Redmond, WA
Opening October 2018

No one would argue that trying to fit a dense retail/residential program onto a sliver of land with three odd angles and three equally prominent sides demands some creative solutions.

Barely an acre in the heart of downtown Redmond, this project sits at the edge of the city’s historic, red-bricked district. The firm went bold and modern for contrast, making sure each side presents a unique face to the world and that each corner addresses its own intersection condition. The end with the sharpest angle has a two-story glass façade. Another corner, nearly squared off, carries a more urban feel of a standard city block. The third corner offers viewers a nice eased edge. The rich materials used on all the façades lend a contemporary, sophisticated look. To lighten the mass and bring everything to scale, they placed activities at the base, used plenty of air space, and disguised the parking and service areas by wrapping them with retail lobby areas and live/work units.

Despite having a footprint where nothing is square, the result makes a near-200-unit apartment look like the most natural use for the site, and is a testament to the firm’s solid programming skills and fluid design approach.


  • 195 apartment units
  • Residential amenities, including courtyard deck, fitness center, clubroom
  • Two-level underground parking
  • Ground-floor retail space
  • Certified LEED Gold


  • Winner of NAIOP Night of the Stars 2019 Award for Multi-Family Residential Suburban Development of the Year: More than 100 Units

See video of the Triangle – https://www.youtube.com/watch?v=YDIihHBjOa8

280,000 SF
CLIENT – Legacy Partners
ARCHITECT – Tiscareno Associates