple Valley, 98038 Applicant: Robert L. Millard, Park Preservation, LLC, 21145 212'h Ave. SE, Maple Valley, 98038 Contact: Russell D. Millard, Leisure Estates, LLC, 24725 230'h Way SE, Maple Valley, 98038 File Number: LUA 09-157, PMHP, FMHP Project Manager: Vanessa Dolbee, (Acting) Senior Planner Project Description: The applicant is requesting to add 4 new manufactured home spaces to Leisure Estates, located at 201 Union Avenue SE. The subject site is located in the Residential Manufactured Homes {RMH) zone and the Residential Single Family Comprehensive Plan designation. Leisure Estates currently is 43.4 acres and contains 250 units resulting in an existing density of 5.77 units per acre. After the addition of 4 new units, Leisure Estates density would be 5.84 units per acre. All 250 units on the subject site are to remain. Leisure Estates is accessed via Union Avenue SE, although the development contains an internal circulation system. The 4 new units would be accessed internally by the extension of Willow Drive. The applicant would provide utilities including water and sewer lines to the new spaces. The subject site is located in the Aquifer Protection Zone 2 and 228 trees are to be retained. Project Location: 201 Union Avenue SE Exist. Structure Area: 250 Manufactured Homes (to be retained) Site Area: 43.4 acres Proposed New Structure Area: N/ A Total Building Area gs/: N/ A HEX Rpt. 09-157 City of Renton Department CG Leisure Estates .unity & Economic Development I ~CA· 1..r-~~---i~ p ••. i I ' R·8 " I 'P , ~~~_,, \'. ' ';t"• .!.·:,:,'Ac~,"i-114·)',: " · ; .• ~·.·.::.•,. --.. ;1 : , ,,;.•,I: . .c. ~.·•.j'., ,, , ' ;: !' •• I[; c I' ' l \ HEX Rpt. 09-15757 RMH ,, Project Location . reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP City of Renton Department Cc ,unity & Economic Development Leisure Estates reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 Page 3 of 12 8. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity map Exhibit 3: Overall Site plan Exhibit 4: Manufactured Home Park Plan Exhibit 5: Landscape Plan Exhibit 6: Utility Plan Exhi.bit 7: 1979 North Annex Tree Retention Plan C. GENERAL INFORMATION: 1. Owner of Record: Zoning Designation: Park Preservations, LLC, 21145 212'h Ave. SE, Maple Valley, WA, 98038 2. 3. Comprehensive Plan Land Use Designation: Residential Manufactured Home (RMH} Residential Single-Family (RSF) 4. Existing Site Use: 5. Neighborhood Characteristics: 6. 7. Access: Site Area: HEX Rpt. 09-15757 Manufactured Home Park North: Multi-family development (R-10, and CA zone) East: Single family residential (R-8 zone) South: Sunnydale M.H. Community (RMH zone) West: City of Renton Shops (IL zone}, Cemetery (R-8 zone) Union Avenue SE 43.4 acres City of Renton Department Ct ,unity & Economic Development Leisure Estates • reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 D. HISTORICAL/BACKGROUND: Action Final Mobile Home Park Final Mobile Home Park Final Mobile Home Park Final Mobile Home Park Annexation Comprehensive Plan Zoning E. PUBLIC SERVICES: L Utilities Land Use File Na. MH-011-77 F-MH-281-79 F-MH-294-79 F-MH-354-79 N/A N/A N/A Ordinance Na. N/A N/A N/A N/A 2249 4498 4404 a. Water: The site is located in the City of Renton Water service area. Page 4 of 12 Date 01/22/1977 02/09/1979 02/20/1979 06/25/1979 06/20/1966 02/20/1995 06/01/1993 b. Sewer: There is an existing 10-inch sanitary sewer main to the south of the proposed site. c. Surface/Storm Water: There are no public storm conveyance pipes in the area. 2. Streets: Street improvements have been completed along Union Avenue SE, although the extension of an internal street would be required, with curb and gutter and sidewalk on one side. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1-Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2-Chapter 3 Environmental Regulations and Special Districts Section 4-3-090: Shoreline Master Program Regulations 3. Chapter 9 Procedures and Review Criteria 4-Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies. H. