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HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 04/16/2002 • 4 40 KENT 00 WAS"'"G T O" PLANNING COMMITTEE DEVELOPMENT April 16, 2002 Fred N. Satterstrom,AICP Director PLANNING SERVICES Charlene Anderson,AICP utana9er The City Council Planning Committee will meet in Council Chambers East, Kent MaiiingAddress ` City Hall, 220 4'Avenue South, at 3:00 PM on Tuesday,April 16, 2002. 220 Fourth Ave. S. Kent,WA 98032-5895 Location Address 400 West Gowe Committee Members: Leona Orr, Chair Judy Woods Bruce White Kent,WA 98M2 Phone:253-956.5454 Action Speaker Time Fax:253-856-6464 1. Approval of Minutes of March 14, 2002 YES 2. Mobile Home Park Tenant Relocation NO Bill Osborne 20 min Assistance The Planning Committee meets the third Tuesday of each month at 3:00 PM in Chambers East, Kent City Hall, 220 4'Ave. South, unless otherwise noted. For agenda information please call Jackie Bicknell at(253) 856-5712. ANY PERSON REQUIRING A DISABILITY ACCOMMODATION SHOULD CONTACT THE CITY CLERK'S OFFICE AT(253)856-5725IN ADVANCE. FOR TDD RELAY SERVICE CALL THE WASHINGTON TELECOMMUNICATIONS RELAY SERVICE AT 1-800-833-6388. I COMMUNITY DEVELOPMENT Fred N. Satterstrom, Community Dev. Director PLANNING SERVICES Charlene Anderson,AICP, Manager Phone:253-856-5454 • Fax: 253-856-6454 KEN T Address: 220 Fourth Avenue S. WASHINGTON Kent,WA 98032-5895 DISCUSSION PAPER April 10,2002 TO: LEONA ORR,CHAIR,AND MEMBERS OF PLANNING COMMITTEE FROM: WILLIAM D. OSBORNE,PLANNER RE: MOBILE HOME PARK CLOSURES AND TENANT RELOCATION ASSISTANCE OPTIONS FOR PLANNING COMMITTEE MEETING OF APRIL 16, 2002 INTRODUCTION This discussion paper responds to the Planning Committee's request at the February 19"` meeting that staff further research mobile home park closures and tenant relocation assistance in South King County. This paper will provide a brief history of mobile home parks within and near the existing City limits, identify and discuss briefly several variables most readily associated with redevelopment potential for existing mobile home parks, and address how other jurisdictions have addressed relocation assistance through passage of ordinances. As noted previously, relocation assistance is not addressed in the Kent City Code, or other development regulations of the City. The Goals and Policies of the Comprehensive Plan Housing Element speak to the preservation and improvement of low-income housing, to include mobile home parks but not specifically to tenant relocation assistance. In fact, these goals and policies are intended to pre-empt forced relocation by assisting in the replacement of dilapidated mobile homes. BACKGROUND History of Mobile Homes as Housing The"house trailer"came into existence in the 1910s as a variation on the car and truck products produced in the fledgling automobile industry.Until the Great Depression,these ancestors of the mobile home were primarily used for vacation trips using the ascendant national automobile roadway system. The Great Depression saw many house trailers become traveling homes for families seeking stable employment prospects. Many of these mobile families settled temporarily in areas near jobs, water, food supplies, other mobile families, and main thoroughfares should immediate relocation be necessary. Sometime during World War H, a distinct divide of design and function was created between towed mobile, recreational vehicles, and prefabricated units that were mobile insofar as a factory was able to have a larger, finished dwelling product transported to a terminal location where wheels could be removed. The "RV", or "camping trailer" was epitomized in its design by the aluminum tear drop-shaped Airstream Trailer, and designs for RVs since the 1930s have generally been accepted as fitting the functions appropriate to short-tenure vacation travelling. The earliest prefabricated"mobile homes"were purchased and later built during World War 11 by the Federal government in response to the great need for temporary low-cost/low-rent housing located near war materiel factories such as Boeing, and food-producing regions like the Valley Floor. These mobile homes were forbidden for general public purchase during WWII (Kenneth T. Jackson,Crabgrass Frontier,261-262). Despite the acknowledged design and construction quality deficiencies, post-war public demand for legalized purchase and construction of such low-priced prefabricated "temporary" homes continued to increase with the growth in demand for cyclical (seasonal) agricultural and industrial labor, as well as military personnel. Mobile home parks,perhaps originally sited during the Great Depression along major roadways as informal communities, became more permanent in these places, and were increasingly regulated in ways similar to newly developed single-family detached unit neighborhoods. The City of Kent passed ordinances in 1962 (Nos. 1118 and 1140) to limit the location of occupied mobile homes to Mobile Home Residential (MHR) zones. Prior to 1974, the Mobile Home Park (MHP) Zoning District designation replaced the MHR Sam Davis, practicing architect, chair of the UC-Berkeley Architecture Program, and editor of the book The Form of Housing (Van Nostrand, 1977) observed that in spite of negative judgments of their aesthetic value, and by extension, their social value, mobile home parks are cohesive communities of common interests(217). From a pure housing market standpoint,mobile units themselves successfully addressed a market demand for inexpensive housing that, without land ownership, acknowledged an American character feature of unrestrained mobility and choice. A consequent transferal of primary household identity from real estate ownership in a defined neighborhood to ownership of personal property resulting from improvement of labor status is attributed to this unrestrained mobility (Davis, 217-218). This observation could apply equally to all `consumers' of housing, and not mobile units alone. Interestingly, some of the industrial prefabrication techniques mastered in producing "manufactured homes," as successors of yesterday's mobile homes are named today, have been applied to the standard development of similarly designed single-family detached unit subdivisions. Increasing quality standards for manufactured homes, in part a response to many local development codes,means increased costs to the consumers of this housing and a decrease in the affordability of this type of housing. Federal& State Relocation Assistance Federal As noted in previous discussions, federal relocation assistance is only available to residents when displacement of their mobile units is caused by any projects accessing federal funds. A few examples of such programs include state highway expansions,airport facility expansion, and HUD housing projects. State The Washington State Office of Community Development Manufactured Housing Department manages relocation assistance funding for mobile home park closures at the state level. Presently, available statewide funding is less than$200 on a first-apply first-reimbursed basis, regardless of resident income. Documentation of moving costs is required for participation in this program, which allocates a maximum of$3,500 per single-wide unit, $7,000 per double-wide unit. On March 29, 2002, the Governor signed new legislation regarding mobile homes(Second Senate Substitute Bill 5354)that will take effect January 1, 2003. The new law will place a $100 tax on purchasers of existing mobile home units sold within mobile home parks.Any unit valued at$5,000 or less would be exempt from this tax.The beneficiaries of this law would be limited to low-income households earning less than 80% of the county median income, adjusted for household size. Other Jurisdictions'Approaches Two King County jurisdictions have passed ordinances to provide relocation assistance to tenants forced to relocate as a result of a planned mobile home park closure. These cities, Seattle and SeaTac, have ordinances similar in scope and intent — but neither jurisdiction has applied these ordinances, instead Planning Committee Meeting Page 2 of 5 April 10,2002 relying on negotiations with the owners/applicants for the land use change to include early notification of and negotiation with tenants prior filing of a closure notice. Seattle During the 1990s, the City of Seattle passed two ordinances to regulate impacts of development-induced mobile home park closures and tenant relocation, particularly on impacted low-income residents. Summary points of Seattle's approach to these issues: ■ A mobile home park owner must submit a relocation report and plan that meets criteria of the Department of Construction and Land Use This report and plan must be approved by DCLU under criteria derived from RCW Chapters 59.20 and 59.21 before the owner of the mobile home park may receive a Certificate of Compliance. The owner may then issue a Notice of Closure per statutory requirements(SMC 22.904.410). ■ The mobile home park owner shall update information required by SMC 22.904.420, to include any change of circumstances occurring after submission of the relocation report and plan that affects the relocation report and plan's implementation. ■ The Director of DCLU may deny or revoke any permit for non-compliance; or may condition approval of any permit upon the owner's successful completion of remedial actions deemed necessary by the Director to carry out the purposes of Sections 22.904.400 through 22.904.460. ■ Under the Tenant Relocation Assistance Ordinance,which does not specifically include mobile home parks, qualifying low-income residents forced to move by change of residential use are eligible for monetary relocation assistance funded half by the owner/applicant, half by the City of Seattle. Each party contributes $1,066 to each household earning no more than fifty percent (50%) of the King County median family income assistance totaling$2,132. SeaTac Through the SeaTac Municipal Code, the City of SeaTac addresses mobile home tenant relocation assistance with several approaches, each irrespective of tenant income levels, as none involve financial subsidies for tenants. ■ The owner of the mobile home park shall initiate a pre-application meeting with the community development department to clarify required elements of the relocation plan, the relocation planning process,and discuss any available resources of assistance. ■ The owner shall notify all affected park tenants and the community development department that the owner is officially undergoing the relocation planning process. ■ The community development department schedules an informational meeting with the tenants that includes discussion of the owner's development proposal for the property, the requirements of the city's mobile home relocation standards, and the proposed process timeline. ■ Owner shall complete a SEPA checklist for the relocation plan.A copy of the SEPA checklist shall be sent to each tenant of the park (The owner may submit a land use or zoning designation change or specific development proposal for concurrent review). The director of community development may approve, deny, or require modification of the relocation plan based upon the impacts of the proposed action. ■ The