Development Area

Building Use Mix

Floor Area Ratio

Multi-family unit mix

Monthly Rent per square ft

Occupancy Rates

Multi-family unit mix

Land Acquisition Costs

Land Improvement Costs

Construction costs

Derived from selected scenario

Adjusted for subsidies by the

City

Derived from trends (adjusted for affordability)

Marymoor subarea is located in Southeast Redmond, WA and is the location for SoundTransit’s upcoming Light Rail station, expected to begin service in 2024. The vision for theMarymoor Subarea, as set out in the Redmond Comprehensive Plan, is to transition over timeto be "a walkable, denser subarea that features opportunities for living, employment andcommunity gathering." The focus of this Capstone Project is to develop a toolkit addressingcomponents to implement a TOD program that would integrate the context of MarymoorVillage. With the support of the City of Redmond, the toolkit analyses the current planningefforts in form of existing neighborhood plans, master plans and the Zoning Code for TODcompliance. It then analyses the context to understand the underlaying trends with respectto employment, housing and mobility in the neighborhood. Additionally, the toolkit providesurban design scenarios for integrating the proposed TOD with the Southeast Redmond LightRail Station. Utilizing the input from the City of Redmond, the toolkit provides a financialfeasibility analysis, 3D visualizations and recommendations for the preferred scenario.

INTEGRATING TOD AT MARYMOOR VILLAGE

Envisioning Station Area Redevelopment

Design Principals for Station Area Layout

Context Mapping

Richa SinghMaster of Urban Planning’18

Prof. Arnab ChakrabortyUIUC

Financial Feasibility 2024-2033

Built-Use PercentageOffices

Retail

Multi-Family Housing

Open Space

Station Access A

Station Access B

P

P

B

B

B

Bike parking and support utilitiesPublic Plaza for Station Access

Linear Park-Plaza with retail on both edges

Proposed North Marymoor Park

Mix-use building with permeable ground

level _ waiting areas and exhibition space

Bike parking and support utilities

• Increased pedestrian activity along the station access corridor

• Opportunity to locate profitable TOD in the prime station core

• Neighborhood better connected with the Station area

• Potential for enhanced urban design (promoting the Marymoor Village vision)

17

4 A

VE

NE

17

5 A

VE

NE

Pedestrian access from Parking Garage

Bus Transit Drop OffParatransit Drop Off

Retail Edge

Distance

Density

DiversityDestination

Design

IRR = 15%

Affordability remains constant.Jobs in the Census Tract are Manufacturing based.

80% residents travelling to the adjacent Census Tract for employment.

Affordability has decreased significantly.Home to Microsoft - Jobs in the Census Tract are

Information based.Housing stock has depleted over the last 5 years.

Emerging Job Hub

Need to accommodate Affordable Housing

Alignment of LRT and areas with highest likelihood of redevelopment in Marymoor Village, WA (Created by: Richa Singh)

Census tracts and Block group boundaries, Redmond, WA. Created by: Richa Singh

Preferred urban design scenario for the proposed TOD at Marymoor Village. Created by: Richa Singh

5 min Walkshed around Proposed LRT station

(Created by: Richa Singh)

Before After

Vision Rendering – TOD at Marymoor Village. Created by: Richa Singh

Open House for Station design & Light Rail Link Extension, 17th May 2017 at Old Redmond School House Community Center (Source: Sound Transit)

Jeff ChurchillCity of Redmond, WA

Angie VenturatoCity of Redmond, WA

Capstone Advisors

The 5D’s

10 min Bikeshed around Proposed LRT station

(Created by: Richa Singh)

Recommendations

• Analysis establishes the need for affordable housing and the proposed TOD at Marymoor Village has the potential to fill this gap.

• Increased supply of affordable housing units with a focus on increasing FAR to attract developers.

• Subsidies for the development of affordable rental housing units in TODs and near transit locations.

• Incentivizing landlords to keep existing units affordable after initial covenants have expired by lengthening contract terms and reducing the administrative burden on landlords.

Community Engagement