Designed to satisfy the demand for walkable urban living, Eastline Grand in Redmond, Washington will add more than 830,000 square feet of residential and commercial space to downtown and create an inviting pedestrian connection to a new light rail station via a vibrant promenade.
Developed by Legacy Partners and designed by Tiscareno architects, Eastline Redmond is located at the intersection of Redmond Way and 166th Ave NE. The first building to come online will be the six-story Eastline Grand building with five floors of residential spaces and one floor of commercial space. The 311 residential units, ranging from studios to three-bedroom apartments, will be complemented by over 18,000 square feet of commercial space, housing, restaurants, and proposed retail outlets.
Additionally, Eastline Central has begun construction on the opposite side and will be completed early 2025. Together the two buildings will be known as Eastline Redmond.
Tiscareno architect and project manager Steven Austin shares his thoughts on what this building brings to Redmond’s evolving downtown.
What was the most exciting opportunity presented by this project?
The prime location. Being close to a light rail station and surrounded by amenities allowed us to create a visually appealing building with plazas and a shared street known as a woonerf. As a four-sided building, it offered unique opportunities to present the building in different ways from the light rail station or from Redmond Way. The project's location served as a connecting point for various corners, creating a cohesive and integrated design.
What were you trying to achieve with the project?
From the beginning, we had dual goals: meeting the developer's objectives for unit yield and net rentable space requirements, while also aligning to the city's vision for a quality gateway project. Balancing walkability, connection, and an urban experience were paramount for the developer and ensuring Eastline Redmond contributes to the community.
What aspects of the project are you most pleased with?
It’s the meticulous consideration we gave to the exterior materials. The incorporation of Equitone, a new product we used as part of the design language, cleverly reveals facets of the building with an interplay of eroded and revealed corners and a jewel tone inside that creates a visually striking effect.
Also, the fitness room is a dynamic space with views of the woonerf. The adjoining yoga patio stands out as a personal favorite within the interior. The courtyard, adorned with strategically placed plants, creates diverse, active and contemplative spaces, fostering a sense of community through interconnected nodes.
Eastline Grand not only serves as a beautiful place to live but also as a gateway for travelers to the city on the light rail. The warm colors, dynamic patterns, and extensive articulation ensures a distinct yet cohesive appearance from all four sides, providing each corner with its own lively character. The attention to detail extends even to the elevated train level, where the use of select materials and thoughtful design elements maintains the building's attractiveness.
Is there any creative use of building materials?
Despite the typical use of Hardie panels for its economic reasons and versatile texture
and color, the planning department's restrictions led to the exploration of alternative materials. In response, we used Equitone as a “jewel box” reveal on the corners. Also, brick was creatively incorporated into both Eastline Grand and Easeline Central, adorning the first floors in unique applications that establish a connection through the two buildings. These alternate materials add an artistic touch exemplifying the project's commitment to innovative design solutions.
Why is Redmond Square special in terms of architecture, curb appeal, floor and site plan efficiency, or exterior design?
Eastline Redmond and its neighboring multifamily project the Triangle boasts an impressive 950 units developed across approximately four acres. This planning by Legacy Partners underscores a commitment to efficient land use and integration. Eastline Redmond’s curb appeal caters to a variety of users, from motorists on Redmond Way to pedestrians navigating the woonerf. With a deliberate design approach, the project ensures a visually compelling and engaging experience for residents and visitors.
Who is the target market and how were those needs addressed in the project's units, common areas, retail spaces, and services?
We designed the project for both retail users and residents and made sure to meet the needs of both groups. Retail users enjoy public amenities and a welcoming environment, and residents, especially tech workers, get features that suit their lifestyle. For example, we added EV charging stations, plus co-working spaces and casual communal areas.
What are some of the key amenities?
Eastline Grand will offer residents a host of desirable amenities that support work-life balance. A standout feature is the two-story fitness center, encouraging a healthy lifestyle. Residents will also have access to a club room with diverse entertainment options, a co-working space ideal for remote work, and an elevated private courtyard with a covered BBQ and dining area, fire pits, and seating. A listening room for music lovers provides a sealed acoustic space equipped with high-end AV equipment for enjoying entertainment with friends.
The inclusion of co-working spaces, a post-pandemic redesign, reflects the adaptability of Eastline Grand to evolving lifestyle needs. The interior theme, inspired by train stations and their iconic phone booths, threads a cohesive and unique ambiance throughout the building that enhances the living experience.
Another important feature is the woonerf and its multimodal promenade. Running along the west side of Eastline Grand, the woonerf will connect busy Redmond Way to Cleveland Street where the new light rail station is under construction across from Eastline Grand. As downtown Redmond continues its evolution from suburb to urban hub, the woonerf will weave Redmond Square into the fabric of the growing city center, giving commuters a welcoming path past the building to the light rail station and offering a place to stroll, shop, and grab a bite in a vibrant environment.
What retail and other spaces are included and what how do they contribute to the community?
Eastline Redmond presents a diverse array of retail and community spaces that contributes to the vibrancy of downtown Redmond. The walkable community, coupled with convenient access to the light rail, attracts a variety of restaurants eager to join this dynamic locale. Cleveland Avenue in particular is emerging as a dining mecca. Plus, the retail space will be, a valuable amenity for residents that helps foster a sense of community within Eastline Redmond.
How was your experience with the City of Redmond?
Redmond officials are always great to work with. The planning and building departments are helpful and responsive. The planning group pushed for excellence, recognizing the significance of Eastline Redmond’s urban complex as a cornerstone gateway project. Their focus on creating dynamic commercial spaces and plazas contributed to the overall success of the project.
Were there any unusual constraints or opportunities you encountered?
Eastline Redmond’s development faced unique challenges that offered us opportunities for creative design choices. The project took advantage of its location near the light rail, creating a corner plaza that links the building to the station. It also incorporated a woonerf, a mixed-use pathway desired by the city, which had to accommodate various modes of transportation. The design team avoided disturbing the aquifer below by choosing a distinctive parking garage design that minimized environmental costs and maximized street-level activity.
How did you design this to tie into transit?
Positioned adjacent to the planned major bus transfer station at Cleveland Street, the project benefitted from a partnership with Sound Transit to accommodate their buses effectively. The woonerf strategically facilitated the transit ties by connecting the community with the pedestrian-friendly pathway, providing a pleasant experience away from street traffic. This design not only enhances the overall walkability but also promotes a communal atmosphere. The incorporation of a space for a potential grocery store at a prominent corner further reinforces the transit-friendly aspect of the project meant to meet the needs and lifestyles of the broader community.
MGRM and Legacy Partners is the developer. Project consultants include: Compass Construction, general contractor; Hewitt, landscape architect; MFID, interior design; KPPF, civil engineers; Cary Kopczynski & Company, structural engineers; Emerald City Engineers, electrical; Balderston Associates, LEED.
Steven Austin
With 30 years of industry experience with an emphasis on multifamily and mixed-use developments, Steven provides knowledge and expertise from schematic design to construction administration.
A graduate of Tulane University with a Master’s in Architecture, Steven served as the project manager for Redmond Square, as well as The Millwright, a mixed-use currently under construction near the Fremont Bridge.
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