owner shall submit monthly (or more frequently if requested by the community development department) relocation process reports containing a descriptive inventory of remaining tenants and vacant spaces,as well as destinations of departed tenants. ANALYSIS Factors Predicating Closure of Mobile Home Parks Several South King County mobile home parks have closed in the last five (5) years, primarily in the vicinity of SeaTac International Airport; although other jurisdictions have occasionally witnessed closures located outside of prominent flight paths. Real estate development economics are the primary drivers of mobile home park closures. Some types of information that underlie the opportunity costs of maintaining 0 existing land use versus changing to a higher and better use are unknown and not tracked at this time, Planning Committee Meeting Page 3 of 5 April 10,2002 however. The available measures provide some indication that almost any mobile home park has the opportunity for conversion. At first blush, the analyst is tempted to use the standard real estate indicator of redevelopment potential and apply this to properties zoned for mobile home park use in the context of surrounding properties zoned otherwise. The expected conclusion is that the indicator value for mobile home parks would be significantly less than for surrounding properties and the likelihood, the if, of redevelopment could be known and policy decisions made based on this knowledge. This indicator, a ratio of the assessed improvement value divided by the assessed land value of a parcel, is not necessarily reflective of the income-generating capital improvements (trailers and mobile homes) provided by private tenants who rent land in mobile home parks. A mobile home park with the second highest indicator value for this land use within the city limits recently issued a notice of closure. Professionals with experience in preserving and maintaining mobile home parks have indicated that infrastructure replacement costs on site to park owners are usually very expensive relative to revenues generated by present rents. The apparent general lacking in the maintenance of the common areas and infrastructure of many Kent-area mobile home parks indicates an unwillingness of owners to pay for improvement costs given the current rents received from mobile home tenants. Age may be an indicator of existing infrastructure quality, but a more direct indicator is performance measurement (reports of failure, leakage, backflow, brownouts, etc.). Performance measurement of City-built sewerage infrastructure is an as-of-yet unattained objective of the City of Kent Public Works Department but according to the Operations Division, a system is in development for tracking failures of public sewer lines. The age of on-site infrastructure is unknown,but could be inferred to have the same general age as public infrastructure. Therefore, the timing and costs of public improvements (bome by affected landowners)might have influence on site upgrades considered by mobile home park owners. POSSIBLE OPTIONS No Action The free market for land includes inventories of land currently used for housing senior citizens, low- income families, and other households otherwise priced out of the housing market in Kent. As the assessed value of such land increases with capital investment, whether through government or private sector action, its users necessarily must be subjected to higher rents to pay for the investments made. If terms between a land owner and existing users have been satisfactorily concluded, the land owner may open bids for the renting of the land, or prospectively seek users willing to pay asked rents. Additionally, without considering the status of existing funding sources, current local, county, state, and federal programs for housing and human services are adequate to meet the needs of citizens forced to move from their neighborhoods as a result of a State-regulated process involving mobile home park owners and tenants. Providing referrals to public or non-profit housing agencies that specialize in transitional housing for households facing eviction, most having lengthy waiting lists, is sufficient responsiveness on the part of the City. Revise Development Code to Include Relocation Assistance Requirements and Incentives Without invalidating the above real estate market argument, this option proposes an ordinance that recognizes through a revision of Title 12 (Planning and Land Development) the tremendous impact of mobile home park closures on the resident working families, seniors, and other low-income households of Kent.By providing regulation of the mobile home park closure process as a requirement prior to approval of an application for land use change or development, an issue of fundamental fairness is addressed. The prospects of early notification of tenants, improved and on-going communication between affected parties, and the possibility of local financial assistance or bonuses for owner participation in providing assistance could be included in the ordinance. Planning Committee Meeting Page 4 of 5 April 10,2002 ■ Require Relocation Assistance Plans Relocation assistance plans allow the City to more actively consider housing and. social impacts on its citizens with low- and fixed-incomes, as well as the City-provision of human services. ■ Require Relocation Assistance Funding(with or without matching funds) Require owners to provide relocation assistance funds,perhaps with the City matching those funds and the City applies to the State for(eventual)reimbursement. ■ Offer Development Incentives for Owner Participation in Relocation Assistance Provision of relocation assistance funding could trigger bonuses for maximum site coverage, increased height limit, or reduced parking requirements. Bolster Crisis Response Efforts Recognize the important role played by the City of Kent in responding to its citizens in need. Provide additional funding for the City housing and human services programs responsive to the social and economic consequences of mobile home park closures, as demands for services would be anticipated to increase. Diversify Allowable Housing Tvoes to Encourage Affordability to More Citizens Consider affordable housing alternatives that increase density, homeownership opportunities and provide flexibility of site design to retain amenities. S:\Permit\Plan\Plaming Committee\20021mhppcworkshop41602.doc Planning Committee Meeting Page 5 of 5 April 10,2002 • ENT .. .. ,. i � �— _. W•s+arwe ton ' : Kent Mobile Home J Park Locations w > - 1. Kent Mobile Park _ 2. Paradise Mobile Park - r Park Still Mano co .- bile _ 4 Circle K -, - - 5.. on Mo ' 4 _ 6. Willow Vista Mobile a _ SF - . Maple Lane Mobile 1 7 18 qT 14 ( 8. Horseshoe Acres 11 - 9. Walnut Grove r 16 � 10. Valley Mobile Manor - o5� S 11. Shafrans Mobile { LLc — 12. Jackson Mobile i . �n 13. Green Acres _ 0 { 14. Tip Top Trailer Park ._.. k 19 15 Mar-A-Villa Mobile g _ Midway Mobile Mansions _ 9 16 Mi 7 ' 22, 17. West Hill Mobile S27 St �,, - 18. New Alaska �i 19. Pink Thunderbird LL [ 277 ST ;'� 20. Cascade Mobile - 21. Martel Mobile Cr 22. Soos Creek Estates N W E - S April 9, 2002 This map Is a graphic aid only,and is not a legal document.The City of Kent makes no warranty to die accuracy of the labeling,dim mensions.contours.property boundaries. Not to Scale or placement or locations of any map features depicted thereon.The City of KentPlanning Services Office disdaims and shall not be held liable for arty and all damage,loss.or liability,whether direct or Indirect,or consequential,which arises from use of this Product. CERTIFICATION OF ENROLLMENT SECOND SUBSTITUTE SENATE BILL 5354 Chapter 257, Laws of 2002 57th Legislature 2002 Regular Session MOBILE HOME RELOCATION ASSISTANCE EFFECTIVE DATE: 1/1/03 Passed by the Senate March 11, 2002 CERTIFICATE YEAS 28 NAYS 14 I, Tony M. Cook, Secretary of the Senate of the State of Washington, do BRAD OWEN hereby certify that the attached is President of the Senate SECOND SUBSTITUTE SENATE BILL 5354 as passed by the Senate and the House of Passed by the House March 8, 2002 Representatives on the dates hereon YEAS 66 NAYS 28 set forth. FRANK CHOPP TONY M. COOK Speaker of the Secretary House of Representatives Approved March 29, 2002 FILED March 29, 2002 - 3:52 p.m. GARY LOCKE Secretary of State Governor of the State of Washington State of Washington SECOND SUBSTITUTE SENATE BILL 5354 AS AMENDED BY THE HOUSE Passed Legislature - 2002 Regular Session State of Washington 57th Legislature 2002 Regular Session By Senate Committee on Labor, Commerce & Financial Institutions (originally sponsored by Senators Patterson, Prentice, Winsley, Fraser, Fairley, Costa, Regala and McAuliffe; by request of Department of Community, Trade, and Economic Development) READ FIRST TIME 02/08/2002 . 1 AN ACT Relating to mobile home relocation assistance; amending RCW 2 59 .21. 010, 59 .21 . 021, and 59 .21. 050; adding a new section to chapter 3 59 .21 RCW; and providing an effective date. 4 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON: 5 Sec. 1. RCW 59. 21 . 010 and 1998 c 124 s 1 are each amended to read 6 as follows : 7 Unless the context clearly requires otherwise, the definitions in 8 this section apply throughout this chapter. 9 (1) "Director" means the director of the department of community, 10 trade, and economic development . 11 (2) "Department" means the department of community, trade, and 12 economic development . 13 (3) "Fund" means the mobile home park relocation fund established 14 under RCW 59 .21 . 050 . 15 (4) "Mobile home park" or !'park" means real property that is rented 16 or held out for rent to others for the placement of two or more mobile 17 homes for the primary purpose of production of income, except where the real property is rented or held out for rent for seasonal recreational *18 19 purpose only and is not intended for year-round occupancy. P. 1 2SSB 5354 .SL 1 (5) "Landlord" or "park-owner" means the owner of the mobile home 2 park that is being closed at the time relocation assistance is 3 provided. 4 (6) "Relocate" means to remove the mobile home from the mobile home 5 park being closed and to either reinstall it in another location or to 6 demolish it and purQhase another mobile/manufactured home constructed 7 to the standards set by the department of housing and urban 8 development . 9 (7) "Relocation assistance" means the monetary assistance provided 10 under this chapter. 11 Sec. 2 . RCW 59 .21. 021 and 1998 c 124 s 2 are each amended to read 12 as follows : 13 (1) If a mobile home park is closed or converted to another use 14 after December 31, 1995, eligible tenants shall be entitled to 15 assistance on a first-come, first-serve basis. The department shall 16 dive priority for distribution of relocation assistance to tenants 17 residing in parks that are closed as a result of Dark-owner fraud or as 18 a result of health and safety concerns as determined by the local board 19 of health. Payments shall be made upon the department' s verification &0 of eligibility, subject to the availability of remaining funds . 