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HomeMy WebLinkAboutThunder Hill Master Plan (1980) Master Plan • THUNDER HILL • • f Renton , Washington • Transamerica Development Company 13 08 Thomas Lane Renton, Washington • • • DAN COI LEMAN ASSOCIATES 201 Sir Francis Drake Boulevard • Greenbrae, California 94904 Planning Engineering • Landscape Architecture Telephone 461-1000 THE PLANNING AREA The area of the THUNDER HILL Master Plan lies in the south- central section of the City of Renton, Washington, It is bounded by Grant Street on the east, Puget Drive on the south, and Benson Road and Highway 405 on the west. The Highland Addition and 7th Street extended form the northern boundary. • THUNDER HILL comprises a total of 120 acres , of which 53 are in power line easements , and 67 in fee ownership. The land slopes downward generally from east to west, affording views over Renton, and beyond. Slopes range up to 25 percent, and occasionally more. Except for the transmission easements, and the southern areas adjacent to Puget Drive, the land is wooded. A deep ravine runs from the center of THUNDER HILL northwesterly to Highway 405. - 1 THUNDER HILL has easy access to downtown Renton via Benson Road, and via Puget Drive and Talbot Road. From the interchange one-half mile west direct freeway travel is possible. to Seattle, Bellevue, Tacoma, etc. There now exist 346 apartment units, in three separate areas totalling 14. 6 acres in the general southern portion of THUNDER HILL. Eagle Ridge Drive now extends from Benson Road to the center of THUNDER HILL. Ethier Road connects Eagle Ridge Drive eastward to Grant Street. The area of THUNDER HILL is presently classified R-3 and R-4 under the City of Renton Zoning Code. Of the total, 12-1/4 acres, in the northern sector, are zoned R-3 . - 2 - THE MASTER PLAN The objective of the THUNDER HILL Master Plan is to provide the basis for the continuing development of an attractive apart- ment complex, taking full advantage of the natural attributes of the site, incorporating recreation facilities and a "village" shopping-office element, together with safe and convenient circulation. The plan concept, applied to the particular physical and environ- mental characteristics of the land, has resulted in a "contour- oriented" complex of apartment buildings, specially designed to accommodate to hillside conditions. These buildings are served by combined driveways-parking areas which stem along contours from the system of public collector streets. A major element of THUNDER HILL consists of generous recreation, park, and open areas which extend throughout, utilizing the transmission rights-of-way, the creek canyon, and other areas to be left undisturbed. - 3 - In the southwestern sector of THUNDER HILL, next to Puget Drive and Benson Road, the Master Plan proposes a small (2+ acres) neighborhood convenience shopping-office center. This center is planned to contain, in addition to professional and business offices on the upper level, such elements as a small market, beauty-barber shop, dry cleaner, pharmacy, etc. , and a service station. The service station is "reversed" so that its outward- facing facade, together with an attractive identity sign and plant- ing, can present a most attractive aspect to the street. • Designed to serve primarily THUNDER HILL, the center is readily accessible from a larger surrounding area. - 4 - Master Plan Elements: Units 1. RESIDENTIAL TYPES Existing 346 Proposed 4-unit. 2-story, no basement, -Type X-4 8 6-unit 2-story, full basement, Type X-6 42 8-unit 3-story, full basement, Type X-8 8 12-unit: 3-story, no, basement, Type T-33 72 ' , 12-unit. 2-story, full basement, Type X-12 48 16-unit 3-story, full basement, Type X-16 1,008 1 ,532 2. ' RECREATION AND OPEN AREAS • ' 3. STREETS AND DRIVEWAYS 4. DRAINAGE AND UTILITIES - 5 - RESIDENTIAL AREAS • In addition to the existing development, six building types are proposed in the THUNDER HILL Master Plan, as enumerated above. These buildings have in common the capability of a change in ground elevation of up to one story within the front- to-rear dimension, as well as in the end-to-end dimension. These features permit certain flexibility in their placement, in combination with the dictates of driveway and parking area design. The resulting over-all design is nonetheless strongly controlled by the existing topography. Variety within each basic building type is achieved by means of differing exterior detail, materials and finish. All buildings are not less than 20 feet apart, and none is closer to a public street right-of-way than 10 feet. A system of pathways connects each building with the recreation and open areas. A swimming pool-patio area is provided for each group of approximately 100 to 150 apartment units. - 6 - Within the strictures of topography, and consequent roadway placement, the siting of buildings is made to take advantage of views , and to create insofar as possible a degree of symmetry and cohesion in the building relationships. Including the existing apartments, but excluding the village center area, a total of 1 ,532 dwelling units is proposed to be constructed in THUNDER HILL. Thus on 65 acres, the over-all density is 23. 