Custom home architect in Bellevue, WA

Short answer: Piper Cole Architects is based in Kirkland, and I design new custom homes in Bellevue for a fixed fee, about $10,000 to $200,000 depending on the project budget and location. The first feasibility check is free and takes about a day. Before you pay for drawings, an architect should tell you what the code lets a new house be on your lot, whether the old house’s position survives a teardown, what a lake or slope adds, and how long the city says a permit takes.

This page is for an owner planning a new house in Bellevue, usually a teardown and rebuild, often near Lake Washington, Meydenbauer Bay, Lake Sammamish or Phantom Lake, with a budget of roughly $2,000,000 to $6,000,000. Piper Cole designs and administers construction on your behalf and does not build. The rules below come from Bellevue’s Land Use Code, the city’s own pages and processing report, and state sources, read on 15 October 2026. Confirm with the city. For an existing house, see my Bellevue remodel page.

What Bellevue’s code lets a new house be

Bellevue renamed its residential districts in 2025 (R-1.8 is now LL-2, R-3.5 is SR-2). My Bellevue zoning guide has the setback table by district.

Rule	What the code says	What it does to a new house
Floor area ratio (LUC 20.20.390)	One house: 0.5 of the first 10,000 sq ft of net lot area plus 0.3 of the rest. Every story of every building on the lot counts, a garage included. Rooms 18 feet or taller count twice. Carports, porches, decks and unfinished attics do not.	10,000 sq ft lot: 5,000 sq ft. 15,000 sq ft: 6,500 (5,000 + 5,000 x 0.3). 25,000 sq ft: 9,500 (5,000 + 15,000 x 0.3). An older house can already exceed what a new one may be.
Height (Chart 20.20.010)	30 feet to a flat roof or 35 to a pitched ridge from average existing grade. No facade of a new house may exceed 40 feet from existing grade at that wall (full subdivision and planned unit lots excepted). Rooftop solar panels may rise above the limit under Ordinance 6931, adopted 28 July 2026 and pending codification when I checked.	Example: with ground 8 feet below average grade at a downhill wall, a 35 foot ridge stands 43 feet above it (35 + 8), over the limit.
Yards (Chart 20.20.010)	Front 35 feet in LL-1, 30 in LL-2, 20 elsewhere. Rear 25 feet in LL-1 to SR-2, 20 from SR-3. Sides 5 feet, combined 20 in LL-1, 15 in LL-2 to SR-4, 10 in LDR-1.	Plat conditions sometimes require more; lake and slope lots add setbacks.
Coverage (Chart 20.20.010)	Structures 35 percent in LL-1 to SR-3, 40 in SR-4 and LDR-1. Impervious 45 or 55 percent. Hard surface 75 or 80. Half the front yard setback is greenscape.	A 15,000 sq ft SR-1 lot: 5,250 sq ft footprint (x 0.35), 6,750 impervious (x 0.45), 11,250 hard surface (x 0.75). The city subtracts critical areas and their setbacks from lot area for the footprint calculation.

Sources: Chart 20.20.010, LUC 20.20.390 and LUC 20.50.020 as amended by Ordinance 6851 (adopted 24 June 2025), read in the ordinance text on the city’s Legistar site; the city’s residential site plan page. The chart lists an alternative impervious maximum under a condition I could not read. Confirm with the city.

A teardown: what the old house no longer keeps

The old house may be legal and still miss today’s rules; Bellevue calls it nonconforming. In the ordinance text posted for the 17 March 2026 council meeting (the city says council approved it), LUC 20.20.561 lets a nonconforming structure remain, but single phase new development must bring a nonconforming site into compliance and all structures must conform. The one clause I read that rebuilds in the original configuration covers destruction by fire or another cause beyond the owner’s control. A teardown by choice is not that.