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The subject site is located in the Residential Manufactured Homes (RMH) zone and the Residential Single Family Comprehensive Plan designation. Leisure Estates Manufactured Home Community was originally developed at 201 Union Avenue SE in the late 1970's. Currently HEX Rpt. 09-15757 City of Renton Department Co. unity & Economic Development Leisure Estates :efiminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 Page 5 of 12 Leisure Estates is 43.4 acres and contains 250 units resulting in an existing density of 5.77 units per acre. History/Background: Leisure Estates was developed in four phases, resulting in the existing development that one sees today at the subject site. Each phase of the Manufactured Home (M.H.) Park was separately approved by the Hearing Examiner in the late 1970's. The first phase, Leisure Estates (City file #MH-011-77), was approved on January 22, 1977. This approval permitted the main portion of the subject development allowing 159 M.H. spaces on 27 acres with 6 acres dedicated to open space. The subject site has an electronic transmission line corridor that runs north to south near the western property line. The "unusable" space beneath this easement created an opportunity to provide substantial open space for the development. This space, approximately 6 acres, was designed to include both passive and active recreational opportunities; including but not limited to tennis courts, horse shoes, and shuffle board. This first approval also included space for recreational vehicle storage for approximately 60 recreational vehicles, a mini storage building, a community center, and a postal service center. All the provided amenities, some of which were required by the City's existing code (historic code section 4-2006.1}. resulted in a complete development. Each subsequent phase to follow the first phase did not include all of the above facilities. The second phase, Leisure Estates East Annex (City file #F-MH-281-79), was approved on February 9, 1979. This approval permitted the addition of 12 M.H. spaces on 2.4 acres located to the east along the access road to Leisure Estates. The third phase, Leisure Estates North Annex (City file #F-MH-294-79), was approved on February 20, 1979. This approval permitted the addition of 18 M.H. spaces on 5 acres located north of the first phase of Leisure Estates. Included with the approval of the North Annex was additional space under the transmission line corridor. The original approval alluded to what this space could be utilized for, such as a golf course but did not stipulate its exact use. To the west of the transmission lines, 7 mini- warehouse buildings were permitted to be built as needed by the residents of Leisure Estates; these buildings could accommodate up to 200 storage units. The last phase, Leisure Estates South Annex (City file #F-MH-354-70), was approved on June 25, 1979. This approval permitted the addition of 61 lots on 10 acres located south of both the Leisure Estates and the East Annex. The South Annex included additional space under the transmission line corridor where the development of a sports court was identified. The combined total for the. four phases of Leisure Estates results in the existing 250 units with a density of 5.77 units per acre. Today, the site looks similar to the original approvals but has changed minimally over time. In the North Annex the area under the power lines is being utilized as a recreational vehicle storage space, and the total open space for the development is 5.5 acres. Subject Project: The subject proposal is to replace the approved 7 mini~warehouse buildings in the North Annex with four new spaces for Manufactured Homes. This would increase the total units from 250 to 254 resulting in a density of 5.84 units per acre. The four new spaces would affect an area of HEX Rpt. 09-15757 City of Renton Department Co. .unity & Economic Development Leisure Estates reliminary Report to the Hearing Examiner LUA09-l57, PMHP, FMHP Report of January 26, 2010 Page 6 of 12 approximately one-half acre. Within the original North Annex approval, the mini-warehouse buildings were to be built as needed, although over the past years they have not been constructed. As such, the applicant has applied for this modification to the North Annex of Leisure Estates, so that the space can be utilized in an efficient manner. The addition would not affect the 5.5 acres of open space or storm drainage facilities, although, it would result in a loss of some of the RV storage in the north RV storage area. The applicant has indicated that the 60 RV storage spaces provided to the south of the subject location are not all used, and therefore the reduction in RV space would not have an adverse effect on the community. The four new M.H. spaces would be accessed off of Union Avenue SE, and then further accessed by an extension of the internal road, Willow Drive. The extension of Willow Drive would include curb and gutter and 5-foot sidewalks on one side; in addition to the extension of individual on-site utility services to the four new spaces. The construction of the four new spaces would result in a small amount of grading as the site was graded in the past to prepare for the previously approved mini-warehouse buildings. Furthermore, the four new spaces would require the removal of 18 significant trees, although, the majority of the trees to be removed were identified in the original approval as trees to be removed for the development of the mini-warehouse buildings. As such, the change from mini- warehouse buildings to M.H. space would have little to no effect on storm drainage, grading or tree retention as evaluated in 1979. 