21 Eligibility for relocation assistance funds is limited to low-income 22 households . As used in this section "low-income household" means a 23 single Derson family, or unrelated persons living together whose 24 adju * d income is less than eighty percent of the median family 25 income, adjusted for household size for the county where the mobile or 26 manufactured home is located 27 (2) Assistance for closures occurring after December 31, 1995, is 28 limited to persons who maintain ownership of and relocate their mobile 29 home or who dispose of a home not relocatable to a new site . 30 (3) Persons who removed and disposed of their mobile home or 31 maintained ownership of and relocated their mobile homes are entitled 32 to reimbursement of actual relocation expenses up to seven thousand 33 dollars for a double-wide home and up to three thousand five hundred 34 dollars for a single-wide home. 35 (4) Any individual or organization may apply to receive funds from 36 the mobile home park relocation fund, for use in combination with funds 37 from public or private sources, toward relocation of tenants eligible •38 under this section. Funds received from the mobile home park 2SSB 5354 . SL p. 2 1 relocation fund shall only be used for relocation assistance expenses 2 or other mobile/manufactured home ownership expenses that include down payment assistance, if the owners are not planning to relocate their 4 mobile home as long as their original home is removed from the park. 5 NEW SECTION. Sec. 3 . A new section is added to chapter 59 .21 RCW 6 to read as follows: 7 (1) A one hundred dollar fee is imposed upon the purchaser on every 8 transfer of title issued under chapter 46 . 12 RCW on a mobile home one 9 year old or more where (a) the ownership of the mobile home changes; 10 and (b) the mobile home is located in a mobile home park. A transfer 11 of title does not include the addition or deletion of a spouse co-owner 12 or secured interest . 13 (2) Mobile homes with a sale price of less than five thousand 14 dollars are not subject to the fee imposed in subsection (1) of this 15 section. 16 (3) The department of licensing or its agents shall collect the fee 17 when processing an application for transfer of title. The fee 18 collected under this section shall be forwarded to the state treasurer 19 for deposit into the mobile home park relocation fund created in this 00 chapter. The department of licensing may deduct a percentage amount, 21 not to exceed two percent of the fees collected, for the collection 22 expenses incurred by the department of licensing. 23 (4) The department of licensing and the state treasurer may adopt 24 rules necessary to carry out this section. 25 Sec. 4. RCW 59.21. 050 and 1996 c 124 s 5 are each amended to read 26 as follows : 27 (1) The existence of the mobile home park relocation fund in the 28 custody of the state treasurer is affirmed. Expenditures from the fund 29 may be used only for relocation assistance awarded under this chapter. 30 Only the director or the director' s designee may authorize expenditures 31 from the fund. All relocation payments to tenants shall be made from 32 the fund. The fund is subject to allotment procedures under chapter 33 43 . 88 RCW, but no appropriation is required for expenditures. 34 (2) A park tenant is eligible for assistance under this chapter 35 only after an application is submitted by that tenant or an 36 organization acting on the tenant' s account under RCW 59 .21 . 021 (4) on 7 a form approved by the director which shall include: p. 3 2SSB 5354 .SL 1 (a) For those persons who maintained ownership of and relocated 02 their homes or removed their homes from the park: (i) A copy of the 3 notice from the park-owner, or other adequate proof, that the tenancy 4 is terminated due to closure of the park or its conversion to another 5 use; (ii) a copy of the rental agreement then in force, or other proof 6 that the applicant was a tenant at the time of notice of closure; (iii) 7 a copy of the contract for relocating the home which includes the date 8 of relocation, or other proof of actual relocation expenses incurred on 9 a date certain; and (iv) a statement of any other available assistance; 10 (b) For those persons who sold their homes and incurred no 11 relocation expenses: (i) A copy of the notice from the park-owner, or 12 other adequate proof, that the tenancy is terminated due to closure of 13 the park or its conversion to another use; (ii) a copy of the rental 14 agreement then in force, or other proof that the applicant was a tenant 15 at the time of notice of closure; and, (iii) a copy of the record of 16 title transfer issued by the department of licensing when the tenant 17 sold the home rather than relocate it due to park closure or 18 conversion. 19 (3) The department may deduct a percentage amount of the fee 20 collected under section 3 of this act not to exceed five percent of Is1 the fees received, for administration expenses incurred by the 22 department . 23 NEW SECTION, Sec. 5. This act takes effect January 1, 2003 . Passed the Senate March 11, 2002 . Passed the House March 8, 2002. Approved by the Governor March 29, 2002 . Filed in Office of Secretary of State March 29, 2002 . it 2SSB 5354 .SL p. 4 Page 1 of 1 SB 5354-S2 - DIGEST (+ (DIGEST AS PASSED LEGISLATURE) +} vides that the department shall give priority for dist ution of relocation assistance to tenants residing in parks that are closed as a result of park-owner fraud or as a result of health and safety concerns as determined by the local board of health. Declares that eligibility for relocation assistance funds is limited to low-income households. As used in this section, "low- income household" means a single person, family, or unrelated persons living together whose adjusted income is less than eighty percent of the median family income, adjusted for household size, for the county where the mobile or manufactured home is located. Provides that a one hundred dollar fee is imposed upon the purchaser on every transfer of title issued under chapter 46.12 RCW on a mobile home one year old or more where: (1) The ownership of the mobile home changes; and (2) The mobile home is located in a mobile home park. A transfer of title does not include the addition or deletion of a spouse co-owner or secured interest. Declares that mobile homes with a sale price of less than five thousand dollars are not subject to the fee imposed in this act. Requires the department of licensing or its agents to collect the fee when processing an application for transfer of title. The fee collected shall be forwarded to the state treasurer for deposit into the mobile home park relocation fund created in chapter 59.21 RCW. The department of licensing may deduct a percentage amount, not to exceed two percent of the fees collected, for the collection exp s incurred by the department of licensing. • http://www.leg.wa.gov/pub/billinfo/2001-02/Senate/5350-5374/5354-s2_dig_03292002.txt 4/4/02 Page 1 of 2 nX LLJ Sea unicipal Code Information retrieved January 31, 2002 3:41 PM Chapter 22.904 MOBILE HOMES AND MOBILE HOME PARKS SMC Sections: 22.904.010 Definitions. 22 .904.020 Enforcement authority. 22.904 .030 Existing mobile home parks. 22 .904 .040 Mobile home park license -- Fee and expiration. 22.904.050E License -- Late renewal fee. 22.904.060 License applications. 22.904 .070 + License revocation. 22.904.080 Filing of site plan. 22.904 .090 E Site plan requirements. 22.904.100 Approval of site and building plans. 22 110 _ Issuance of building permit. 22 120E Mobile home lot boundaries -- Placement of mobile homes. 22.904.130 Areas for independent and dependent mobile homes -- Driveways and walkways. 22.904 .140 Service buildings. 22.904.150 Toilet facilities. 22.904.160 ;. Laundry facilities. 22 . 904.170 Accessory buildings. 22 .904 .180 Storage lockers. 22.904.190 Water supply. 22.904.200 Water connections. 22 .904.210 "; Surface water drainage. 22 .904 .220 Sewage and waste water disposal. 22 .904.230 Sewer laterals. 22.904.240 Sewer line venting. 22.904.250 Outside lighting. 2 .260 ;E Sanitation. 22.704.270E Lighting. 22.904.280 Heating equipment in service buildings. http://clerk.ci.seattle.wa.us/scripts/nph-brs.exe?sl=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=Rv AGE... 1/31/02 -'age2oil 22.904.290 3E Hot water supp-Ly• 22.904.300 Sanitation of toilet facilities. 22.904.310 Garbage containers. 22 320 Capping of sewer connections. 22.904.330 `: Mobile home maintenance. 22.904.340 '3 Mobile home dwellings to be in mobile home park. 22.904.350E Location of mobile home on lot. 22.904.360 Permanent attachment -- Awnings. 22.904.370 ;`"*" Plumbing maintenance. 22.904 .38'0 '" Insanitary or unsafe mobile homes. ' 22.904.390 ':'" Violation -- Penalty. 22.904.400E Reservation of mobile home lots. 22.904.410 :: Eviction notices for change of use or closure of a mobile home park. 22.904.420 Relocation report and plan. 22.904.430 Certificate of completion of the relocation report and plan. 22.904.440 Notice of provisions. 22.904.450 Administration. 2 .460 � Penalties -- Sections 22.904.400 through 2 .470. 22.904.4700 Construction of language. Severability: Should any section, subsection, paragraph, sentence, clause or phrase of this chapter be declared unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of this chapter. (Ord. 89715 Section 7.030, 1960.) Section 3 of Ordinance 115183 reads as follows: Severability. The provisions of this ordinance [Sections 22.904.400 0 through 22.904.470 subdivision, section or portion of this ordinance, or the invalidity of the application thereof ordinance, or the validity of its application to other persons, owners or circumstances. deF BUZ 1+dEF1 hie FNII[M &hiE L±t!Ffl41[�1F2O1[i1RFx1ffl -0 http://clerk.ci.seattle.wa.us/scripts/nph-brs.exe?sl=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 Wage . of . ® }hE 3hee �he '�. �0 ��. � •� Sea InforMunicipal Cade Information retrieved January 31, 2002 3:49 PM SMC 22.904.040 Mobile home park license -- Fee and expiration. It is unlawful to operate a mobile home park without a valid and subsisting mobile home park license which shall be posted in a conspicuous place in the office thereof at all times. The fee for such license shall be Fifty-five Dollars ($55.00) , plus Twelve Dollars and Fifty Cents ($12.50) per year for each mobile home lot therein in excess of ten (10) . The fee for any such license issued during the last six (6) months of the license year shall be one- half (1/2) the annual fee. Mobile home park licenses shall expire at midnight July 31st of each year, and applications for renewal shall be made at least thirty (30) days prior to expiration. (Ord. 118395 Section 21, 1996: Ord. 116467 Section 1, 1992: Ord. 113183 Section 1, 1986: Ord. 110892 Section 1, 1982: Ord. 106063 Section 17, 1976: Ord. 99749 Section 1, 1971: Ord. 89715 Section 2.010, 1960.) Link to Recent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to , but is not guaranteed to provide comprehensive information about related recent ordinances. For more inW on, contact the Seattle City Clerk's Office at 206-684-5707, or by e-mail at clerk@ci.seattle.wa.us) Sheeh eF . a© �' ':. NONE i http://clerk.ci.seattle.wa.us/—scripts/nph-brs.exe?s 1=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 Page 1 of 1 ® he. She Nh eF '� Sea unicipal Code Information retrieved January 31, 2002 3:49 PM SMC 22.904.360 Permanent attachment -- Awnings. Mobile homes shall not be permanently attached to any building, or to the ground, nor shall they be made stationary by removal of the wheels or otherwise. Mobile home awnings shall be noncombustible, and shall be open on at least two (2) sides. (Ord. 89715 Section 6.040, 1960.) Link to Recent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to users, but is not guaranteed to provide comprehensive information about related recent ordinances. For more information, contact the Seattle City Clerk's ice at 206-684-5707, or by e-mail at clerk@ci.seattle.wa.us) hie nee `'\ a I' • �`.