Downtown Redmond, WA
Opened Fall 2015

Transform one of downtown Redmond’s last open spaces to attract new residents and reinvent the city’s urban environment. Check. Keep it pedestrian friendly, fashionable, not too massive. Check. Outshine nearby mixed-use developments with greater visual diversity, but also help knit the neighborhood together. Check.

The firm met this demanding city and developer program with its usual aplomb, applying a fresh twist on human-centered design. The project’s courtyard-building layout smooths the visual transition between the six-story building and its shorter neighbors by pushing some of the mass away from the street. Pushing back also meant pushing up, leading to the two towers whose uncommon wings and angles provide a striking city skyline. Mid-block pathways increase access and walkability, and the units connect to the street by elevated stoops reminiscent of east coast brownstones.

A palatte of sleek, high-quality materials provides visual and textural diversity outside and in: metal and stone surrounds, oversize glass panels, stone mosaics, warm woods, and dramatic lighting. With a grand, two-story lobby and thoughtfully laid out living units, common areas, and amenities, every aspect of this progressive project is designed to convey Redmond’s future and appeal to the city’s growing international workforce.


  • 172 apartment units
  • 5 live-work units
  • 2,100 SF of retail space
  • Communal amenities including upper-level courtyard, movie screening room, hot tub on shared patio, dog run
  • At-grade and one level below-grade parking

250,000 SF on 1.2 acres
CLIENT – Legacy Partners Residential
ARCHITECT – Tiscareno Associates


Photography by: Daniel Gaines Photography