2. ENVIRONMENTAL REVIEW Under WAC 197-11-800, Categorical Exemptions of the State Environmental Policy Act (SEPA), the construction or location of any residential structures of four dwelling units is exempt form SEPA requirements. Therefore, Environmental (SEPA) Review was not required for the subject proposal. 3. COMPLIANCE WITH ERC MITIGATION MEASURES For the original development of Leisure Estates SEPA review was conducted for each phase of development. For each phase, a SEPA determination of non-significance was made. Justification for the determination of non-significance included the following mitigation measures: a. Preservation of many of the significant trees on the site. b. Replacement of much of the trees and vegetation which were removed as part of the detailed landscape plan for the entire site. c. A conversion of the area under the powerline right-of-way to a greenbelt recreation area. d. The provision of adequate buffering around the site. The proposed addition of four spaces, although exempt from SEPA, would maintain consistency with the previous SEPA determinations and mitigation measures. HEX Rpt. 09· 15757 City of Renton Department Ci __ .unity & Economic Development Leisure Estates reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 Page 7 of 12 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH MANUFATURED HOME PARK CRITERIA a) Compliance with the Comprehensive Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Land designated Residential Single Family is intended to be used for quality detached residential development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. Policy LU-158. Net development densities should fall within a range af 4.0 to 8.0 dwelling units per acre in Residential Single Family Neighborhoods. Policy Objective Met D Not Met Policy LU-159. Maximum height of structures should not exceed two (2) stories in single-family residential neighborhoods. Policy Objective Met D Not Met b} Compliance with the Underlying Zoning Designation The subject site is designated Residential Manufactured Home Park on the City of Renton Zoning Map. The Residential Manufactured Home Park Zone (RMH) is established to promote development that is single family in character and developed to offer a choice in land tenancy. Standards provide for safe and high-quality manufactured home neighborhoods. It is intended to implement the Low Density, Single Family and Medium Density Land Use Comprehensive Plan designation. The RMH Zone is intended to protect established manufactured home parks and to expand the variety of affordable housing types available within the City. Density: The allowed density range in the RMH zone is a minimum of 5.0 to a maximum of 10.0 dwelling units per acre. The area of the private access easement, public street dedication and wetlands are deducted from the gross square footage of the site to reach a net density calculation. The subject site does not contain any critical areas, public streets, or private access easements therefore the net square footage of the proposed development would be 1,890,504 square feet (43.4 net acres). With the four new lots . proposed the net density would be 5.85 dwelling units per net acre (254 units/ 43.4 acres= 5.85 du/ac). which falls within the permitted density range for the RMH zone. HEX Rpt. 09-15757 City of Renton Department Ci .unity & Economic Development Leisure Estates reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 Page 8 of 12 Lot Dimension: As demonstrated in the table below, all spaces meet the requirements for minimum space size, depth, and width. AS PROPOSED SPACE SIZE WIDTH DEPTH 3,000 SF MINIMUM 40 FEET REQUIRED 75 FEET REQUIRED SPACE 251 4,400 SF 51 FEET 81 FEET SPACE 252 4,GOOSF 55 FEET 81 FEET SPACE 253 4,800 SF 57 FEET 83.5 FEET SPACE 254 5,200 SF 57 FEET 86 FEET Setbacks: There are not setback requirements for new "lots" within a "new" Manufactured Home Park. Building Standards: The maximum building height within the RMH zone is 30 feet. c) Community Assets The site is vegetated with a variety of northwest plant materials, as each existing space has been landscaped