- http://clerk.ci.seattle.wa.us/—scripts/nph-brs.exe?s 1=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 Page 1 of 1 Seat unicipal Code Information retrieved January 31, 2002 3:47 PM SMC 22.904.400 Reservation of mobile home lots. All mobile home park lots shall be reserved for use by mobile homes. No recreational vehicle may displace or replace a mobile home in any mobile home lot; provided, that nothing in this chapter shall be construed to require displacement of any recreational vehicle occupying a mobile home lot on the effective date of the ordinance codified herein; (Note 1) and further provided, that when a mobile home lot becomes vacant for any reason, it may not be occupied by a recreational vehicle unless the vacant mobile home lot, because of its size, irregular configuration, or inadequate utilities or facilities, cannot accommodate a mobile home. (Ord. 115183 Section 2 (part) , 1990.) 1. Editor's Note: Ordinance 115183 was passed by the City Council on July 9, 1990. Link to Recent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to uaft but is not guaranteed to provide comprehensive information about related recent ordinances. For more infdWion, contact the Seattle City Clerk's Office at 206-684-5707, or by e-mail at clerk@ci.seattle.wa.us) EMUhdt.Ae e h01A ❑1 ❑R❑ hq://clerk.ci.seattle.wa.us/—scripts/nph-brs.exe?s 1=22.904&s2=&S3=&S ect4=AND&1=20&Sect 1=IMAGE... 1/31/02 . Page 1 of 1 919 hie &hie • t1S}3 NFRX[GO19 /ram Sea Municipal Code o In rmation retrieved January 31 .f , 2002 3:41 PM SMC 22.904.410 Eviction notices for change of use or closure of a mobile home park. A. Before a mobile home park owner may issue eviction notices pursuant to a closure or change of use under RCW Chapter 59.21, the mobile home park owner must first submit to the Department of Construction and Land Use a relocation report and plan that meets the requirements of Section 22.904.420 0 . If applying for a change of use, the mobile home park owner shall submit the relocation report and plan together with the master use permit application. Once the Director of Construction and Land Use determines that the relocation report and plan meets the requirements of Section 22 .904.420 the Director shall stamp his or her approval on the relocation report and plan and return a copy of the approved plan to the mobile home park owner. If the Director of Construction and Land Use determines that the relocation report and plan does not meet the requirements of Section 22.904.420 0 , the Director may require the mobile home park owner to amend or supplement the relocation report and plan as necessary to comply with this cha, r before approving it. B. sooner than upon approval of the relocation report and plan, the owner of the mobile home park may issue the twelve (12) month eviction notice to the mobile home park tenants. The eviction notice shall comply with RCW 59.20.080 and RCW 59.21.030. No mobile home park tenant who rents the mobile home in which he or she resides may be evicted until the twelve (12) month notice period expires, except for good cause as defined in SMC Section 22.206.160 0 . No mobile home owner who rents a mobile home lot may be evicted until the twelve (12) month notice period expires, except pursuant to the State Mobile Home Landlord-Tenant Act, RCW Chapter 59.20 . (Ord. 115183 Section 2 (part) , 1990.) Link to Recent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to users, but is not guaranteed to provide comprehensive information about related recent ordinances. For more information, contact the Seattle City Clerk's Office at 206-684-+5707, or by e-mail at clerk@ci.seattle.wa.us) EDEEka'ge-1he http://clerk.ci.seattle.wa.us/scripts/nph-brs.exe?s 1=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 clage o. 1 SeaUI&Municipal Code Information retrieved January 31, 2002 3:42 PM Informa rY SMC 22.904.420 Relocation report and plan. A. The relocation report and plan shall describe how the mobile home park owner intends to comply with RCW Chapters 59.20 and 59.21, relating to mobile home relocation assistance, and with Sections 22.904.400 through 22.904.480ryM of this chapter. The relocation report and plan must provide that the mobile home park owner will assist each mobile home park tenant household to relocate; in addition to making State-required relocation payments, such assistance must include providing tenants an inventory of relocation resources, referring tenants to alterna- tive public and private subsidized housing resources, helping tenants obtain and complete the necessary application forms for State-required relocation assistance; and helping tenants to move the mobile homes from the mobile home park. Further, the relocation report and plan shall contain the following information: 1. The name, address, and family composition for each mobile home park tenant household; 2. 1* condition, size, ownership status and probable mobility of mobile home occupying a mobile home lot; 3. Copies of all lease or rental agreement forms the mobile home park owner used both before and during the change of use or closure process; 4. To the extent mobile home park tenants voluntarily make such information available, a confidential listing of current monthly housing costs, including rent or mortgage payments and utilities, for each mobile home park tenant household; 5. To the extent mobile home park tenants voluntarily make such information available, a confidential listing of net annual income for each mobile home park tenant household; 6. Specific actions the mobile home park owner will take to assist each mobile home park tenant household to relocate, in addition to making State-required relocation payments to mobile home owners; 7. An inventory of relocation resources, including available mobile home spaces in King, Snohomish, Kitsap and Pierce Counties; 8. tions the mobile home park owner will take to refer mobile hork tenants to alternative public and private subsidized hoMXg resources; 9. Actions the mobile home park owner will take to assist mobile home park tenants to move the mobile homes from the mobile home http://clerk.ci.seattle.wa.us/—scripts/nph-brs.exe?s 1=22.904&s2=&S3=&Sect4=AND&1=20&Sect1=IMAGE... 1/31/02 age L o e park; and 10. Other actions the owner will take to minimize the hardship mobile home park tenant households suffer as a result of the cl a or conversion of the mobile home park. B. . e Director of Construction and Land Use may require the mobile home park owner to designate a Relocation Coordinator to administer the provisions of the relocation report and plan and work with the mobile home park tenants and the Department of Construction and Land Use and other City and State offices to ensure compliance with the relocation report and plan and with state laws governing mobile home park relocation assistance, eviction notification, and landlord/tenant responsibilities. C. The owner shall make available to any mobile home park tenant residing in the mobile home park copies of the proposed relocation report and plan, with confidential information deleted. Once the Director of Construction and Land Use approves the relocation report and plan, a copy of the approved relocation report and plan shall be delivered to each mobile home park tenant with the required twelve (12) month eviction notice. D. The mobile home park owner shall update the information required under this section to include any change of circumstances occurring after submission of the relocation report and plan that affects the relocation report and plan's implementation. (Ord. 115183 Section 2 (part) , 1990.) L45 Recent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to users, but is not guaranteed to provide comprehensive information about related recent ordinances. For more information, contact the Seattle City Clerk's Office at 206-684-5707, or by e-mail at clerk@ci.seattle.wa.us) abE MEIli.1 h e. 3.h a TheeFmO A' ! a IMOA121 http://clerk.ci.seattle.wa.us/--scripts/nph-brs.exe?sl=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 Page 1 of 1 Lees" Sea Municipal Code Informat �7'ion retrieved January 31, 2002 3:46 PM SMC 22.904.430 Certificate of completion of the relocation report and plan. No mobile home park owner may close a mobile home park or establish a change of use of a mobile home park until the mobile home park owner obtains a certificate of completion from the Department of Construction and Land Use. The Director of Construction and Land Use shall issue a certificate of compliance only if satisfied that the owner has complied with the provisions of an approved relocation report and plan, with eviction notice requirements of RCW 59.20.080 and 59.21.030, with relocation assistance requirements of RCW 59.21.020, and any additional requirements imposed in connection with a master use permit application. (Ord. 115183 Section 2 (part) , 1990. ) Link to Recent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to users, but is not guaranteed to provide comprehensive information about related recent ordinances. For more Las contact the Seattle City Clerk's office at 206-684-5707, or by a-mail at clerk@ci.seattle.wa.us) hie http://clerk.ci.seattl6.wa.us/scripts/nph-brs.exe?s 1=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 Seat unicipal Code Information retrieved January 31, 2002 3:46 PM SXC 22.904.440 Notice of provisions. It is unlawful to sell, lease or rent any mobile home or mobile home park rental space without advising the prospective purchaser, lessee, or renter, in writing, of the provisions of Sections 22 .904.400 M through 22.904.460 of this chapter. (Ord. 115183 Section 2 (part) , 1990.) Link to Recent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to users, but is not guaranteed to provide comprehensive information about related recent ordinances. For more information, contact the Seattle City Clerk's Office at 206-684-5707, or by e-mail at clerk@ci.seattle.wa.us) ® hdbE e. She Labi at hie. Ltl PERU] http://clerk.ci.seattle.wa.us/scripts/nph-brs.exe?sl=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 =age u, . 3eatunicipal Code Information retrieved January 31, 2002 3:47 PM SMC 22.904.450 Administration. The Director of Construction and Land Use shall administer and enforce Sections 22.904.400 MI through 22.904.460M of this chapter and is authorized to adopt rules and regulations consistent with and necessary to carry out these sections. Whenever an owner or an owner's agent fails to comply with the provisions of Sections 22.904.400[0 through 22.904.470 0 , the Director of Construction and Land Use may deny or revoke a master use permit and/or other permits or approvals, or may, in his or her discretion, condition any permit upon the owner's successful completion of remedial actions that the Director of Construction and Land Use deems necessary to carry out the purposesVof Sections 22.904.4000 through 22.904.4600. (Ord. 115183 Section 2 (part) , 1990.) Lin ecent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to us , but is not guaranteed to provide comprehensive information about related recent ordinances. For more information, contact the Seattle City Clerk's Office at 206-6/84,.