We are Architects, Designers, Thinkers & Problem Solvers.
PLOT is a full-service architecture firm that can meet all your project needs in varying scales of projects from commercial urban multi-family to single family new builds, renovations & additions in the city or tucked away in the woods or islands. At the core of our design philosophy, we believe that thoughtful, intuitive, and functional architecture inspires the human spirit to be positive stewards of the environment and their community.
Based in Seattle, we offer extensive experience in rural and urban projects in Northern Idaho, Washington and Western Montana. Our experience helps the process go as smooth as possible. Each project scope of services is tailored to best fit our clients.
Our Design Process is guided by a 3-sided approach:
Sense of Place
Each project has its own unique opportunities and constraints based on its exact location. Whether is views, light, textures, color, or sounds, Its important to understand and design around these, as it brings value and relationship to the projects community.
Function
A project must not only be balanced and well portioned, but also must work for its intended use. Our process involves a deep dive into the reasons behind the needs with our clients to uncover hidden solutions that may make the project more functional its its users.
Value & Collaboration
Each project must fit within economic constraints, whether it’s a construction budget or a pro-forma in multifamily development. We understand that our design must be both inspiring and economically viable. This takes a collaborative approach to achieve.
Custom Residential, Remodels, Additions & ADU/DADU’s
As a truly personal undertaking, there are thousands of complex and even seemly conflicting decision that needs to be made. This goes far beyond just a list of spaces, but deep dive into the daily routines, personal needs and tastes to personally craft your project all while balances budgets. With our full service of architecture design, we can help guide the process to create an functional and technically sound home that is inspiring for you to live.
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Schematic Design: Space planning, Conceptual Building Massing and Design
Design Development: Floor plan, exterior & Interior Aesthetic Design
Construction Documentation: Building details, finalized specifications
Zoning and Building & Energy Permit documentation and management.
Design Consulting & Peer Review
Visualization 3D Conceptual Rendering, & Virtual Reality walk-throughs.
Finish Material Selection for Exterior and optional service for Interior finishes
Sustainable Design Strategy Consultation
Engineering and Design Consultants Coordination and management.
Budget Review from General Contractor estimates & General Contractor selection assistance
Construction Observation that includes site visits, RFI and submittal review and pay application review
Fees: Depend on exact scope, project complexity and timeline. Contact us to find out more!
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BIM Modeling: Projects are modeled and documented using Building Information Modeling software that allows for 3D walk-thrus, and more reliable structural, mechanical, plumbing coordination. Models and can be used to extract analytic data that can help inform the design.
Photorealistic Rendering and 3D Immersive Digital Walkthroughs: We as standard practice provide photorealistic renderings to help clients make decisions during the design process and create a digital 3D walkthrough that can be accessed at any time so you can walkthrough your project design and understand it more thoroughly.
Deep Technical Experience: Designing a home is a complex undertaking that requires experience in both building performance technology, but also in coordination of engineering disciplines.
Thorough Details and Construction Documents: We produce a full set of thorough color coded details for all major conditions and assemblies throughout the project to better communicate to Contractors the parts and pieces that make up a building.
A Partner Throughout The Process: As your architect, we advocate for the design and the owners best interest throughout construction, while working with General Contractor to solve problems as they arise.
Cost Conscious while Maintaining High Design: We've learned through this process where the true value opportunities lie, and are able to design with cost in mind to create a quality high end design at a lower cost.
Flexible Hours: We can be available off hours for virtual design meetings -
How do Architect fees get calculated? We bill at an hourly rate and send invoices monthly. Fees depend on complexity, type, if sub-design consultants are contracted with architect or owner, and how long it takes to design a project. We send this estimate prior to work to negotiate scope and once the estimate agreement is signed, we start!
What does the design process look like? (See above for more detail) Typically, we start with site access and feasibility for a new custom home with the client needs. We work closely with the client to test fit and understand the opportunity and constraints of the project. Once approved with the owner, we move to develop the project further to understand space planning, exterior materials, and window locations. We than move to get deep into the details of the project to understand and document how the parts and pieces come together. At all these steps, we find that having a general contractor involved helps with budgeting. Learn more about our services.
What does construction look like? We offer Construction/Contract Observation services that typically include bi-weekly or monthly Owner-Architect-Contractor meetings and monthly physical site visits. More or less can be arranged if asked by our clients. Full-service Construction Observation also includes collaboration and questions from the General Contractor and submittal reviews.
Do I need a General Contractor in the Design Phases? Short answer is no. However, we typically advise to have one or several General Contractors looking at the design drawings before building permit finalization to give cost estimating. Ideally, having a General Contractor from the start that offers pre-construction services such as cost estimates, and assists in consultant or trade coordination often has construction cost saving benefits.
Do I need other types of Design Professionals? Maybe. This will depend on the complexity, the jurisdiction, size and location of the projects. These consultants can either be contractually under the Architect, or the owner can take them on.
Do I need design services in Construction? It is highly recommend, and typical practice. Having contract administration services allows for the General Contractor to ask questions that may arise during construction. But more importantly having a design professional can act as the owners advocate to make sure that things are running smoothly and help problem solve.
What do I need to Get started? First thing is to get in contact with us by using the New Residential Project Inquiry. This will be set of questions to help us understand the project. We will get in touch with you and setup a first meeting!
After, we will talk about scope and the fee of the project. Once we have a contract signed, we will start the design process!
Urban Infill / Middle Housing & Multifamily + Mixed Use Housing
Our full service of architecture design we can help guide the process creating inspiring places for people to live. We offer dense urban commercial residential design experience in Seattle, Redmond, Lynnwood and other neighboring jurisdictions for zoning and building permitting process to help the process go as smooth as possible. We strive to balance economic values, urban context and sense of place to create a delightful and positive experience to the residencies living in these projects. These qualities often equate to well leased and loved buildings in the community.