by the resident; the type of landscaping varies throughout the site. There are currently 250 significant trees located on the overall site, of which 18 are proposed to be removed with the subject development. The RMH zone requires landscaping be provided on both the individual lots and the remainder of the mobile home park site. A solid wall or view-obscuring fence, hedge or equivalent barrier not less than 5 feet in height shall be established and maintained around the entire perimeter ofthe park except for the openings for driveway and walkway purposes. Currently the entire site is landscaped and screened with a wall, as approved in the original approvals for Leisure Estates. The applicant has proposed to re-landscape the area to be disturbed by the development of the four new M.H. spaces. The replacement landscaping would be along the edges of the extension of Willow Drive, where soil disturbance is anticipated. The provided landscape plan indicates that three Rhododendron, four one and one-half inch caliper Raywood Ash trees and two Gaultheria shallon would be planted along the edge of the new roadway, in addition to groundcover grasses. The individual spaces to be created would each be landscaped by the new residents of the homes. Although, it is unknown when each new space would be occupied and therefore unknown when the landscaping would be completed by the new resident. As such, staff recommends as a condition of approval that the applicant minimally landscape each space with ground cover to reduce the possibility of erosion and sediment run off from the newly graded spaces. In the RMH zone 10 percent of the significant trees are required to be retained, the applicant is proposing to retain 228 trees out of 250 located on the subject site. The amount of retained trees exceeds the minim requirement. Although, the existing code only requires retention of 10 percent of the significant threes the historical SEPA determinations HEX Rpt. 09-15757 City of Renton Department Cc ,unity & Economic Development Leisure Estates reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 Page 9 of 12 were based upon the retention of as many trees on the site as feasible, as such Staff evaluated the 1979 North Annex tree retention plan and has determined that many of the trees to be removed for the development of the four new spaces is consistent with the trees approved to be removed for the development of the mini-warehouse buildings. For space 251 seven significant trees are to be removed that were previously identified as to be retained. Although the applicant has proposed to replant four new trees resulting in'a loss of three trees from the original approval, staff recommends approval of the tree retention plan because it complies with the existing tree retention standards for the subject site. d) Compliance with Subdivision Regulations Streets: The RMH zone requires asphalt or concrete streets and concrete curbings be provided to each lot. The minimum width of streets shall be 30 feet. Concrete sidewalks of at least 5 feet in width shall be placed along at least 1 side of each street or located in the back or side of each lot so that there is sidewalk access to all lots. The provided plan indicates compliance with street standards. The applicant has proposed a 5-foot sidewalk along the west side of Willow Drive, this sidewalk does not extend to the new M.H. space 254; as such staff recommends a condition of approval that the applicant provide a 5-foot sidewalk that provides access to space 254. The proposed addition to Leisure Estates is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommended a condition of approval, that the applicant pay a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Four new lots are expected to generate approximately 38.28 new average weekday trips. The fee for the proposed Manufactured Home Park Plan is estimated at $2,871.00 ($75.00 x 9.57 trips x 4 new lots= $2,871.00) and is payable prior to building permit approval. Recreation Area: The RMH zone requires minimum of 10 percent ofthe total area of the park to be reserved and used solely and exclusively for a playground-recreation area. The overall site is 43.4 acres with 5.5 acres of existing recreation space resulting in 12.67 percent of the site dedication to recreation. The addition of 4 new spaces does not increase the land area of the development and therefore additional recreation area would not be required to meet the minimum standards for the zone. Although, the applicant has proposed to eliminate the existing RV storage located in the North Annex and replace it with a golf