-,5707, or M e-mail at clerk@ci.seattle.wa.us) Mat hie MEIN 3.1hie his ' http://clerk.ci.seattle.wa.us/scripts/nph-brs.exe?sl=22.904&s2=&S3=&Sect4=AND&1=20&Sectl=IMAGE... 1/31/02 Page 1 of 1 Lq® h eF Sh 31 ehie f ' 14 ©FmIgliq ■ Seatunicipal Code Information retrieved January 31, 2002 3:45 PM SMC 22.904.460 Penalties -- Sections 22.904.400reoM through 22.904.470 . In addition to any other sanction or remedial measure imposed under this chapter, any person who fails to comply with any provision of Sections 22.904.4000 through 22.904.470 0 or any notice, decision or order issued by the Director of Construction and Land Use pursuant to Sections 22.904.4000 through 22.904.470 shall be subject to a cumulative civil penalty in the amount of Five Hundred Dollars ($500.00) per day for each day of noncompliance, measured from the date set for compliance until the person complies with the notice, decision or order, as determined by the Director of Construction and Land Use. The Director of Construction and Land Use shall notify the City Attorney in writ- ing of the name of any person subject to the penalty, and shall assist the City Attorney to collect the penalty. (Ord. 115183 Section 2 (part) , 1990.) Link to ecent ordinances passed since 6130101 which may amend this section. (Note: this feature is provided as an aid to users, but is not guaranteed to provide comprehensive information about related recent ordinances. For more information, contact the Seattle City Clerk's Office at 206-684-5707, or rb�y e-mail at clerk@ci.seattle.wa.us) abl® d r hee snene' 1\ r' r hftp://clerk.ci.seattle.wa.us/—scripts/nph-brs.exe?sl=22.904&s2=&S3=&Sect4=AND&1=20&Sect 1=IMAGE... 1/31/02 C 10/01 Being revised by DCLU staff R City of Seattle Department of Design,C°nstru and MEMO ��� CLIENT ASSISTANCE Seattle's Tenant Who is eligible for relocation assistance? Tenants are eligible for relocation assistance payments Relocation Assistance of$2,132 if they qualify as low income, defined as having a family income of no more than 50 percent of Ordinance the King County median income. The property owner is responsible for paying half of the relocation assis- October2001 tance, $1,066; the City pays the other half. What is the Tenant Relocation Assistance How long does it take to get a license? Ordinance? It usually takes at least four to five months to obtain a license. The owner must provide tenants with program This is an ordinance enacted by the Seattle City information and notice of the project. Tenants have 30 Council on June 25,1990,which provides benefits for days to apply for relocation assistance. After DCLU residential tenants who will be displaced by housing evaluates eligibility,a 90-day notice to all tenants is demolition,substantial rehabilitation,change of use or required to be issued and to expire before aTenant removal of use restrictions on assisted housing. Relocation License can be issued,regardless of Benefits include payment of relocation assistance to whether tenants are eligible for relocation assistance low income tenants and advance notice of the planned payments. Program forms are provided by the City development. and there are specific procedures which must be followed;these are explained in the license application Who is affected? materials. The ordinance affects owners of residential property occupied by a tenant if that tenant will have to move How to Apply for a Relocation License because of any of the actions listed above. The Department of Design,Construction and Land Use To apply for a Tenant Relocation License,visit DCLU's (DCLU)cannot issue any permits for housing demoli- property Owner and Tenance Assistance unit,located tion,change of use or substantial rehabilitation unless. on the 19th floor of Key Tower at 700 Fifth Avenue,or requirements of the ordinance are met. call(206)684-7979,(206)684-7867,or(206)386-9733. Please bring the property legal description,DCLU What is required? project number,and a list of tenants'names and Owners of property slated for redevelopment or telephone numbers when applying for a license. rehabilitation must obtain aTenant Relocation License from DCLU before any master use,demolition or REMEMBER: NO permit can be issued by DCLU if the building permit will be issued. Application for a work it involves will displace tenants UNLESS a Tenant license is required at the same time as application for Relocation License has been obtained. To avoid project permits. Obtaining a license requires providing delays in your project,find out if you need a license notice and income eligibility forms to tenants. and apply right away if you do. PLEASE NOTE: DCLU public information documents should not be used as substitutes for codes and regulations. Dews of your situation should be reviewed for specific compliance by DCLU staff. is Department of Design, Construction and Land Use • R. F. Krochalis, Director • Paul Schell, Mayor Key Tower,700 Fifth Avenue.Suite 2000,Seattle,WA 98104-5070 WERE ON THE WEB! www.cityofseattle.net/dclu DCLU complies wlfh Meted on 50 perce t recycled paper with 20t percent posons for t-fe with s provided on request. consumer 17ber. Client Assistance Memo#609--Seattle's Tenant Relocation Assistance Ordinance page 2 Tenant Relocation License 77 Application to DCLU for rental housing Expiration of Use demolition Restriction on change of use Assisted Housing major rehab Application to DCLU for Tenant Relocation License 30 day maximum Owner delivers Information and Eligibility forms to Tenants 30 days with possible extension IF Tenants return eligibility forms to DCLU 15 day maximum Eligibility Hearing Examiner 10-day app eal period Determination Appeal Notice to Tenants and Owner no 30 day yes yes no maximum Eligible Not Eligible <50%of >500/0 of County median County median Income income Owner pays $1066.001household Ownerissues to DCLU 90-day notice to tenants Eligible tenant 90 days applies to DCLU LICENSE for Payment ISSUED Payment made by DCLU Eligible tenant Non-eligible tenant required to vacate by required to vacate after end of 90-day period separate termination notice w SEATAC MUNICIPAL CODE — 15.24.040 Public Benefits and Density Incentives A. The public benefits eligible to earn increased densities, and the maximum incentive to be earned by each benefit, are set forth in subsection (C) of this section. For residential developments the density incentive is expressed as bonus dwelling units (or fractions of dwelling units) earned per level of public benefit provided. For commercial or industrial projects, the incentive is expressed as an increase in the allowed lot coverage, or a reduction in the required landscaping/parking. B. Residential development in the UL, UM, and UH zones with property-specific development standards pursuant to Chapter 15.18 SMC, which require any public benefit enumerated in this chapter, shall be eligible to earn bonus dwelling units set forth in subsection (C) of this section by complying with the property- specified standards when the public benefits provided exceed the basic development standards of this title. If the basic standards are modified through the application of a special district overlay, bonus points may be earned if the development provides public benefits exceeding corresponding standards of the special district overlay. C. The following are the public benefits eligible to earn density incentives or reduced development standards through RDI/CDI review: BENEFIT DENSITY INCENTIVE AFFORDABLE HOUSING A. Rental housing permanently priced to serve non-elderly, low-income households (no greater than 30% of gross income for 1.5 bonus units per benefit unit, up to a households at or below 50% of King County maximum of 30 low-income units per five median income, adjusted for household (5) acres of site area; projects on sites of size). A covenant on the site that specifies less than five (5) acres shall be limited to he income level being served, rent levels 30 low-income units. and requirements for reporting to the City or authorized housing agency shall be recorded at final approval. B. Rental housing designed and permanently priced to serve low-income senior citizens (i.e., no greater than 30% of ross income for one (1) or two (2) person 1.5 bonus units per benefit unit, up to a households, one (1) member of which is 62 maximum of 60 low-income units per five ears of age or older, with incomes at or (5) acres of site area; projects on sites of below 50% of King County median income, less than five (5) acres shall be limited to adjusted for household size). A covenant on 60 low-income units. he site that specifies the income level being served, rent levels and requirements or reporting to the City or authorized n housing agency shall be recorded before final approval. _ C. Moderate income housing reserved for income- and asset-qualified home buyers (total household income at or below 80% of King County median, adjusted for .75 bonus units per benefit unit. Must household size). Benefit units shall be report to the City or authorized housing limited to owner-occupied housing with agency on both buyer eligibility and prices restricted based on typical housing prices. underwriting ratios and other lending standards, and with no restriction placed on resale. Final approval conditions shall specify requirements for reporting. D. Moderate income housing reserved for income- and asset-qualified home buyers (total household income at or below 80% of King County median, adjusted for household size). Benefit units shall be limited to owner-occupied housing, with prices restricted, based on typical 1.0 bonus units per benefit unit. underwriting ratios and other lending standards, with a 15-year restriction placed n resale. Final approval conditions shall specify requirements for reporting to City or authorized housing agency on both buyer eligibility and housing prices. E. Benefit units consisting of moderate income housing reserved for income- and asset-qualified home buyers (total household income at or below 80% of King County median, adjusted for household size). Benefit units shall be limited to caner-occupied housing, with prices restricted to same income group, based on 1.5 bonus units per benefit unit. typical underwriting ratios and other lending standards for 30 years from date of first ale. A covenant on the site that specifies he income level and other aspects of buyer eligibility, price levels and requirements for reporting to the City or authorized housing agency shall be recorded at final approval. F. Mobile home park space or pad reserved or the relocation of an insignia or non- 1 bonus unit per benefit unit. insignia mobile home that has been or will be displaced due to closure of a mobile 2 home park located within the City. PARK-SITES For an RDI, .5 bonus units per acre-of park A. Dedication of park site or trail right-of- area exceeding the minimum requirements ay meeting City location and size f Chapter 15.19 SMC for on-site standards for neighborhood, community or recreation space, computed on the number f dwelling units permitted by the site's regional park, and accepted by the City. base density. .75 bonus units per acre of park improvements. If the applicant is B. Improvement of dedicated park site to dedicating the site of the improvements, City standards for developed parks. he bonus units earned by improvements shall be added to the bonus units earned by dedication. 