So I draw the new house inside today’s envelope and compare it with the old footprint. Custom or luxury, it gets the same envelope. If the old house sits inside a setback, the new one usually cannot, and sometimes the answer is to keep the house; see remodel or tear down and my teardown architect guide. A lake house follows the shoreline chapter instead (LUC 20.25E.065.I covers nonconforming residences). I could not confirm the codified text or effective date, so get the city’s answer in writing.

Lake lots, slopes, trees, stormwater and energy code

Shoreline. The city says the Shoreline Overlay District (LUC 20.25E) adds requirements near Lake Washington, Lake Sammamish, Lower Kelsey Creek and Phantom Lake. Meydenbauer Bay is part of Lake Washington. The city’s code host blocked my reader, so these numbers come from a city land use decision published in January 2024 on a Lake Washington teardown, which quotes the chapter: a 50 foot structure setback from the ordinary high water mark, reducible to a minimum of 25 feet when impacts to shoreline vegetation are mitigated, and a 50 percent impervious cap within 50 feet of the water. Altering more than 1,000 sq ft of shoreline vegetation in five years counted as an impact. On Lake Sammamish the setback may be measured from elevation 31.8 feet (NAVD 88), per the Department of Ecology’s 2017 review record of the city’s program; confirm it is still current. I did not confirm Phantom Lake figures.

The exemption. A house you will live in is usually exempt from the state shoreline substantial development permit if it stays at or under 35 feet above average grade (WAC 173-27-040(2)(g)), but that is not an exemption from the local program. Bellevue says it “must still review the proposal and issue an exemption.” See my shoreline exemption guide and waterfront architect page.

Slopes. The city lists steep slopes greater than 40 percent among the critical areas to show with buffers, and a critical areas or shoreline land use permit and a geotechnical report among the documents a new house may need. Land use applications typically precede construction permit applications and can take several months or longer, the zoning page says. That 2024 decision ran about 15 months, from application on 18 October 2022 to decision on 25 January 2024. One file is not a forecast.

Trees. Minimum tree density applies to development proposals and can be met by keeping or planting trees. Removing a significant tree (6 inches or more) or a landmark tree (24 inches or more) needs a permit. An arborist’s survey before design shows what can stay. Council took up another tree code ordinance (6932) on 28 July 2026 that I did not read as codified; see the tree guide and check the current text.

Stormwater. The city’s January 2026 standards use a demolished house replaced by a larger one as their redevelopment example. Redevelopment meets minimum requirements 1 through 5 at 2,000 sq ft of new plus replaced hard surface or 7,000 sq ft of land disturbance. It meets 1 through 9 at 5,000 sq ft of new hard surface, or at 5,000 sq ft of new plus replaced hard surface when the improvements exceed 50 percent of the assessed value of the existing site improvements.

Energy code. The 2021 residential energy code took effect on March 15, 2024 (WAC 51-11R-10100). The State Building Code Council says the 2024 codes take effect May 3, 2027, with final adoption of the energy codes targeted for November 20, 2026; targets can move. A fully complete building permit application is considered under the rules in effect on the application date (RCW 19.27.095), so ask the Permit Center which edition applies on your filing date. See my new home energy code guide.

Who reviews a new house, and how long the city says it takes

A new house goes through the BS permit on MyBuildingPermit. The city says a consolidated review replaces separate parallel reviews and coordinates comments from all departments, starting “as of Sept. 2” with no year given, so some permits in the report ran under the older process. Contacts on its pages include Building Review, Land Use, Utilities, Transportation Development Review and Fire Review. The permit covers clearing and grading, demolition “if required,” electrical, mechanical, plumbing, right of way work and storm drainage connections. The documents include an arborist report, a storm drainage report, structural calculations and one bookmarked set of site, architectural, survey, civil, shoring and structural plans.

Permit	First review target	Completed	Median days	Average days
BS, new single family house	21 days, 14 per revision	252	175	284
BE, structure demolition	14 days, 10 per revision	48	87	140
WD, shoreline exemption	28 days, 14 per revision	33	73	112
LO, critical areas land use permit	42 days, 21 per revision	26	239	361

Sources: City of Bellevue Development Services, Processing Days by Application Type, completed 10/12/2025 to 10/12/2026; the city’s permit review timelines page for the targets. The report does not say how days are counted, and the city says actual times vary. The rows are separate permits; do not add them.