mini-putt course. This addition would increase the amount of recreation space beyond the existing 12.67 percent. Staff recommends approval of the proposed recreation area. "lots": The shape, orientation, and arrangement of the proposed spaces comply with the requirements of the Manufactured Home Park Regulations and the development standards of the RMH zone and allows for reasonable infill of developable land. All four spaces are rectangular, except for the south property line on space 251, which follows the storm drainage pond boundary. Access to all the spaces would be via an extension of Willow Drive off of Union Avenue SE. All four spaces meet the requirements for minimum size, depth, and width as demonstrated in the table on page 8 of this report. All spaces are oriented to the east; the front yard would be located along Willow Drive. All four spaces appear to have sufficient building area for the placement of a Manufactured Home. HEX Rpt. 09-15757 City of Renton Department Co. .unity & Economic Development Leisure Estates reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 Page 10 of 12 Lighting: The RMH zone requires that the Reviewing Official approve a street lighting plan that provides sufficient illumination between sunset and sunrise to illuminate adequately the roadways and walkways within a mobile home park. The applicant did not provide a street lighting plan as a part of their submittal as such, staff recommends as a condition of approval that a street lighting plan be submitted with the construction permits for review and approval by the Current Planning project manager prior to construction permit approval. e) Reasonableness of Proposed Boundaries Access: Leisure Estates is currently accessed off of Union Avenue SE with an internal circulation system. The four new spaces would be accessed via the extension of Willow Drive. Topography: The half-acre area for the development of the new M.H. spaces is relatively flat. The existing grade changes approximately 10 feet across the development area. Some grading work would be conducted as a part of the construction of the road extension and the development of the four new spaces. Due to the potential for erosion that could occur during construction activities, staff recommends a condition of approval, that Temporary Erosion Control be installed and maintained in accordance with the Department of Ecology's Erosion and Sediment Control Standards and subject to the approval of the Department of Community & Economic Development Plan Review project manager. Relationship to Existing Uses: The subject site is surrounded by R-8, R-10, CA, IL, and RMH zones. To the north is an existing multi-family development, to the east is single-family development, to the south is a manufactured home park, and to the west is the City of Renton Shops and a Cemetery. The new spaces are located in the northwest corner of the existing Leisure Estates development; these spaces would be surrounded by additional M.H. spaces to the south, the new mini putt golf course to the east, the existing multi-family to the north, and the Cemetery to the west. The proposal is similar to existing development patterns in the area and is compatible with the cemetery and multi-family development to the west and north. In addition, the proposed development is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill Development. f) Availability and Impact an Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. In order to mitigate the proposal's potential impacts to City emergency services Staff recommends as a condition of approval a Fire Mitigation Fee, based on $488.00 per new single-family space should be paid prior to building permit issuance. The fee is estimated at $1,952.00 ($488.00 x 4 new lots= $1,952.00) and is payable prior to the issuance of building permits. Furthermore, buildings shall have approved address numbers placed in a position that is plainly legible and visible. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation HEX Rpt. 09-15757 City of Renton Department Cc,. ,unity & Economic Development Leisure Estates refiminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Report of January 26, 2010 Page 11 of 12 factor, the proposed short plat would result in 1. 76 additional students (0.44 X 4 new lots = 1. 