5% increase of site density/coverage for CDI site. C. Creation of open space/park for general 5% increase in site coverage and reduce public and employees in a commercial parking landscaping by 5%. development. D. Enhanced pedestrian elements in the commercial development (i.e., mode separations between Reduce overall parking and landscaping bicyclelauto/pedest(an; pedestrian requirements by 5%. corridors; service/retail outlets for employees/citizens). HISTORIC PRESERVATION A. Dedication of a site containing a historic For an RDI site, .5 bonus units per acre of landmark to the City or a qualifying non- historic site for an RDI site. profit organization capable of restoring 10% increase of site density/coverage for a and/or maintaining the premises to DI site. standards set by the City in SMC 15,21,110. B. Restoration of a site or structure .5 bonus units per acre of site for an RDI designated as a historic landmark in site, or 1,000 square feet of floor area of accordance to City standards. Specific building. architectural or site plan layout, approved 10% increase site density/coverage for a by the City. CDI site. ENERGY CONSERVATION A. Incorporation of conservation features in he construction of all on-site dwelling units heated by electricity that save at least 20% f space heat energy use from the .15 bonus units per base unit that achieves maximum permitted by the Northwest the required savings. Energy Code, as amended. No more than 500X0 of the required savings may result rom the installation of heat pumps. None of he required savings shall be achieved by 3 reduction of glazing area below 15% of floor area. Energy use shall be expressed as _ allowable energy load per square foot or as total transmittance (UA). B. Incorporation of conservation features in he construction of all on-site dwelling units heated by natural gas, or other non-electric heat source, that save at least 25% of space heat energy use from the maximum permitted by the Northwest Energy Code, .10 bonus units per base unit that achieves as amended. None of the required savings the required savings. shall be achieved by reduction of glazing area below 15% of floor area. Energy use hall be expressed as allowable energy load per square foot or as total transmittance (UA). NOTE: When proposed energy conservation bonus units of this section are reviewed in conjunction with a subdivision or a short subdivision, the applicant shall provide data and calculations for a typical house of the type to be built in the development that demonstrates to the City's satisfaction how the required savings will be achieved. A condition of approval shall be recorded with the plat and shown on the title of each lot specifying the required energy savings that must be achieved in the construction of the welling unit. The plat notation shall also specify that the savings shall be based on the energy code in effect at the time of preliminary plat application. ECONOMIC REDEVELOPMENT A. Creation of a pedestrian-oriented ore/frontage that incorporates an element of High Capacity Transit (HCT) or the Any one or a combination of the three Personal Regional/Rapid Transit (PRT). noted benefits qualifies for: 15% increase B. Orientation of buildings to street frontage in site density/coverage and a 10% with parking to the rear or side of the reduction in required parking spaces. development site, if not otherwise required. C. Construction of a HCT/PRT component hat will benefit the site and the City's ransportation infrastructure. (Ord. 95-1016 § 27; Ord. 93-1036 § 16; Ord. 92-1041 § 1) 4 SEATAC MUNICIPAL CODE — MHP Relocation Assistance 15.13.110(2)(C)(vi) 15.13.110 Special Standards for the CB-C, ABC, UH-UCR and OlCM Zones The following special standards are intended to promote integrated development and pedestrian-oriented design within the highest intensity/density areas of the City. A. Standards Common to the CB-C, ABC, UH-UCR and O/CM Zones. The following standards will apply to properties, except within the City Center, zoned community business that are located in the urban center (CB-C) as defined in SMC 15.10.660 and delineated on the City of SeaTac Official Zoning Map, and to all properties zoned aviation business center(ABC), office/commercial medium (O/CM), and urban high-urban center residential (UH-UCR). See Chapter 15.35 SMC for special standards specific to the City Center. 1. Sign Standards. In addition to sign standards of Chapter 15.16 SMC for commercial or multi-family residential zones, the following special sign standards shall apply: For buildings with less than a five (5)foot setback, awnings shall be allowed to extend two (2) feet into the sidewalk areas of fully improved street rights-of-way. Awnings shall be constructed at a height that does not hamper pedestrian traffic (minimum height of eight (8) feet and a maximum height of twelve (12) feet). 2. Maximum Lot Coverage. Lot coverage standards as stated in the zone standards chart (SMC 15.13.010), subject to the following restrictions and incentives: a. Landscaping required by the code may not be counted toward the open space requirement; b. Land dedicated to the City without compensation for public rights-of-way and public transit may be included in calculating total land area for the purpose of determining maximum lot coverage; c. Upon finding that the request for lot coverage bonuses meet the purpose of the zone, the Planning Commission shall recommend to the City Council whether or not to accept the benefit option. The benefit options include the following: i. Park Fund. A lot coverage bonus up to three percent (3%) may be granted upon contribution of five thousand dollars ($5,000) per acre of land developed. For the purpose of this bonus, per acre of land shall be determined as total parcel area minus any portions of the property that may be constrained due to wetlands, steep slopes, etc. Land may be dedicated to the City for the purpose of parks and/or open space in lieu of payment. Payments may be phased over a five (5) year period with a ten percent (10%) surcharge on all phased payments. Proof of payment or method of payment must be approved prior to the issuance of a building permit. Funds will be administered by the Department of Planning and Community Development and must be spent on projects consistent with an adopted City Parks and Recreation Plan. ii. Child Care. A lot coverage bonus up to five percent (5%) may be granted for development which provides child care facilities for employees. The facility shall be available to all employees of the development in conformance with the State Department of Social and Health Services requirements. A cooperatively managed child care facility established and run by employees is allowed. iii. Art Exhibit Area. A lot coverage bonus of one percent (1%) may be granted for each one thousand (1,000) square feet designated for an outdoor art exhibit. A minimum of two thousand (2,000) square feet for exhibiting art must be granted in order to use this option. A maximum bonus of three percent (3%) may be established upon recommendation by the Planning Commission. The art exhibit areas must be established in building and site plans that are submitted for permits. The art exhibit must be easily accessible to the general public. iv. Transit Center. A lot coverage bonus up to ten percent (10%) may be granted for property dedicated for a transit center. Land donated shall be transferred to and accepted by the local agency and transit operator who will be responsible for development of the transit center site. Proof of an acceptable site must be furnished at the time of submittal of the permit applications. Land area dedicated may be included to determine the maximum lot coverage for the development. v. Structured Parking. A lot coverage bonus up to five percent (5%) may be granted for projects that include a parking structure with a minimum of two hundred seventy-five (275) stalls. vi. Mobile Home Relocation Assistance. A lot coverage bonus up to ten percent 00%) shall be granted for redevelopment projects that provide relocation assistance to residents of mobile home parks consistent with an approved relocation plan. The City shall include any lot coverage bonus as part of an approved relocation plan. 95-1028 § 91 Ord 95 1016 § 50; Ord. 96 1012 § 1; Ord. 92-1041 § )2 § 2; Ord. 2 SEATAC MUNICIPAL CODE — MHP Relocation Standards 15.26.070 Mobile Home Park Relocation Standards At such time as the owner of a mobile home park determines to close a mobile home park, or any portion thereof, or to change the use of the land on which a mobile home park is located, or any portion thereof, including conversion to a mobile home park subdivision, condominium or cooperative as discussed below, but prior to the date on which the owner gives notice to tenants of the change of land use pursuant to RCW 59.20.080(1)(e), the owner shall submit to the City a mobile home park relocation plan covering the park or portion of the park for which a change is proposed. In the case of conversion to a mobile home park subdivision, condominium or cooperative, a relocation plan shall be required if and only if purchase of a share is necessary to remain in the park; in such cases, the relocation plan shall be required only for tenants who are not purchasing a share and would be displaced by the conversion. Once the plan is approved in accordance with this section, the City shall issue a certificate of approval to the mobile home park owner. The mobile home relocation plan shall comply with the standards and procedures contained in this section. If an eminent domain action of a federal, state or local agency causes closure of a mobile home park and the procedures set forth in the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act, 42 U.S.C. 4601 et seq., and the regulations of 49 CFR Part 24 or the Relocation Assistance — Real Property Acquisition Policy Act of Chapter 8.26 RCW and the regulations of Chapter 468-100 WAC are followed, the requirements of those acts and regulations will supersede the requirements of this section and the standards contained herein. If a condemnation action of the City causes closure of a mobile home park,the City will be responsible for fulfilling the requirements of the standards contained herein and may provide additional relocation assistance in accordance with the provisions of the state act and regulations. If the City chooses to follow portions of the state act and the Director of Planning and Community Development determines that there is a conflict or redundancy between the portions of the state act