The BS median is 25 weeks in the report’s own conversion and the average 40.5. The window rolls, and an earlier cut showed 164 days. The steps are in my Bellevue permit guide.

Demolition. The new house page lists demolition among the BS permit’s work, while the demolition page describes a separate demolition only permit. Ask the Permit Center which applies. The asbestos survey and utility steps in my demolition permit guide come first.

Impact fee. The transportation impact fee for a single family house is $8,185 for 2026 and $8,430 for 2027, about a 3 percent increase ($8,185 x 1.03 is $8,430.55), unless council decides otherwise. The rate sheet says the rate in effect when the building permit issues is charged, with an exception in BCC 22.19.030.B that I did not read, so a permit issued after January 1, 2027 would normally pay the 2027 rate. I could not confirm a credit for the demolished house; ask Development Review in writing. See my Bellevue fee guide.

What it costs and what changes the schedule

Item	Planning figure	What moves it
Design and permit fee	Fixed fee, about $10,000 to $200,000	Project budget and location. The agreed scope is the scope the fee covers.
New custom home construction	$400 to $900 per sq ft	Site, structure, finish level, slope, water.
A 2,500 sq ft custom home	$1.2M to $2.5M all in	The same items, plus site work.
Demolition	Typically $20,000 to $50,000	House size, the asbestos survey, access.
Design to permit submission	Typically 2 to 4 months	Survey, shoreline and slope work, engineering, your decisions.

Planning ranges, not quotes. Per square foot is construction only.

What a custom home architect costs: a fixed fee for the agreed scope. The free feasibility check comes first; an in-depth analysis is $1,500 over 2 to 3 weeks. City fees go to the city. A surveyor, engineers, an arborist and any shoreline biologist are separate, and I will say which your lot needs.

At $400 to $900 per sq ft, $2,000,000 of construction covers 2,222 to 5,000 sq ft ($2,000,000 divided by $900, and by $400), and $6,000,000 covers 6,667 to 15,000 sq ft. Set that beside the cap: $6,000,000 at $400 would cover 15,000 sq ft, more than the 9,500 sq ft allowed on a 25,000 sq ft lot. At the top of the range the cap limits the size before the money does. Built to the cap on a 10,000 sq ft lot, 5,000 sq ft runs $2,000,000 to $4,500,000 (5,000 x $400 and x $900), before demolition.

Two arrangements are common. You hire an architect and a builder separately: the architect draws the house and administers construction for you, and the builder contracts with you. Or one company designs and builds under one contract. I work in the first. Either way, ask who reviews the work on your behalf, and get a written schedule from each builder.

What to ask any architect before you sign

1. What will the new house lose from the old house’s yards, height or footprint, and where does the code say so?
2. What is the floor area cap on my lot, and how do you count the garage and tall rooms?
3. Does my lot touch the shoreline overlay, a steep slope or a critical area, and what permits does that add?
4. How long does the city say a new house permit takes, and which row of its report did you use?
5. Is the fee fixed, or a percentage of construction cost, and what scope does it cover?
6. What sits outside the fee? Consultants, city fees and the impact fee are usual.
7. When does demolition go in compared with the new house permit? Bellevue lists demolition under the new house permit and also has a separate demolition permit, so the answer should name which one applies.
8. Do you administer construction, and do you build? I administer for you and do not build.
9. When do I get a straight answer on whether the house fits the lot and budget? Mine is the free check, before any design fee.

How the work runs, in order

Step	Typical time	What you get
Free feasibility check	About a day	Whether the house fits the lot, the code and the budget at a basic level.
In-depth analysis, if you want it	$1,500, 2 to 3 weeks	A deeper look at zoning, code and budget before full drawings.
Design to permit submission	Typically 2 to 4 months	Drawings, engineering and the permit set.
City review	See the table above	Land use approvals if needed, then comments and an issued permit.
Demolition and construction	Set by scope and builder	Bids, your contract with the builder, and my administration.