6 units per gross acre. Assuming 10 percent of the total land area is in public streets, this density is equiva- lent to over 1 ,600 square feet of net lot area per dwelling unit. When the transmissionrights-of-way rights of-way are included, the net density is equal to 12. 8 units per acre, or more than 3 ,000 square feet per unit. ' I - 7 - RECREATION AND OPEN AREAS The THUNDER HILL site offers unique opportunities for recrea- tion, both active and passive, which is an often-neglected need in apartment developments. In addition to the swimming pool-patio areas located throughout, several tot-lots are in existence and planned, as well as a playground, with a baseball diamond, soccer-football field, court games , etc. The transmission rights-of-way are a major spatial factor in the Plan, and,together with other open areas , provide the means for passive recreation, such as walking and nature observation. These rights-of-way run ge4erally east-west, and at near right angles to contour. There is thus a need for a pedestrian and spatial connection between them, to complete the pattern. In the Master Plan, the creek and its draw are proposed to serve this purpose. Thus the potentially most attractive single feature of the land is preserved and made a functional part of the over-all scheme. - 8 - In the central location where Eagle Ridge Drive is proposed to cross the creek, the recreational and visual focal point of THUNDER HILL is planned. On the north side of Eagle Ridge Drive an extension of the fill will provide a level area of about 0. 8 acre. Here are planned a recreation and community club- house, patio areas, playground facilities, tennis courts , etc. South of Eagle Ridge Drive a small pond of about 1 . 1 acres is planned. This will be an attractive enhancement of the forest scene, and will provode a "view" from nearby buildings. A pedestrian trail system is planned, to connect all parts of THUNDER HILL, to give access to recreation areas, and to extend eastward to Arnold Park and the adjacent elementary school. - 9 - An acknowledged important element of a modern apartment com- ' plex is a child day-care center. A site is proposed for such a center in THUNDER HILL, next to the shopping-office center. This site provides easy access , via the entrances to the shop- ping area , and an interior road to Grant Street, and via the numerous footpaths leading to all parts of THUNDER HILL. The day-care building is intended to be architecturally a part of the "village center" complex, yet is so situated on the upper level that no unwanted conflicts in activity need arise. - .10 - STREETS AND DRIVEWAYS As described above, THUNDER HILL is well provided with exist- ing and potential major access streets. Grant Street, in combination with Puget Drive on the south, and Benson Road on the west, will complete the boundary loop system around THUNDER HILL. Grant Street will also directly serve abut- ting sections of THUNDER HILL, and other properties . It is, necessary not only to give interior street access to THUNDER HILL, but to provide an intermediate east-west connection between Benson Road and Grant Street. For this purpose, it is planned to extend existing Eagle Ridge Drive eastward, across the creek, up to Grant Street. It is proposed that Grant Street shall be improved from its inter- section with Eagle Ridge Drive south to. Ethier Road soon after the improvement of Eagle Ridge Drive. Completion of Grant Street improvement northerly to the vicinity of 9th Avenue is proposed to be made prior to THUNDER HILL development abut- ting this section of Grant Street. - 11 Corollary to the described extension of Eagle Ridge Drive is the proposal of the THUNDER HILL Master Plan that Ethier Road be abandoned as a public street. Ethier Road is a straight westerly extension of 12th Place South. It attracts rapid through traffic, which is better accommodated on Puget Drive, a major thorough- fare. The extension of Eagle Ridge Drive to Grant Street, as described above, will provide the proper substitute for Ethier Road, without attracting unwanted through, and casual, traffic. Eagle Ridge Drive must traverse some of the steeper sections of THUNDER HILL, on a gradient not exceeding;30 percent. These conditions make it highly desirable that the necessary amount of earthwork be kept to the minimum. With the provision of 1-1/2 off-street parking spaces per dwelling unit, the need for on-street parking is limited, or non-existent. It is therefore proposed in the Master Plan that Eagle Ridge Drive be 32 feet or less in paved width, between Eagle Ridge Place and Grant Street. The proposed public street system in THUNDER HILL is com- pleted by Eagle Ridge Place, extended northward from Eagle Ridge Drive along the broad ridge between the creek and Benson -. 