Lot & Line provides design and development consulting for ADUs, DADUs, middle housing, homes, restaurants, and investment projects across Seattle, Tacoma, Bellevue, Kirkland, Everett, and Puget Sound.
We help owners understand what can be built, what permits may be required, which consultants to hire, and how to move toward a build-ready plan.
After permits are approved, we provide owner-side construction consulting — bid review, contractor coordination, site logistics, change-order support, and build-phase decision guidance.
FREE FEASIBILITY SNAPSHOT
Enter an address and we’ll map the first signals for what the property may be able to become — backyard income unit, middle housing, remodel expansion, permit rescue, or a cleaner path through bids and city review.
This is an early-read preview using public clues and what you share with us. It points to paths worth testing — not a city determination, survey, permit approval, architectural design, engineering review, or legal advice.
Choose your project type to view the typical process
learn how we help each step of the project
Curated interior packages that bring warm professional designs such as Scandanavian, biophillic, bohemian, or our signature Earth Minimalism look to your restaurant, rental, or home — without a full-service design engagement.
A quick-start kit when you just need a clear visual direction and a few guardrails.
Good fit for: restaurant refreshes, Airbnb/STR rooms, and small retail/café tenants who want a clear look before spending on drawings.
A coordinated layout and finish plan you can hand to a contractor or GC.
Good fit for: small developers, hospitality, and mixed-use tenants that need a plan that “reads” well in permit review.
Ongoing design/development support from first sketch to opening week.
Good fit for: owners and small developers juggling multiple decisions.
Full design is for owners who want us in the room from concept through install — not just a preset package. We handle space planning, finish/fixture selections, lighting direction, and vendor coordination, plus ongoing decision support so the build stays aligned when real-world constraints show up.
Packages are a fast, repeatable system. Full design is custom, deeper, and includes more coordination and revisions.
Each package is a complete system: finishes, fixtures, lighting, and key furniture pulled into a repeatable palette, plus a spec list so you can order the exact or near-exact pieces we recommend through trusted vendors and future online shop partners.
For clients seeking early development clarity — feasibility, site planning direction, and a realistic permit path — before advancing into full architectural and engineering phases.
Best for “Is this even worth it?” questions on land, small multi-plex, ADUs, or mixed rental stacks.
Starting at $300
For projects moving from idea into something you can show to lenders, partners, or future design team.
For clients who want a guide through submittals and pre-construction coordination.
Full development support is for landowners and investors who want one guide from feasibility through construction. We help with site strategy, permit pathways, consultant scoping, surveys, civil direction, contractor handoff, early construction logistics, and owner-side construction consulting after permits are approved.
During the build phase, we support bid review, contractor coordination, site-logistics questions, change-order review, schedule/risk tracking, and decisions that affect cost, layout, and the final result. We keep the plan moving from pre-development to occupancy, track risks, and coordinate with licensed architects/engineers when stamped drawings are needed.
Packages get you a defined scope quickly. Full development is ongoing coordination across many moving parts — from feasibility and permits to consultant management, construction-phase owner support, and closeout.
We cover planning, layout, and code strategy — and coordinate with licensed architects and engineers where stamped drawings are required.
Lot & Line is led by Matthew — a designer-developer with a MURP in Urban Planning & Design and a BA in Geography/Urban Form. I've spent years inside local government managing spatial information, from permitting and plan review to development and long-range planning — so I know how reviewers read drawings and what keeps a submittal moving.
Our studio designs spaces that work and feel right — restaurants that feel alive, rentals that photograph beautifully, and commercial spaces that work as hard as they look. Materials are warm, edges soft, light natural — a modern, organic touch tuned to your brand and vibe.
Clients arrive at every stage of development: some with a raw lot, others with a lease and a napkin plan. We meet you there, maximize your potential, chart the path, coordinate with architects and engineer partners as needed, and carry the admin so decisions stay clear and momentum doesn’t stall.
Felix is our partner on the business side— the person who handles the “other stuff” owners shouldn’t have to lose sleep over.
He helps shape brand and story, maps permits and approvals (including health-department steps), lines up insurance and licensing, and builds simple operating systems—SOPs, vendor lists, staffing workflows, launch calendars.
He scouts and secures locations, supports lease terms, and sets up day-to-day tracking so decisions stay clear. Whether it’s a first café, retail concept, or a short-term rental, Felix pairs the space with a practical go-to-market plan and stays involved after opening to tune the numbers.
Explore recent work from across Washington—project potential, code and permit paths, and realistic timelines—using the state and local rules we work with every day.
We evaluated a historic commercial shell for boutique lodging: occupancy code path, fire separations, egress, plumbing groups, and unit count sensitivity. We also ran STR demand comps, seasonality, ADR, and capex timeline with phased FF&E.
Two adjacent lots tested under current allowances to target six units. We mapped setbacks, height, lot coverage, drive access, stormwater concept, and refuse/utility placement to reduce review churn.
On a tiny parcel near light rail and medical employment, we tested a stacked plan for 4 units within a 45′ envelope, reviewed TOD bonuses, and compared LTR/MTR/STR mixes (including one affordable slot for tax/fee relief).
Compared jurisdictions for primitive campground allowances, mapped critical areas, tested well/septic scenarios, and outlined low-impact pads with season-proof guest comfort (shade, wind, heat, lighting).
Eligibility checks across multiple jurisdictions: lot size, setbacks, height, parking relief, and utility tie-ins. Includes quick rent bands for cash-flow scenarios and tips for low-friction permits.
Quick layout and code pass to validate a concept before lease: seating density, kitchen adjacencies, venting path, and restroom requirements summarized up front.
Explore buyer, investor, agent, land, permit-rescue, stormwater, SWPPP, TESC, land acquisition, and pro forma guidance — or send an address for a free first-look snapshot.
Permitting links, maps, checklists, and funding paths—curated for small commercial, restaurants, micro-housing, and ADUs.
Permit guides, submittal standards, and Accela portal access for Tacoma projects.
Submittal requirements, checklists, and contact info for Burien permits.
Insignia process, plan review, and electrical/LP requirements for mobile food units.
Plan review and operating permit guidance for restaurants and mobile vendors in King County.
Food establishment permits and guidelines for Tacoma/Pierce County.
Interactive map for zoning, overlays, and parcel data.
Parcels, aerials, transportation, and utilities datasets.
Guides and allowances for attached and detached accessory dwelling units in Tacoma.
State-level guidance for ADU policy and implementation.
Adopted building, residential, and energy codes for Washington State.
Scoping and technical requirements for accessible design.
General-purpose loans used for tenant improvements, equipment, and project working capital.
Loan and grant programs that can fit small-town hospitality, retail, and light manufacturing.
Seat count rules of thumb, health triggers, and venting path to review before lease signing.
Eligibility, utilities, parking relief, and quick rent bands for Puget Sound jurisdictions.
Revisión de planes y permisos para restaurantes y camiones de comida en el Condado de King.
Tacoma-based design and development consult studio serving the Sound— with select projects across Eastern Washington and the West Coast.
Early feasibility, site strategy, permit guidance, and design support for ADUs, DADUs, middle housing, homes, and small development projects across Seattle, Tacoma, Bellevue, Everett, and the Puget Sound
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