I have worked as an architect since 1996, I am an AIA member since 1992 and an NCARB member since 1996, and I take on 20 to 30 projects a year. I have won three Masonry Excellence Awards, for commercial projects. The Carr residence was featured in Above The Lake and Lux magazines. On financing, see my construction loan guide.

Questions

How much does a custom home architect cost in Bellevue?

I quote a fixed fee for design and permit, set by the project budget and location, typically about $10,000 to $200,000 depending on scope. The first feasibility check is free and takes about a day. An in-depth analysis is $1,500 and takes 2 to 3 weeks. City permit fees, the impact fee and consultants are separate. Ask any firm whether its fee is fixed or a percentage of construction cost, and what sits inside it.

Do I need an architect to build a custom home in Bellevue?

Not by law. RCW 18.08.410(5) exempts design work for a residential building of up to and including four dwelling units from the architect licensing requirement. The city does require drawings: its new house page asks for architectural, structural, civil and site plans, an arborist report and a storm drainage report. An architect prepares those, coordinates the engineers and surveyor, and answers the city’s comments.

How big a house can I build on my Bellevue lot?

For one house, floor area is capped at 0.5 of the first 10,000 square feet of lot plus 0.3 of the rest, so 5,000 square feet on a 10,000 square foot lot and 6,500 on a 15,000 square foot lot. Rooms 18 feet or taller count twice. Height is 30 feet to a flat roof or 35 feet to a pitched ridge, and coverage is 35 or 40 percent of the lot depending on the district. Source: LUC 20.20.390 and Chart 20.20.010, as of October 2026.

How long does Bellevue take to permit a new house?

The city’s report for permits completed from 12 October 2025 to 12 October 2026 shows a median of 175 days for a new single family house, an average of 284 days, across 252 permits. The city’s first review target is 21 days with 14 days per revision. The report does not say how it counts days, and the city says actual times vary. Land use permits for a shoreline or a slope are separate and typically come first.

Can I tear down my Bellevue house and rebuild on the same footprint?

Only if the footprint meets today’s rules. In the ordinance text posted for the 17 March 2026 council meeting, LUC 20.20.561 lets single phase new development proceed when all structures conform, and its rebuild in original configuration clause covers destruction by fire or other causes beyond the owner’s control. I could not confirm the effective date, so ask the city in writing. Lake lots follow the shoreline chapter instead.

What do I need to build on a Lake Washington or Lake Sammamish lot in Bellevue?

Expect the Shoreline Overlay District, LUC 20.25E, on top of zoning. A city decision from January 2024 applied a 50 foot structure setback from the ordinary high water mark, reducible to 25 feet with mitigation, and a 50 percent impervious cap within 50 feet of the water. A house for your own use up to 35 feet above average grade is usually exempt from the state shoreline permit, but Bellevue still issues a written exemption. A slope can add a critical areas permit. Confirm the current text with the city.

What is the Bellevue transportation impact fee for a new house?

The city’s rate sheet lists $8,185 for a single family dwelling for 2026 and $8,430 for 2027, an increase of about 3 percent each January unless council decides otherwise. The rate sheet says the fee charged is the rate in effect when the building permit issues, with a code exception I did not read. I could not confirm whether the city credits the house you demolish, so ask its Development Review group in writing.

How much does it cost to build a custom home in Bellevue?

I use planning ranges of $400 to $900 per square foot for new custom home construction, and $1.2M to $2.5M all in for a 2,500 square foot custom home. Demolition is typically $20,000 to $50,000. These are planning ranges, not quotes, and a builder’s bid on finished drawings is the real number.

Does Piper Cole build the house?

No. Piper Cole designs the house and administers construction on your behalf, and it does not build. You contract with the builder, and I work for you during construction.

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