and regulations being followed by the City, and the standards contained herein, the state act shall take precedence in such areas of conflict or redundancy. If the state act is followed in all respects, such act will supersede the requirements of this section and the standards contained herein. A. Required Elements of the Mobile Home Park Relocation Plan. The mobile home relocation plan shall include the following required elements: 1. Inventory. An inventory of park tenants and their mobile homes shall be iprepared in a format established by the Department of Planning and Community Development (hereinafter referred to as the "department").The purpose of the inventory is to provide data for the State Environmental Policy Act (Chapter 43.21C RCW) checklist (hereinafter referred to as the "SEPA checklist"), which will analyze the impact of the park closure, and to establish a basis for identifying relocation/mitigation options. The inventory shall include: a. An inventory of park tenants (to include information as to age, income, number of years in the park); b. An inventory of the age and conditions of the mobile homes; and c. Costs of pad rental, park utility fees and other charges, personal utilities, insurance, personal property taxes, and mobile home security interests, if applicable. The inventory request form shall clearly state to tenants that disclosure of age, income and housing cost information is voluntary, and that the purpose of requesting the information is to assess the impact of the proposed closure and the applicability of low-income housing assistance programs. If provided, this information shall be treated in a confidential manner and shall be made public only in statistical summary format. 2. Environmental Conditions. An analysis of environmental conditions in the park shall be conducted. The analysis shall include noise levels and other environmental factors affecting the suitability of the park for various land uses, including mobile homes, other residential uses, and commercial uses. This information will be used to prepare the SEPA determination of environmental impacts of the proposed action. Noise measurements shall be taken on site by the property owner using an approved noise meter. 3. Options. A list of relocation options shall be prepared, including: a. A list of vacant mobile home park spaces in King and Pierce Counties, together with a description of each park's amenities, restrictions, rental rates and other costs charged; b. A list of low cost apartments or other low cost housing options in King County; c. Information from banks concerning first-time home buyer programs; d. Information from the county or nonprofit entities concerning relocation park options; and e. Information from the Port of Seattle regarding the process for obtaining Port noise mitigation funds and "advisory assistance," if applicable, including a 2 statement of whether or not the owner intends to participate in any available program and pass noise mitigation funds to tenants. _ 4. Choices. A statement of housing preference, based on the available options, shall be gathered from each mobile home tenant. The list of each participating tenant's preference shall provide a basis for tenants to coordinate their preferences with others in the park and with the available opportunities. 5. Anticipated Timing. The mobile home park owner shall provide a statement of anticipated timing for park closure. 6. Coordination Plans or Actions. The mobile home park owner shall provide a statement of any coordination plans or actions in addition to those stated above that the park owner intends to take in order to minimize the impacts of park closure on the tenants. The relocation plan shall identify an official relocation plan contact. The contact shall be responsible for providing the required relocation information to tenants and status information to the City. B. Required Process. The timing and preparation of the mobile home relocation plan shall comply with the following process: 1. The owner of the park shall initiate a preapplication meeting with the department to clarify the requirements of the relocation plan. If applicable, the applicant shall also meet with Port of Seattle staff to determine if relocation assistance is available. 2. The owner of the park shall notify, in writing, all affected park tenants and the department that the owner is beginning the process of preparing a mobile home relocation plan. In such notification, the department shall schedule a meeting with tenants to inform them of the owner's proposal for the property, the requirements of the mobile home relocation standards, as contained herein, and the proposed timeline for the process. 3. The mobile home park owner shall prepare a relocation plan, pursuant to the requirements of subsection (A) of this section. 4. The mobile home park owner shall complete a SEPA checklist for the relocation plan. A copy of the SEPA checklist shall be sent to each tenant of the mobile home park. If the owner is proposing to redevelop the site, the owner may choose to have the site plan for the new development evaluated for environmental impacts concurrently with the relocation plan. If this option is chosen, the owner shall submit a site plan along with the SEPA checklist and relocation plan. 5. The department shall review the relocation plan to ensure compliance with the requirements of subsection (A) of this section. If it is determined that the 3 requirements have not been met, the department shall notify the mobile home park owner in writing of the identified deficiencies. The owner shall revise the plan to correct all of the identified deficiencies before resubmitting it to the City. 6. Once it is determined that the requirements of subsection (A) of this section have been met, the Director of the department shall issue a decision on the relocation plan based on the impacts of the proposed action. The decision may be to approve, deny, or require modification of the relocation plan. If the relocation plan is approved, the Director shall issue a certificate of approval. 7. The decision of the Director is appealable to the Hearing Examiner, in accordance with the procedures of SMC 15.22.065. If the decision is appealed, the relocation plan process as set forth herein shall automatically be stayed until the appeal is resolved. 8. If approved, the relocation plan shall be delivered to all tenants by the mobile home park owner prior to or coincident with the minimum twelve (12) month notice of intent to close the park. The relocation plan shall be valid for delivery to tenants for three (3) months from the date of approval. If the relocation plan is not delivered in this time frame, or if park closure does not occur within two (2) years of approval of the plan, preparation of a new or updated plan may be required by the City. . 9. The mobile home park owner shall provide to the City a statement confirming that all requirements of Chapter 59.23 RCW, if applicable, including notice and first right of refusal of tenants to purchase the park have been followed. 10. The park owner shall submit to the City a report on the relocation process which shall include: (a) a list of tenants remaining in the park, by space or address (rent roll); and (b) spaces which have been vacated together with a description of the destination of vacating tenants and the type of housing obtained. The report shall be submitted monthly, or more frequently if requested by the department, until the park is vacant. 11. Once the relocation plan has been deemed by the Director to be satisfactorily implemented, the City shall issue a certificate of satisfactory completion. The mobile home park shall not be closed prior to the issuance of said certificate. The relocation plan shall be deemed to be satisfactorily implemented when the plan stated actions have been implemented and when all tenants have relocated. . C. Alternative Plan and Process. If the owner of a mobile home park negotiates a relocation agreement with tenants to the satisfaction of such tenants,the agreement, signed by all affected tenants, shall be submitted to the City in lieu of the relocation plan and process of subsections (A) and (B) of this section. The following process shall then apply: • 4 r 1. The City Attorney shall review the agreement and attest to its legality as to form. _ 2. The requirement of RCW 59.20.080(1)(e)with respect to a twelve (12) month notice of land use change must still be met. However, if all tenants have satisfactorily relocated prior to the statutory twelve (12) month period, the park, or portion thereof, may be closed sooner. 3. Once the agreement has been determined to address the needs of the tenants, the Director shall issue a certificate of approval. 4. The owner shall submit monthly reports in accordance with subsection (13)(10) of this section. 5. After all tenants have moved from the park, the Director shall issue a certificate of satisfactory completion and the park may be closed. (Ord. 97-1004 § 1) • 5 Mobile home park 0 residents breathe A easier these days By CHERYL MURFIN The 44-space park is the first in valley Daily News the state to be bought by a non-profit SKYWAY-Unlike thousands of agency.It is also one of only a hand- oihers living in manufactured fulof buyouts nationwide to use fed- - homes. residents of Vue Mobile eral HOME funds. Home Park can stop worrying that it State officials and Preservationists [;right be sold to someone with a leaders hope it won't be the last. mare lucrative use for the land. "This is a really important option This month the park was pur- considering the fact that so many chased by Manufactured Housing parks are being sold." Mendizabal Community Preservationists,a non- said. With the community trust, profit croup intent on keeping -the park owner gets fair compensa- mobile home parks an affordable tion and residents get to stay where housing option for low-income fam. they are." ilies and senior citizens. Mobile home communities are an ..Quite a few residents have lived important option for senior citizens, there 15 to 20 years and now they Mendizabal said. can know it will be here forever," Many elderly people on fixed said Preservationists board Presi- incomes are unable to keep up mort- dent Nikki Phillips-Baker,who lives gage or property tax payments on in Renton's Sunnydale Mobile bigger homes and often opt for Home Park."It is now a community mobiles after selling their houses. trust that will keep it in perpetuity." "The mobile home setting gives Residents faced the possibility seniors a couple of things-a corn- they'd have to move when the park munity of friends that share their was put up for sale more than a year interests and more importantly inde- aoe, pendence.They have the freedom to A state law that would have own their own home,"Mcndizabal required park owners to contribute said. money toward tenants' relocation The homes also present a starting was recently declared unconstitu- place for young families. "They tional by the state Supreme Court. may be one of the only options for Many of the park's tenants are those who can't afford other elderly and their homes too old to be homes,"Mendizabal said. moved. A recent survey by the state "Most other mobile home