12 - Road. This street will provide maximum convenience of circula- tion in an area containing the largest single concentration of buildings in THUNDER HILL. Access to the village center is planned to be provided from both Benson Road and Puget Drive. These two entrances are well removed from,the intersection of those streets. Such locations , together with the provision of storage lanes , and further traffic lanes as required, will combine to expedite traffic flow, and to minimize conflicts. Stemming from the collector public streets are driveways which provide direct access to the apartments. These driveways are widened as required to provide parking, on a ratio of at least 1-1/2 spaces per apartment unit. These spaces are minimum • 9' x 20' . Carport spaces will be 10' x 20', The system of driveways and parking areas provides that all maneuvering will take place off the public street, except for that incidental to on-street parking. - 13 - Gradients in parking areas do not exceed 10 percent. This limitation, in combination with the terrain of THUNDER HILL, has dictated their location generally parallel to contours. In two locations, north of Eagle Ridge Drive, where driveways are of necessity very long, loop connections are made in order • to provide unimpeded passage for emergency vehicles. Similarly, the culs-de-sac extending from Cedar Street and Grant Street incorporate 'intermediate turnarounds , in addition to the terminal one of 60 foot diameter. An emergency connection is provided between the former cul-de-sac and a loop drive connecting to Eagle Ridge Drive. • • • • - 14 - DRAINAGE AND UTILITIES Rainfall run-off from the areas of THUNDER HILL lying northerly of the present Ethier Road will, with minor exceptions,, be carried in surface and sub-surface structures to the creek which bisects the properties. To the south, drainage will be carried to structures in Puget Drive and Benson Road. No unusual conditions or problems are anticipated in the disposi- tion of storm waters in THUNDER HILL. - All utilities, except natural gas , are readily available in THUNDER HILL, and will be provided by those utility entities now serving the existing buildings . All utilities, including telephone, and master TV cable where 11 needed, will be entirely underground. • - 15 - ---tv.13o31 ;.• Ts+ , -•'A \76:S) ..*ek^‘Qitt CID (3\1(0714,4 Larry Smith & Company, Inc. v I + ECONOMIC ANALYSIS OF PROPOSED RETAIL/SERVICE DEVELOPMENT AT THUNDER HILL The pu pose of the following paragraphs is to summarize Larry Smith & Compan 's findings with respect to our investigation of the need for neiglhb.rhood commercial and service facilities proposed for development by Tra samerica Development Company on a property designated as parcel 30, lo.ated adjacent to the Benson Highway, to the north of its inter- sectio with Puget Drive. Thei,basic approach used in this analysis was to determine the need for these facilities based on current and antcipated furture population levels of Thunder Hill and immediate adjacent developments through an analysis of normal suburban space needed to service the residents of the ar a. Recent trends in real estate development point toward increasing com-� plex�ity in terms of the provision of amenities and conveniences. With respect to major apartment developments , this trend which began with the in lusion of swimming pools and community laundry facilities has increased in many cases (due to competitive pressures) to the inclusion of a full range of recreational facilities (including billiard rooms , pith 'n putt golf courses, etc.) , and in many instances of which we are aware, to the inclusion of convenience commercial and service facilities intended primarily for the use of project area residents in immediately adjacent areas. Two examples of this type of development in the San Francisco Bay Area would include a high-density residential project known as Woodlaike, in San Mateo County, and North Point, a com er ial development relating to the high-density residential develop- ment 1 cated adjacent to the Fisherman's Wharf. Woo la e is a development of approximately 1 ,000 units located on a parallel of about 26 acres. Included in this development is a full-sized 11 neighborhood shopping center, including a major supermarket and related facilities. The commercial facilities were developed primarily on the basks of satisfaction of demand for convenience goods and services for the Ipreject area and residents of the area immediately adjacent to this • develo•ment. The Th nder Hill apartment complex presently contains approximately 350 units. It is our understanding that the ultimate development will contain some 1 ,600 units. Current development plans call for the construction of additional units roughly in accordance with the following schedule. • -1- . i I Thunder Hill Resident Population Current 1970 1972 Ultimate Number of Units 350 650 950 1 ,600 Estimated Population @ 3.5I;PerSons Per Unit 1 ,225 2,275 3,325 5,600 It is our understanding that population density in the existing