Shoreline ramblers, Richmond Beach and Innis Arden
Architect in Shoreline, WA
Additions, mid century remodels, ADUs and custom homes in Shoreline, from ramblers near the light rail stations to view and waterfront lots in Richmond Beach and Innis Arden.
The first feasibility check is free and usually takes about a day. You speak to the architect, not a salesperson.
Why local matters
Mid century houses with room to grow
Shoreline is directly north of Seattle on Puget Sound. Most of its houses are ramblers and split levels built between 1950 and 1975, on generous lots.
Those houses usually have good structure and plans that no longer fit, and many have Sound and Olympic views the original layout ignores.
Permits go through the City of Shoreline Community Development Department, which runs a digital permit system.
What gets designed here
Work in Shoreline
Shoreline work falls into four kinds.
- Additions. Opening the plan, adding a primary suite and connecting the house to the back yard.
- Mid century renovations. In Innis Arden, Richmond Highlands and near Meridian Park: opening views and updating energy performance while keeping the character.
- ADUs. One attached and one detached unit on most lots under state law. The larger northern lots suit backyard cottages.
- Custom homes. From infill lots near the light rail stations to wooded lots in the north of the city.
On the water
Richmond Beach and the Sound
Waterfront lots in Richmond Beach need shoreline review under the Shoreline Management Act in addition to the building permit.
Setbacks are assessed at feasibility, before design, because they set what fits.
Permits
Shoreline permit timelines
| Project | Typical review |
|---|---|
| Residential addition | 6 to 10 weeks |
| New single family home | 10 to 16 weeks |
| ADU, attached or detached | 6 to 10 weeks |
| Commercial tenant improvement | 6 to 10 weeks |
Typical City of Shoreline review times for a complete application. Shoreline permits on waterfront lots run in addition.
Budget
What projects cost, in round numbers
These are the same figures used everywhere on this site. The estimators on the linked pages turn them into a number for your size and scope.
| Project | Typical range | Estimator |
|---|---|---|
| Architect led custom home | $500 to $800 per sq ft | cost to build page |
| High end custom or waterfront | $800 to $1,200 and up per sq ft | cost to build page |
| Whole house remodel | $300 to $550 per sq ft | whole house remodel page |
| Home addition | $350 to $650 per sq ft | home addition cost page |
| Detached ADU | $200,000 to $400,000 | ADU cost guide |
| Architecture fee | 8% to 15% of construction | architect fees page |
Swipe the table sideways to see every column
Eastside figures from the cost pages on this site, each of which has an estimator that gives you your own number. Land, site work and permits sit on top of construction.
Where
Shoreline neighborhoods
Richmond Beach, Innis Arden, Richmond Highlands, Meridian Park and the neighborhoods around the light rail stations.
Questions
Building in Shoreline, answered
Do you work in Shoreline?
Yes. Piper Cole Architects is based in Kirkland and Shoreline is part of the regular work. Additions and mid century remodels are the most common projects.
How long does a permit take in Shoreline?
Allow 6 to 10 weeks for an addition or ADU and 10 to 16 weeks for a new house. Waterfront lots add shoreline review.
What does an architect cost in Shoreline?
Typically 8% to 15% of construction for full service, toward the top of that range on waterfront, steep or otherwise constrained lots because they take more design time. The architect fees page has a calculator for your own budget.
Do I need an architect for a house in Washington?
Not by law. RCW 18.08.410 exempts single family homes and buildings of four units or fewer from the stamp requirement. You will need permitted drawings and usually structural engineering. People hire an architect because the lot, the code or the design is complicated, not because the law requires one.
What happens on the first call?
You describe the property and what you want to do. David Meade tells you what the site and the code are likely to allow, what it tends to cost and what to check first. The first feasibility check is free and usually takes about a day.
Can I add an ADU to a Shoreline lot?
On most residential lots, yes. State law allows one attached and one detached ADU, and Shoreline’s larger lots in the north suit a backyard cottage.
Plan the project
Cost and service pages
- Cost to build a house in SeattleNew build cost by tier, with an estimator
- Architect feesWhat the design work costs, with a calculator
- Home addition costEvery addition type, with an estimator
- Whole house remodel costCost by depth, and the code trigger that moves budgets
- Custom home designNew houses on the lakes and on difficult lots
- Home additionsOut or up, and what it costs
- ADU and DADU designGarage conversions to backyard cottages
- Waterfront and lakefront homesShoreline lots and teardown rebuilds on the lakes
Read next
Guides for Shoreline projects
- Mid century renovation in ShorelineOpening up 1950s to 1970s ramblers
- Washington ADU laws in 2026What state law now allows on almost every lot
- ADU cost, Seattle and the EastsideAttached, detached and garage conversions, in real numbers
- Second story additionsGoing up instead of out, and what it involves
Nearby
Nearby cities
- Architect in Lake Forest Park, WALocal permits, costs and the kind of work done there
- Architect in Edmonds, WALocal permits, costs and the kind of work done there
- Architect in Seattle, WALocal permits, costs and the kind of work done there
- Architect in Kenmore, WALocal permits, costs and the kind of work done there
- Architect in Lynnwood, WALocal permits, costs and the kind of work done there
- Architect in Bothell, WALocal permits, costs and the kind of work done there
Next step
Talk about your Shoreline property
Describe the lot and what you want to do with it. You speak to David Meade directly, not a salesperson, and the first feasibility check is free and usually takes about a day.
Our Architecture Services
Full-service architecture for Shoreline Architect: Additions, Remodels, ADUs and the greater Seattle area: