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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