Architect in Kirkland, WA — Piper Cole Architects

Piper Cole Architects has been designing homes and buildings in Kirkland, Washington since our founding in 2000. Kirkland is our home — we know its neighborhoods, its codes, its permitting staff, and its distinct sense of place. Whether you are planning a lakefront home on Lake Washington, a whole-home renovation in Houghton, an ADU in an established RSA neighborhood, or a mixed-use building in Downtown Kirkland, we bring 25 years of local knowledge to your project.

Why Hire a Kirkland-Based Architect?

Architecture firms that practice primarily in the greater Seattle area often lack the specific familiarity that comes from years of work in a single community. We know:

• Kirkland’s RSA, RMA, and commercial zoning districts — including the specific setback, lot coverage, and height rules that apply to your parcel
• Critical area regulations along the Lake Washington shoreline, Forbes Creek, and North Creek corridors — including shoreline permit requirements
• Kirkland’s design review process for downtown and mixed-use projects, including the Downtown Kirkland Design Standards
• Kirkland’s tree retention requirements and the process for working with the City’s urban forestry program on development projects
• MyBuildingPermit.com submission requirements and how to package permits that move efficiently through Kirkland plan review

Kirkland Architecture Services

Custom Homes in Kirkland

Kirkland’s residential market is among the most valuable on the Eastside. New custom homes in Kirkland range from contemporary lakefront estates to craftsman-inspired homes in established tree-lined neighborhoods. We design homes that respond to their specific sites — capturing views, maximizing natural light, and integrating with landscape in ways that mass-market home builders cannot match.

Our custom home process in Kirkland typically takes 10 to 18 months from initial design to permit issuance, followed by 8 to 18 months of construction depending on scope. We manage every phase, from the first zoning analysis through final inspection.

Home Additions in Kirkland

Adding square footage to an existing Kirkland home — a primary suite, an expanded kitchen, a second story, or a bonus room — is one of the most cost-effective investments in today’s market. We design additions that look like original parts of the house: matching roof pitches, aligned window proportions, and continuous interior flow.

Kirkland addition permits typically take 6 to 10 weeks for plan review. We handle the full permit package including structural drawings, energy code documentation, and site plan.

ADUs and DADUs in Kirkland

Kirkland allows ADUs on most single-family lots — both attached AADUs and detached DADUs up to 1,000 sq ft. With no owner-occupancy requirement under state law, Kirkland ADUs are a compelling investment: rental income of $1,800 to $2,800/month is achievable on a well-designed unit. We design ADUs that are architecturally distinct secondary residences — not afterthought structures — and manage the full permitting process through the City.

Lakefront Home Design in Kirkland

Kirkland’s Lake Washington waterfront is one of the most desirable residential locations in Washington State. Lakefront design involves additional regulatory complexity — shoreline permits from the City and potentially from the Washington State Shoreline Management Act — but also presents extraordinary design opportunity. We have designed multiple lakefront homes in Kirkland, balancing privacy, views, solar access, and shoreline setback requirements to create homes that feel rooted in their exceptional sites.

Downtown Kirkland Mixed-Use

Kirkland’s downtown continues to evolve as a walkable urban center. Mixed-use development — ground-floor retail or restaurant with residential above — is active in the downtown core and along the Central Way corridor. These projects require formal design review and compliance with the Downtown Kirkland Design Standards. We have guided multiple mixed-use projects through Kirkland’s design review process.

Renovations in Kirkland Neighborhoods

From the mid-century ranches of Houghton to the newer construction of North Kirkland, whole-home renovations are among our most frequent project types. Kirkland renovations often involve updating 1970s and 1980s floor plans for contemporary living — opening kitchens to living areas, adding primary suite wings, updating mechanical and electrical systems, and applying new exterior materials and finishes that transform the appearance without rebuilding the structure.

Kirkland Permitting: What to Expect

Building permits in Kirkland are processed through the City of Kirkland Community Development Department. Applications are submitted online through MyBuildingPermit.com. Current plan review timelines:

• Residential addition (simple): 4 to 8 weeks
• New single-family home: 8 to 14 weeks
• ADU (DADU or AADU): 6 to 10 weeks
• Downtown mixed-use / design review required: 12 to 20 weeks

We prepare complete, code-compliant permit packages that minimize review comments. On complex projects, we attend pre-application conferences with Kirkland planning staff to identify issues before they appear during review.

Featured Kirkland Projects

Our Kirkland portfolio includes lakefront residences on Lake Washington, custom homes in the Houghton and Juanita neighborhoods, ADU projects in RSA zones throughout the city, and commercial projects in the downtown core. Visit our project portfolio to see examples of our Kirkland work.

Our Architecture Services

• Residential Architecture — Custom homes, ADUs, and additions in Kirkland
• Commercial Architecture — Mixed-use and commercial projects in Kirkland
• Renovation & Restoration — Whole-home renovations in Kirkland neighborhoods
• Interior Architecture — Interior detailing and finish selections
• Our Design Process — How we guide your project from concept to completion

Other Service Areas

In addition to Kirkland, we serve: Seattle, Bellevue, Redmond, Mercer Island, Issaquah, Sammamish, Bothell, and Woodinville.