We guide you through the design process, and help you get the best value from your investment. Architects are trained to create inviting and enjoyable living spaces. We understand how form serves function to meet the needs of end-users. We analyze zoning and building codes, existing site conditions, space limitations, and the proposed use of your project, taking into account your budget and scheduling constraints.

The more information you provide at project inception the better we can hone in on a design that meets your goals, brings you joy, and does so affordably. We maximize the use of available space while focusing on quality of user experience. We identify opportunities to increase energy efficiency, and find cost-effective materials that stand the test of time.

Please bring pictures that inspire you. You might include images of buildings or rooms, examples of colors, textures, outdoor spaces, unusual building elements, or special features you’d like to see in your project. If you have saved images on Pinterest or Houzz, we’d like to see them. Photos, sketches, color swatches, and materials samples help us visualize your objectives. If you have completed surveys, feasibility studies, or environmental assessments, please share them with us.

A feasibility study gives you the opportunity to evaluate options before committing resources. Careful early planning helps you avoid budget, permitting, and construction obstacles. We dive into code requirements, identify challenging site geography, and research the surrounding community and its history. Then we present real data so you can proceed with confidence.

We rely on information you provide, along with site restrictions, to determine a design direction. In addition to code requirements, we evaluate the unique features of your site. We consider orientation to the sun, hills, potential views, traffic patterns, nearby structures, and access to power and sewer lines. The quantity, size, and relationship of spaces define the overall massing of the structure. We collaborate with you to finalize the style of the building.

Once the parameters of your project are understood, we will develop an anticipated schedule. Our design team offers decades of experience with the unique permitting requirements of agencies throughout King and Pierce counties. We collaborate with your consultants to develop the permitting submittal in compliance with local zoning, building, and energy codes. Additional requirements may apply (e.g., demolition, accessibility, environmental protection, historic preservation, street improvements, platting). Depending on the size, location, and type of project, permitting can take from a few months to over a year. We respond to written comments from government planners during their review process until your permit is issued.

Structural: Structural engineers use the architectural drawings we provide to determine the necessary supporting structure based on the external walls and foundation. Your structural engineer provides us with a set of stamped drawings and structural calculations.

Civil: Civil engineers use the site plan to design the water service, sanitary sewer, and storm sewer. If needed, they can provide grading plans, or size and locate storm drainage elements such as detention pipes and bioretention planters. Civil engineers identify the best way to meet the drainage code by facilitating runoff or infiltration. Your civil engineer provides a drawing package, required forms, and drainage report.

Geotechnical: Geotechnical engineers evaluate soil composition to determine soil contents, permeability, stability, and strength. This information can be used to obtain a demolition permit, or to generate a stormwater system design. They give the structural engineers the information they need to design the building foundations and site retaining walls. Geotechnical reports are typically required when there is a steep slope or other Environmentally Critical Area on the site.

Landscape: Landscape architects use the site plan and the civil engineer’s documents to produce landscape plans. These plans include planting that meets City requirements and green factor calculations.

Surveyor: Surveyors provide drawings of the site for use by the architect and other consultants.

Arborist: If local code requires preserving existing trees, an arborist’s tree protection recommendations will be included in the Architectural, Civil and Landscape Plans.

Green Building: If green building certification is desired, CJA works with with all parties to provide a permit package that meets the green standard. The green building consultant monitors the project during construction, and certifies conformance with the standard.