76) to the local schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal. Renton School District mitigation fee is $6,310.00 per single-family residence. Storm Water: The applicant submitted a storm water drainage narrative with the subject application. The narrative states that all existing drainage facilities, two detention ponds, were built per City of Renton standards. In addition, the provided narrative indicates that the site proposed for the new Manufactured Homes was previously approved to have four mini warehouse buildings with associated parking and storage areas. The new M.H. spaces would be less intensive then the previous intended use for the subject area therefore would result in a reduction in the potential impact to the existing stormwater facilities. Water and Sanitary Sewer Utilities: The site is served by the City of Renton water services. All new development is required by City Code to provided one hydrant within 300 feet of any proposed single-family structure. In addition, separate water service is required to be provided to each building lot prior to building permit. All spaces shall provide a separate side sewer to each building prior building permit. The side sewers shall be a minimum of 2 percent slope and shall not be allowed to use pumps. I. FINDINGS: Having reviewed the written record in the matter, the City now enters the following: I. Request: The applicant is requesting an Preliminary and Final Manufacture Home Park approval for the creation of four additional spaces in Leisure Estates North Annex. 2. Application: The applicant's Preliminary and Final Manufactured Home Park application complies with the requirements for Manufactured Home Park review. The applicant's Manufactured Home Park plat plan and other project drawings are contained within the official land use file. 3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations of the Residential Single Family (RSF). 4. Zoning: The proposal as presented complies with the zoning requirements and development standards of the RMH zoning designation, provided all conditions of approval are complied with. 5. Existing Land Uses: The Manufactured Home Park is consistent with development and uses surrounding the subject site, including: North: Residential Multi-family (zoned CA & R-10); East: Residential Single Family (zoned R-8); South: Sunnydale M.H. Community (zoned RMH); and West: City of Renton Shops and Cemetery (zoned R-8 & IL). 6. System Development Charges: Water Development Charges and a Sewer System Development Charges, at the current applicable rates, will be required for each new single-family residence as part of the construction permit. 7. Public Utilities: The applicant will be required to install individual sewer and water stubs to serve the new lots. HEX Rpt. 09-15757 City of Renton Department Cc ,unity & Economic Development Leisure Estates Report of January 26, 2010 J. CONCLUSIONS: . •reliminary Report to the Hearing Examiner LUA09-157, PMHP, FMHP Page 12 of 12 1. The subject site is located in the Residential Single Family comprehensive plan designation and complies with the goals and policies established with this designation. 2. The subject site is located in the Residential Manufactured Home Park zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval. H. RECOMMENDATION: Staff recommends approval of the Leisure Estates Manufactured Home Park modification request for the addition of four new Manufactured Home spaces, Project File No. LUA09-157, PMHP, FMHP. 1. The applicant shall landscape each new manufactured home space with at least ground cover to reduce the possibility of erosion and sediment run off from the newly graded spaces. Landscaping shall be installed after construction is completed and approved by the Current Planning project manager. 2. The applicant shall submit with the construction permit application a detail of the sidewalk improvements that indicates the 5-foot wide sidewalk extends north to provide access to space 254, which shall be reviewed and approved by the Current Planning project manager prior to construction permit approval. 3. The applicant shall pay a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. The fee shall be paid prior to building permit issuance. 4. A street lighting plan shall be submitted with the construction permit application for review and approval by the Current Planning project manager prior to construction permit approval. 5. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology's Erosion and Sediment Control Standards and subject to the approval of the Department of Community & Economic Development Plan Review project manager. 6. The applicant shall pay a Fire Mitigation Fee, based on $488.00 per new single-family space. The fee should be paid prior to building permit issuance. HEX Rpt. 09-15757 ES -09 T23N RSE E 1/2 t----"--~ ~--. l --~it,1~1-_·1'---;;;-;;;:';;---'c-A~i I_-'--,.