parks Department of Health estimates can't accept these older homes, so there are 1.740 mobile home parks residents have very few options left in Washington. to them. They lose everything," Since 1989,the state has received state Department of Community notices of 62 planned park closures. Development spokeswoman Liz Thirteen,with a total of 359 spaces, Mendizabal said. have already closed. The department gave a state The Northwest Manufactured Housing Trust Fund allocation of Housing Community Owners Asso- SS15.701 toward the Preservation- ciation has 62 member parks in ists'purchase of the park. South King County. Kent has 17 _ The total purchase price was near- parks,with 900 spaces. Renton has I� 52.9 million. The group got four parks with more than 500 spac- 550U.000 in federal HOME funds es. Auburn, Federal Way, Burien administered through the Depart- and other south county cities make men[of Housing and Urban Devel- up the balance. opment,S190,000 from King Coun- Space rents at Vue will be tiered to ty Housing Opportunity and a accommodate low and moderate S20,000 Community Development income tenants.Those with incomes Block Grant.Another S365,000 was well above poverty level will pay raised from private sector dons- market rate for their spaces under lions, the community trust plan. Article published December 1997. Reprinted with permission OF South County Journal . eraldTheServing SNOHOMISH COUNTY C r :, :r bA how : ark save t� : p County to buy park, solve ptic system problems* By ROBIN STANTON P He21d W::ler EVERE7 — The Snohomish County Housing Authority will spend $13 million to buy and improve its first mobile home park, staving off eviction for the low-income tenants. — Rmdents of Thomas Lake Mobile Home Park have been living under the cloud of an s 6iction notice for the past year because of a leaky septic system. ( 1• 'the housing authority w'il use'state and is iocal grants to buy the park and hook it up to public sewers.The grant money will also allow :he housing authority to buy property adjacent to the park and put in another 12 to 15 trailer sites,creating a total of 35 low-income housing slots, interim director Pete Grodt said Wednesday. ;; •; The project has been in the works for t!+ months, but was approved by the housing " r .authority's '.. board of commissioners '+ := Wednesday,he said. Shareen Bowman,who has lived in the park off 132nd Street SW for three years, was relieved and excited by the news.She•s lobbied state legislators,the county health district and iretkratd�At7 Gay. Mike Lowry for help with the mobile BATES Nelghborhood children ride their blkes on the main thorou hfare of Thomas Lake,Mobile ,home parWs septic problems. 9 `• "I Home Park Wednesday attemoon got a call from(state)Rep.Jeanine Longs _ I�' office that the grant had been approved,'she The project will be funded by a $740,000 was a worthy pro rd' he sald.','WeVend up .'.,said.'I hope that settles things.• state grant.5420,000 frrn a county bloc grant providing houses�or about 35 families.' She credited Longg. R-Edmonds state San. and $132A0 o a g ar:t the housing The residents will o-ram their mobile homes ?g;Tmi Erwin,a Re ubttcan forme of Bothell; authority &Mdy had, (;rodt slid. They may and rent spaces in the parl,,which will be man. I.. also need se.-e bans.�!din to complete the aged b•a non rufii agency called the Manu• state Rep:rim Johanson D Mill Creek;County g P g Y P 3,Exec ffive'Bab Dreg el;and Lawry fob making Project,he srd !adored Housing Cotnmunrty PreservationisLt, the pniictnase possibly —=-- •_ Tne.stzte protiid d.>200,000 more than a group that s wo:k ci to save mobile home "They saved us,she said.'They didn't let requested,he noted. See MOBILE us becomehameless' That's an fndicaticn!1-at they thought this back page,this Section r MOBILE Um Page to 6M I;HIng County as welL now;he said. The se Although mobile home parks P� "em at Thomas dare a new area for the housing I.ke hDid about a year ago, authority, this project is in line Crodt• said. The Snohomish with its Dilmlon,Grodt Said health District bad worked with 'These were circzmutances Inng but that the residents out there in KSperry owner MichaMichael:'a ontybeen able to make tem- a doh. situatio he'said. fixes,Grodt said Most Tow-in� mernmcrs `Reey the sohition �hwk who own u)to the btk I and have a lot of alternatives if they're pu aSwer S teats what a Aocr� to happen forced to pave.' 'eprin-ed 1�ith permission fron The Everett Herald . Why Preserve Mobile Home Parks? aRe home parks can be closed for a variety of reasons,especially redevelopment,failii>g utilities,and ve environmental conditions.Residents and communities wrestle with the difficult question of whether nhow mobile home parks can be saved and rehabilitated.In King County, a nonprofit organization, Manufactured Housing Community Preservationists,is buying and rehabilitating mobile home parks.This session will cover why mobile home parks are worth saving and how to do it.These news articles describe several mobile home park preservation projects. i j Preserving mobile home parks for residents ByJMYCRAIG cienry with each subsequent pur- `•e �: _ r Journal city editor chase. Paradise will be MHCP's second Local govemments and non- profit housing groups are continu- Park to receive funding through King County. The other is the r ins s their efforts to preserve the recently completed Vue Mobile parks for low-income housing. area's remaining mobile home Home near Renton, a 44-space The Metropolitan King County facility for low-income families. Council last week approved fund- Another group active in ^- ing to help purchasc the Paradise preserving mobile home parks is " •,� Mobile Home Park at 412 N. the Low-income Housing Institute Washington Ave.in Kent. (LIHI),also based in Seattle,which Paradise will provide affordable has been active in a highlypubli. rents for low-and very loa••inconta cited attempt to obtain the 113- I persons at risk of displacement and space National Trailer Park in north horelessness. About half the resi- Seattle for its «sidcnu. Negotia- der s there have incomes below 50 tions are underway with owner ' 'rent of the county's median in- Guimont Pannership. Eagle Hard- e, according to Maurcen Kos- wart is also trying to buy the site ck. housing planner with King for a new store.The struggle for the - County. Also, more than half are National Site goes back to the lateyln:? elderly. 198Os when Costco Wholesale also Several other mobile home parks tried to buy the site fora store. are also slated for purchase and re- May Valley Mobile Home Park near Renton was saved. habilitation, a difficult and some- Elm was successful in preserv- are located on or close to major ar- agencies in the nation to see the times controversial undertaking that ins the May Valley Mobile.Home terials and are considered ripe for value of manufactured housing as a _ requires tying together a variety of Park southeast of Renton. more intense development,panicu- low-income hou fundingsing alternative, sources. May Valley is a good example of larly apartments or retail. That is says Kostyack. The Paradise, for instance, is how difficult it is to retain mobile the case with the National Trailer The authority helped secure the receiving$278.150 from the coun- home parks for affordable housing. Park on Aurora. Tall Cedars park in Auburn with V's Housing Opportunity Fund, Its 65 housing units were about to Mobile home parks built more King County contributing 5350,000 5371,000 from the federally-funded be lost when iti.previous owner recently — in the late 1970s and toward purchase of the site. but prognrn�530 OOOnhom the cd HOME boF planned to sell the site for redewel- 1980s—are more secure,says Kos- The agency has also developed a y opment. lyartksince most were built in out- several new mobile home parks. Kent;$565,000 from private debt; With the help of a 5277,000 lying residential areas. Some are -limited to seniors and and$10.000 from the owner, for a grant from the F"edcral Home Loan Kostyack says local government some offer programs for residents total of SI,225,000. Bank and a mortgage loan of here first got involved with preserv- to gradually buy into their develo The money will be spent on ac- $250.000 from Key Bank, LIHI ins mobile home parks in the late menu. p j 9visition — 51,033,552; construe- was able to purchase it 198Os when five parks closed at Changing political winds are also uon-5156,912;professional fees LIHI has managed the park for once, creating a hardship for their threatening the area's remaining t — $54.536; and financing — over a year and iscumntlybidding residents. mobile home parks. There remaining ef- SI0,000. out paving work and rehabilitation "These people are low-income, forts underway in Congress to cut The,owner of Paradise will be.Hof the septic tank system.The insti- and many are elderly," says Kos- back funding for low-income hous. ( anuf`acttired Housing of S Seattle.. tutc presently manages four hous- ryack.They often cart t move their ins programs of the U.S. Depan- t yY1.rese:vauoiusts ) g projects and is working on ad. units because there art so few va- ment of Housing,, one'6f 6hry a handful of such ding another four, according to its cant spaces 10 move them to. The opment. _^nil Urban Devtl- groups operating in the state. senior housing developer Dan Lan• value of their homes plummets Provisions of the Community .MHCP. war organized specifi- des, with no site attached to it.Often the Reinvestment Act, a law that re- eally to preserve and manage mo- Older mobile home parks—in- value of the mortgage is greater quires barks to help serve low and bile home pvks. Its goal is to ae- eluding those built in the 1960s and than the value of the home. moderate income communities such quire at least seven parks and hopes early 19705—arc most threatened The King County Housing Au. as May Valley.hare also come un. 10 maximize thanagemcnt efti- with closure,says�Costyaek.Many thority was one of the first housing filer attack. RiClc C:UFli6t'�-d 7/ )1 /95 . Reprinted 1•:ith permission front Daily Journal P.f ('.rinrtierce. 5. Why Preserve Mobile Home Parks? Speaker:Deborah Gooden, Vice President, Pacific Development Concepts Vue Mobile Home Park and Paradise Mobile Home Park Acquisition/Rehabilitation (preserving existing mobile home sites for low- income households). Developer: Manufactured Housing Community Preservationists (non- profit) • Vue Mobile Home Park; 12929 Martin Luther Jr. Way S.,Tukwila Refinance and renovation of a 44-space mobile home park which also includes two one-bedroom and one two-bedroom apartment. The mobile home spaces are leased to residents and the apartments are rented. Non-profit Housing Revenue Bonds: $390,331 Population served: low-income households. Set aside: At least 20% of the units are rented or leased to persons or households with incomes at or below 50% of local area median income. • Paradise Mobile Home Park;412 N. Washington, Kent Refinance and renovation of 39 mobile home spaces and one two-bedroom apartment. Non-profit Housing Revenue Bonds: $432,831. Population served: low-income households. Set-aside: At least 20% of the units area rented or leased to persons or households with incomes at or below 50% of Area Median Income.