units apprfloximates 3.5 persons per unit. On this basis, it is estimated that there are some 1 ,225 persons currently residing within the Thunder Hill apartment complex. Application of the current estimated density factor (3.5 persons per unit) to the anticipated development schedule indicates that there will be some 2,300 persons residing in Thunder Hill in 1970 r increasing to some 3,300 persons by 1972. Ultimately, it is estimated that t ere will be some 5,500 to 5,600 persons residing in the project area.. In addition, the Benson Apartments adjacent to the Thunder Hill develop- menti are currently estimated to contain approximately 415 persons (130 • units at an average density of some 3.2 persons per unit) . Adding this supplementary population base to the current estimated population of the Thunder) Hill development yields a population level of some 1 ,640 currently reside g immediately adjacent to the proposed site. To pro ide a measure of the need for retail/service development in the site area, we have indicated in summary fashion the potential effect of the expected population growth'' in terms of its support for the type of retail and service functions which. are typical of a neighborhood shopping center. Anajlyses of residents ' expenditure patterns in the suburbs of Seattle conducted by this office suggest that approximately 3 sq. ft. of food store pace is required in a suburban area to satisfy the needs of suburban residents. These analyses are based on considerations of the purchaing power of suburban families , their suburban shopping habits , and the normal, retail volume capacities which can be sustained by modern sub'tlrban retail stores. This "rule of thumb", if applied to the popu- lation base of the Thunder Hill and Benson Apartment complexes , indicates that a total of some 4,900 sq. ft. of food store space would be warranted at the site at normal sales volume at current population levels. Further, it 'would appear that some 8,700 sq. ft. of such space would be needed by 1979 and that future population growth could be expected to push require- ments ap to 11 ,000 sq. ft. by 1972. Ultimately, the residents of the or the purposes of this analysis , the population of the Benson Apartments was included at a constant 415 persons. -2- . t project area are expected to push the need for food store space to a level ;n excess of 18,000 sq. ft. Similar ratios and calculations are 'presented in the inset table below for other convenience goods as gel as service and restaurant facilities. . - Potential Space Needs (Sq. Ft.) i ' Planning Ratio- - Per Capita Space Needs 1968 1970 1972 Ultimate Estimated Population 1 ,640 2,890 3,740 . 6,02Q Thunder Hill and Benson Apartment Complexes • ' Fac i,1 i ly Type Food 3 sq. ft. 4,900 8,700 11 ,200 18,100' Dru 3/4 sq. ft. 1 ,200 2,200 2,800 4,500 . Variety 1/4 sq. ft. 400 700 900 1 ,500 Hardware 1/2 sq. ft. 800 1 ,400 1 ,900 , 3,000 _- • Eatiing Places 2-1/2 sq. ft. 3,700 6,500 8,400 13 ,500 Peron 1 Services 1-1/2 sq. ft. 2,500 4,300 5,600 9,000 - Total Space Needs - 13,500 23,800 30,800 49,600 . The application of the above planning ratios topopulationis not intended to dimply that all available dollars from site area residents will accrue to facilities potentially to be located at the site. However, it has been ,, our experience that an analysis of this type provides a meaningful indication of the need for additional facilities on the assumption that while some site' ar a resident purchases will be made elsewhere, additional purchases from persons residing in adjacent areas and/or areas from "beyond" the trade area will tend to balance out. Agaiinst the space requirements developed in a previous table, an illustrative tenant schedule was prepared. The type of facilities together with approx- imate s6uare footage are indicated as follows: . Illustrative Tenant Schedule Grocery 2,800 sq. ft. 1 Ice Cream Parlor 1 ,200 Drug - Pharmacy 1 ,500 - Coffee Shop/Restaurant 2,500 iI Beauty/Barber Shop 1 ,000 - • • Dry Cleaner - Laundromat 1 ,000 • Food - (Take Out) 800 _ • Total 10,800 sq. ft. + l -3- f • II I While some flexibility must be retained with respect to the ultimate leasing program, the above represents our judgment as to the types of facilities and the range of sizes which would be most appropriate in terms of meeting existing and expected future needs and should be considered for inclusion in the proposed development. Based on the foregoing considerations , it is the opinion of Larry Smith & Company that the proposed development as outlined above is justified from the standpoint of economic support available, and warranted from the stndpoint of convenience to the residents of the Thunder Hill 11 development and the immediately adjacent areas. Further, the proposed develo•ment probably represents a, minimum in terms of satisfaction of the needs of the residents of Thunder Hill and adjacent areas when viewed against the ultimate development anticipated. III LARRY SMITH & COMPANY, INC. I - • III ' -4-