-'---'--~ NE41hSt • ir·-- cA !1 CA i LI .... _J CA R·10 · \=nfipr ·c ----f..... -~- -1 ll 'r- '"'"'"' IL r--,---,----1 CA ·---j ~.-:_J__J ' -;::EiiIB:::::j ~ I 1 ......... ~~---------·l>'-"'-"'--"---"-i~~---4-~',/::~-:;::-,i i RMH RC ,.'. I ,' I I I I I ' : I I i ! ! RC I········ ' I !,/ _JI!~ -:;Ji)c-' l"l ~'f1' ~ I N ~~~---'---~t GS -21 T23N RSE E 1/2 ZONING PW TECHNICAL SERVICES 07/15/08 ,?';J_ . f .. t:l° ~ 114.800 FS 400 I Feet 16 T23N RSE E 1/2 5316 O.~Lq 607-~ .. i---..... J2, 22N R4E 1 T22N"R4~ ~ RESIDENTIAL 0 (RC) Resource Conservation ~ (R-1) Residential 1 du/ac ~ (R4) Residential 4 du/ac ~ (R-8) Residential 8 du/ac [B (RMH) Residential Manufactured Homes ~ (R-10) Residential 10 du/ac [El (R-14) Residential 14 du/ac I RH·rl (RM-F) Residentlal Mulll-Famlly IRH·T I (RM-T) Res·1dential Multl-Fam'1ly Traditional IRH-u I {RM-U) Residential Multi-Family Urban Center MIXED USE CENTERS ~ (CV) Center Village luc-Nil (UC-N1) Urban Center -North 1 luN12I {UC-N2) Urban Center· North 2 QD (CD) center Downtown COMMERCIAL ~ (COR) Commercial/Office/Residential ~ (CA) Commercial Arterial [§] (CO) Commercial Office ~ (CN) Commercial Neighborhood 36 8 INDUSTRIAL 0 (IL) Industrial • Light ~ (IM) Industrial. Medium ffi (fH) Industrial • Heavy ---Renton City Lill'.lits ---Adjacent CII.Y Umlh KROLL PAGE PAGE# INDEX SEClnOWNIRANCIE ~ffitl"'"':,:/):11, , '·;.,;' ~if? 1::'_ (,· \'· ,,,.r~rt-,Jf:{tf~,l~f~~i~~~~~fl~~~~~.f~~f~~j~~~~~'.~ ai llliHl!L PII.OPOSED FOUi!. UNITS ltit251-4,4D0Sq. Fl. lot 252 -4,600 Sq. FL L<>t15J-4,80CI Sq. ft. Lot 254 -5,200 Sq. Fl, ;;: · ;_[-'.t SET-8AO(S, All monuftctured homn will hrwi! • minimum sepo .. llon of 10 ,.,1 :. ; )\q. """"' from hou11 body lo hous1 body. The"' win ba • IMt foot 1e1-badc ltcwn l"-back i i· .•\:::! 1 H = SO' ....:I both tldl lot1flr,uto 1M hous'I. Hvumthallbultho proJld praparty 11,.. ~;::<~f ..... h....., 1 tOlootN'<·bod frnm1nyl!hnllrclffiltftlf,e p,opl!'fty-. Thora . ~\.J -1,Zl>l!I wlll ba 110 foatntbwi fn>m tM front oftht! house tu tht, p....,i modwayof . ((j;'f({ ',y; -;_:;:l??.:[~!(1\:/ --, 1 -' WlllowDme, • · .-, :1: ,; ,' : -, ·,J;1t1> -of n ; • • • ·:,, • ;,. ., , ' -1-,'f<., 1 ,,ento ,,, ·,.-·--· -. :" .,: '··'·-' : ' R!anninno·'-n-. : _,,,, . . \i,,;··., .... /-.: · -·· · -'i • ;l. ~-tilS· ,-<. '.ii~~=j;:;~".-fu·sf ,1't1I!.fk~S·~.@OJf-'Aiif!..fJr&~..¢.ID~::r&:~ri~:J~ .. li,~~~1Af 'it~ Jg.i:::~ ; z_ .. :Af.L:.~\.~E.:~!.. ::.)t?!3: ~ . .. ' ,-,: H? ·-" ,. } . ,,., ~it2 21009 ':/"' IEXIHIJrlBIT 3 ~----·--CC~UW'~(Q). if .,,/it >\}tl ~ 'l!i J~ r.::~'. .... ';.}i. :-:~ <I.,.,,,,,:,,,,.,· ~ ±rt;!/{ lJ.I r:::·::i., '1·; hJ iCi.jh,:,1 i:~~/\\:·( _, ~5';;'.I ~ ~:l/,J bl~~,,-,{ Cl (i) llJ:/·'-'' IUCrk,J 111Lfd ·c. ;'{;~:!o Ii~! • • ~1toc;,i_FAVltj_~Ol!>AIMA6E:iW~~er,A;-'10 .. ,, . . • .. .,~w~r.i p1..Ar:t .......• _ . • i ,. t{ i'"'\ ! I \ \ i -IS / ,, '· ., i\ '-li, .. ,[\':Fa' '/P.F' :,, -, .. i"''· .1:,,,~·-':. U? \ ... ,~. t~'i: .. ,:1'·· ''~,. -~.;J; i' ! -\i·· -1'i> !> ... ,,~ . .h~';;-'~~7 :t~ 1-0~ C'V FL" M.J. ---....... .llF'"t .. lT1,..,.....e '\ eXTeNe>iVH-:, . i-};. •:··· . ~i=-: . -Ar----~ ~.,\n L.,,o.Jc,~ .. pr.-.J,._,·. -:)I ., -------·---------·/·-·dll ·,. ..... : ,, i1 :r.· r ;,~:ij~: ! I·"' r_-,,., .• ,_ .... _·_, ~·-·_, I , ,:.; .. r:.1:'.,1f~P'.( 1·t ti:} { ,.: 11··_"' .,,,:c,,,_· I ~ff'·-.•· r rtJ:t·J1x l ;· , __ .. j4 11.'I -,-.. =-',!J ,/ f!,'{. ' .. ,...,, ' LandscaplQp:; r o. -~.,ft ... .---~~··.'*":t 'l \\,,_ ill. . .. : ff', ·'!.·· t/: i I~ ,ya!"' -(_= .:<;-v,::~, ---~ --:,,,;~ ; /------.. n.. Appllcarrt wlll ln<tall the llndscapl111 ""the u<l llde of the Jlrol" wlllch wll wnsbt ~ of pan ta ascent the pltd, and' pUtt ...., course. U. Applklnt will kmal plants "'6 ttees n .i-n"" the t.ndsa""" plan. Al on-stt,, landscaplna wfll bl lnrtllled by the homlowner. At the prufKt (ully ~ th• miuk'entlflt for 11..tsaplnf well be minimal As tho,,. are llten.lly hundrwl of t .. n ..itt,ln the 44 Kra dnoelD!lfflllnl 1nd this portkln "'" orla(nolly-1pproved "" d~ 1t11 mlni..-ehouM storap. by necessity ti of the treU within the "eor-uctlon Dbturwntll -· .... bl r.........t. ...t,: -# "'"o""' ., ' .i ~g -.-,.I' . . . "!:l--« ~ ::l ~-,§ ··":? ct> . --::S-. \!l .• 8' . -e.$ . __ g,. :I ''· I/ t,, > 'ot p J 8 ~ 3 . LAWN • , I "b ·- 'r...ii.a. 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' ' ~ 1, ~ "" . 