Waterfront Homes
Houses shaped by the water they sit on.
Lakefront and waterfront homes on Lake Washington and Lake Sammamish. The heart of the practice, principal-led by David Meade.
The first feasibility check is free and usually takes about a day.
Free feasibility check
Send the address and what you have in mind. David replies to you personally.
- 1996Licensed architect since 1996
- 1992AIA member since 1992
- 20 to 30Projects designed each year
- 3Masonry Excellence Awards, commercial projects
- AIAAIA · NCARB · Washington licensed
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Waterfront is a different project.
On a normal lot, zoning sets your envelope. On a shoreline lot you have zoning plus the Shoreline Management Act, a local Shoreline Master Program, critical areas rules, often tree retention, and sometimes a geotechnical requirement.
Each one subtracts from buildable area before a single line is drawn. Knowing that map is most of the job.
Projects
Selected work
Real houses, real constraints. Photographs and drawings from the practice.
Buildable area
Check the lot before you buy it
The single most valuable hour on a waterfront project is the one spent mapping what the shoreline and critical areas rules actually allow, before an offer is made.
Shoreline setback is measured from the ordinary high water mark, not the property line, which is why buildable area is often far smaller than buyers expect.
- Shoreline jurisdiction on Lake Washington and Lake Sammamish
- Vegetation conservation areas that limit clearing
- Steep slope and critical areas buffers
- View corridor and privacy constraints from both neighbours
What it costs
Waterfront custom home cost, 2026
| Well built Eastside custom home | $300 to $500 per sq ft |
| High finish, structural glass, difficult site | $400 to $900 per sq ft |
| Medina, Clyde Hill and prime waterfront | Regularly above $800 per sq ft |
| Typical new home we design, to build | $2M to $6M |
| Architect design fee, custom home | 10 to 15% of construction |
| Design through permit, waterfront | 12 to 20 months |
Market ranges for planning, not a quote. Shoreline permitting, geotechnical and shoring, moisture detailing and glazing push waterfront to the top of the range.
Before you buy
Send us the address.
A short conversation on a specific parcel can save you from a lot that will never build the house you want. Free, no obligation, straight to David.
Kirkland shoreline
KZC Chapter 83, in practice
In Kirkland, shoreline jurisdiction on Lake Washington, Forbes Creek and North Creek is governed by the Shoreline Master Program under KZC Chapter 83.
Development inside that jurisdiction triggers a separate substantial development or exemption review on top of the building permit, which is why waterfront timelines run longer.
How to choose
Three questions to ask any architect
Have you taken a shoreline substantial development permit through this specific jurisdiction. What did the last waterfront geotechnical report change about your design. Who will actually draw my house.
Here the answer to the last one is always David.
What does a lakefront home cost to build on Lake Washington?
Well built Eastside custom homes run $300 to $500 per square foot, and $400 to $900 with high finishes, structural glass or a difficult site. Prime waterfront in Medina and Clyde Hill regularly passes $800. The new homes we design are typically $2M to $6M to build.
Do I need a shoreline permit?
If the work falls inside shoreline jurisdiction, yes. In Kirkland that is governed by the Shoreline Master Program under KZC Chapter 83, and it sits on top of the building permit rather than replacing it.
How is shoreline setback measured?
From the ordinary high water mark, not the property line, which is why buildable area on a waterfront lot is often much smaller than buyers expect.
How long does a waterfront home take?
Design through permit typically 12 to 20 months, because shoreline review runs in series with building review, plus 14 to 24 months of construction.
Can you check a lot before I buy it?
Yes, and it is the best hour you can spend. Call with the address and we will map what the shoreline and critical areas rules actually allow.
Which waterfront areas do you work in?
Lake Washington and Lake Sammamish shoreline across Kirkland, Bellevue, Medina, Clyde Hill, Mercer Island, Sammamish and Renton.
Start here
Let us design your waterfront home.
The first feasibility check with David Meade is free and usually takes about a day. No obligation, no pitch. Call or WhatsApp direct.
Free feasibility check
Send the address and what you have in mind. David replies to you personally.