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Schematic Design, through Contract Administration of Construction.
Zoning and Building Permit Entitlements.
Visualization 3D Conceptual Rendering
Exterior Finish Material Selection
Sustainable Design Strategy Consultation
Project Management
Unit Planning
Amenity Space Planning
Design Consultant Coordination
Interior Design
Product Specification
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How do Architect fees get calculated? We bill at an hourly rate and send invoices monthly. Fees depend on complexity, type, if sub-design consultants are contracted with architect or owner, and how long it takes to design a project. We send this estimate prior to work to negotiate scope and once the estimate agreement is signed, we start!
What does the design process look like? (See above for more detail) Typically, we start with site access and feasibility for a new custom home with the client needs. We work closely with the client to test fit and understand the opportunity and constraints of the project. Once approved with the owner, we move to develop the project further to understand space planning, exterior materials, and window locations. We than move to get deep into the details of the project to understand and document how the parts and pieces come together. At all these steps, we find that having a general contractor involved helps with budgeting. Learn more about our services.
What does construction look like? We offer Construction/Contract Observation services that typically include bi-weekly or monthly Owner-Architect-Contractor meetings and monthly physical site visits. More or less can be arranged if asked by our clients. Full-service Construction Observation also includes collaboration and questions from the General Contractor and submittal reviews.
Do I need a General Contractor in the Design Phases? Short answer is no. However, we typically advise to have one or several General Contractors looking at the design drawings before building permit finalization to give cost estimating. Ideally, having a General Contractor from the start that offers pre-construction services such as cost estimates, and assists in consultant or trade coordination often has construction cost saving benefits.
Do I need other types of Design Professionals? Maybe. This will depend on the complexity, the jurisdiction, size and location of the projects. These consultants can either be contractually under the Architect, or the owner can take them on.
Do I need design services in Construction? It is highly recommend, and typical practice. Having contract administration services allows for the General Contractor to ask questions that may arise during construction. But more importantly having a design professional can act as the owners advocate to make sure that things are running smoothly and help problem solve.
What do I need to Get started? First thing is to get in contact with us by using the New Residential Project Inquiry. This will be set of questions to help us understand the project. We will get in touch with you and setup a first meeting!
After, we will talk about scope and the fee of the project. Once we have a contract signed, we will start the design process!
Pre-Design Service & Feasibility Studies
This service offers a comprehensive assessment of sites to evaluate their potential program yield based on zoning, building, and site constraints without delving into specific design solutions. Feasibility Studies are a fundamental preliminary step in projects of varying scales and scopes. Particularly beneficial for complex sites, and prior to property acquisition. We offer 3 levels of feasibility study services, each with different levels of development and base fee. See More Info
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Level 1
Zoning Code Analysis and Assessment Report: Basic, but through analysis and assessment of zoning codes to analyze their implications on the proposed development.
Base fee $600
Level 2
Feasibility of Building Massing and Programming Analysis: Evaluating the feasibility of proposed building massing and programming, aiming to discern maximum achievable yields within regulatory constraints.
Site Access & Analysis Feasibility: Assessing the feasibility of site access and conducting a thorough analysis to determine its viability for proposed developments.
Base fee $950
Level 3
Feasibility of Various Building Typologies and/or Programs: Exploring the feasibility of multiple building typologies and/or programs to optimize land-use opportunities and maximize potential returns on investment.
Base fee $1,800 on up.
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How do Architect fees get calculated? We bill at an hourly rate and send invoices monthly. Fees depend on complexity, type, if sub-design consultants are contracted with architect or owner, and how long it takes to design a project. We send this estimate prior to work to negotiate scope and once the estimate agreement is signed, we start!
What does the design process look like? (See above for more detail) Typically, we start with site access and feasibility for a new custom home with the client needs. We work closely with the client to test fit and understand the opportunity and constraints of the project. Once approved with the owner, we move to develop the project further to understand space planning, exterior materials, and window locations. We than move to get deep into the details of the project to understand and document how the parts and pieces come together. At all these steps, we find that having a general contractor involved helps with budgeting. Learn more about our services.
What does construction look like? We offer Construction/Contract Observation services that typically include bi-weekly or monthly Owner-Architect-Contractor meetings and monthly physical site visits. More or less can be arranged if asked by our clients. Full-service Construction Observation also includes collaboration and questions from the General Contractor and submittal reviews.
Do I need a General Contractor in the Design Phases? Short answer is no. However, we typically advise to have one or several General Contractors looking at the design drawings before building permit finalization to give cost estimating. Ideally, having a General Contractor from the start that offers pre-construction services such as cost estimates, and assists in consultant or trade coordination often has construction cost saving benefits.
Do I need other types of Design Professionals? Maybe. This will depend on the complexity, the jurisdiction, size and location of the projects. These consultants can either be contractually under the Architect, or the owner can take them on.
Do I need design services in Construction? It is highly recommend, and typical practice. Having contract administration services allows for the General Contractor to ask questions that may arise during construction. But more importantly having a design professional can act as the owners advocate to make sure that things are running smoothly and help problem solve.
What do I need to Get started? First thing is to get in contact with us by using the New Residential Project Inquiry. This will be set of questions to help us understand the project. We will get in touch with you and setup a first meeting!
After, we will talk about scope and the fee of the project. Once we have a contract signed, we will start the design process!
talk with an architect
Every project deserves a trusted design partner to achieve its highest potential. Connect with us o discuss your project and goals.