2472S 230 Way SE Maple Valley, WA 98038 (206) 941-3000 Fax (206) 222-1611 e-mail russmi1lard@yahoo.com January 21, 2010 Ms. Vanessa Dolbee, Senior Planner Department of Community and Economic Development City of Renton RE: Leisure Estates Preliminary Report to Hearing Examiner Dear Ms. Dolbee: We are corresponding, herewith, to provide the support for our argument that our elderly housing community should continue to be exempted from any impact fees associated with schools. Leisure Estates is a 250 unit age-restricted senior housing community for which school impact fees have not at any time been imposed, pursuant to City of Renton Code and the Growth Management Act. This exemption has continued to be granted for the three sections added to the original 125-unit development, and we request the same consistent consideration for our current application. The imposition of impact fees is to mitigate costs that will be forced upon schools by the development activity. For the past 33 years, only seniors have occupied these homes, without a single incidence of school aged children becoming residents within the community. This 33-year history testifies to the lack of impact caused to area schools by this development and the proposed four unit enhancement. There is authority to support the City of Ren ton's consistent action of exempting Leisure Estates from school impact fees. The City of Renton Code states in section 4-1-160 SCHOOL IMPACT MITIGATION FEES sub-section F. EXEMPTIONS AND CREDITS: "The following shall be exempt from the application of impact fees: a, Any form of housing exclusively for the elderly, including nursing homes and retirement centers, so long as these uses are maintained in perpetuity ... " As stated hereinabove, the 33-year history provides a solid and consistent track record of conforming behavior for non-impact for schools. The City of Renton Code is supported by the King County Code, which provides context for the City of Renton School Impact fee exemption. In the King County Code, section 21A.28.140 (C. 2) "School concurrency-Applicability and relationship to fees: "The applicable exception provision provides an exclusion from the application of the concurrency standard is ... any form of housing exclusively for senior citizens, including nursing homes and retirement centers;" Most importantly, municipalities are required to comply with the Growth Management Act "GMA" (RCW 82.02.050 -.100) which mandates as follows: Impact fees -Intent -Limitations: (1) It is the intent of the legislature: (3) The impact fees: ... (a) Shall only be imposed for system improvements that are reasonably related to the new development." School impact fees are not reasonably related to the development of four units of age-restricted senior housing and accordingly, imposition of such would be a violation of the Growth Management Act. Leisure Estates complies with the spirit and the intent, as well as the language of applicable law. During its 33 years, there has never been a single school age child that has been allowed to reside at Leisure Estates as a resident. School aged children are allowed to visit as guests for a period of 15 days within any sixty day period. This is insufficient time to establish residency. One of our foundational principles is that we are strictly an age-restricted community for older persons, as evidenced by our lease agreements. Every single resident is required to execute a lease; this is not optional. The Manufactured Housing Landlord Tenant Act (RCW 59.20) specifically requires that the landlord provide a written lease to the resident each year. 0Housing for Older Persons: Leisure Estates is intended for and operated as housing for older persons pursuant to the Fair Housing Act (Title VIII of the Civil Rights Act of 1968, as amended, 42 U.S.C. §§ 3601-3619 (hereinafter the "Act"), and RCW 49.60.222." It further provides that, "Under no circumstances will anyone under 18 years of age be allowed to reside in the park. Tenant must comply with the policies and procedures regarding the housing for older person's exemption to the Fair Housing Act." In each and every lease, the age restriction is included. Leisure Estates has always been and will continue to be a non-impact to the Renton School District. In the thirty-three year history of Leisure Estates school age children have never at any time been allowed to use Leisure Estates as a residence for more than a guest visit. Accordingly, we request that the City of Renton remain consistent and not impose a new fee that cannot be reasonably related to this development. Russe D. Millard Projec Manager IL I f i ~ I I I I ~ t R-10 I j ~ ra.i ~ ~tr1--,-·...,.1·1 -c:r:::,-___ -R~,-,---; M_L I-' fo-Jl-10-= \C .... I Ir) ; ' ~ _;---------I \ __ / ~ CA ZONING IL RC PW TECHNICAL SERVICES ES -09 T23N RSE E 1/2 n ,,· I -1 _CA ! I I i NE'41hSt 1_1~./ I r:::::: _J R_. "'"'"" , ___ _ RMH _ L __ / RC F5 200 400 I J !Feet 16 T23N RSE E 1/2 u;soo 5316