PROJECTS

multi -family Middle housing SINGLE -family

MULTI-FAMILY

Mass Timber t.o.d. apartments

A modern white multi-story building with large windows and small balconies, situated on a city street with pedestrians, cyclists, trees, and parked cars under a partly cloudy blue sky.
Floor plan of a building with labeled areas, including retail spaces, lobby, bike storage, and trash area.
Floor plan of a residential building's fourth level with labeled units, including one-bedroom apartments, studios, semi-detached units, and common areas.
A multi-story building under construction with a wooden framework.

This 84 unit development was slated for Seattle’s cultural heart, Capitol Hill & a stone’s throw from the regional light rail. The type IV-C mass timber structure allowed the project to achieve an extra story due to the reduced floor plate thickness, thus maximizing development potential. The project responded to an extensive array of site forces, such as the proximity to the Capitol Hill light rail station, to tune the ground floor design to the surrounding context. 

DRS was the GP on the project, and Tsuga Studio was the Architect.

Stats
8 stories
45,000 sf
84 units + retail
80% floor plate efficiency
Mass timber (IV-C)
Transit-oriented
Designed from structure out & IPD

Role & Services
Lead GP, Architect

Status
shelved

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CLOVERLEAF TOWNHOMES

Modern multi-story apartment building with dark blue siding, illuminated windows, and a wooden fence in front. Surrounding trees and a sidewalk with a fire hydrant are visible, with a colorful evening sky in the background.
Modern multi-story residential buildings with gray siding, multiple windows, and small trees in front, under a blue sky with some clouds.
Aerial view of modern multi-story residential buildings with black siding, large windows, and small front yards with new landscaping, in a neighborhood with mature trees, parked cars, and nearby urban area in the background under a partly cloudy sky.
Modern multi-story residential building with gray siding, a wooden central section, and multiple large windows, set against a blue sky with scattered clouds.
A small outdoor patio area with a pathway of concrete pavers set within gravel, a young red-leafed maple tree, and a low wooden fence. The space is framed by modern siding on surrounding buildings, with windows and a door visible.
A sketch of a modern residential building with multiple stories, large windows, and surrounding trees, on a piece of paper with some handwritten notes.
Floor plan of a multi-unit residential building with four separate apartments, including kitchens, living rooms, bedrooms, bathrooms, and staircases.

We used rotational symmetry to maximize daylight and privacy while addressing site and zoning constraints. This approach maximized amenities and architectural dynamism while gaining construction cost efficiencies.

As co-GPs on the project, Tsuga served as Architect and provided various development services. The project broke ground in August of 2024 and was completed August of 2025.

Stats
8 attached homes, for sale

1,290 sf, 3 bed 2 bath each

Total 10,320 sf

Awards
AIA Seattle 2025 Honor Awards
Award of Merit

Role
Co-GP, Architect
Partner: Bridgewright Partners 

Location
Columbia City, Seattle

Status
Completed

Colorful graphic design with geometric shapes and patterns, featuring the text 'AIA Seattle Honor Awards for Washington Architecture'.
3D architectural illustration of a multi-story residential building with multiple balconies and rooftop windows, situated on a plot with a paved walkway.
Overhead view of a staircase with wooden steps, white walls, and a white handrail along the right side.
Shower area with beige tiles on the back wall, two folded white towels at the bottom, a showerhead, a handheld shower, and a control knob, all in a modern minimalist bathroom.
Interior view of a staircase with wooden steps, white walls, handrails, and ceiling lights, near a doorway leading to another room.
Interior view of a staircase with white walls and a small window at the top letting in some light.

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Ferdinand Townhomes

Modern black apartment building with multiple windows, trees, pedestrians, and a cyclist on a city street under a partly cloudy sky.
Modern black multi-story residential buildings with large windows, surrounded by trees, a sidewalk, and a few people walking and biking in a daytime setting.

Building upon the success of the Hudson Cloverleaf Townhomes, Tsuga again served as Co-GP and Architect on this Columbia City-Based project. This project also makes use of a cloverleaf plan, with secluded private entries for each townhome. This project works in dialogue with the nearby Hudson Townhomes, while also effectively combatting the steep grade on the site. The Ferdinand Townhomes are a demonstration of livable density in Seattle, helping to address the housing shortage in a thoughtful way.

Stats

12 Townhomes

Average Unit Size: 1380 sf, 3 bed 2 bath each

Total 16,555 sf

Role
Co-GP, Architect
Partner: Bridgewright Partners

Location
Columbia City, Seattle

Status
Under Construction as of Q4 2026

Interior of a modern apartment living room with a woman sitting on a brown sofa looking at her phone, and a man in the kitchen talking on the phone. The room features a wooden staircase, a floor lamp, a black and white patterned pillow, and decorative elements like books, potted plants, and wall art.

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SEDGWICK HISTORIC RENOVATION

Architectural drawing of a modern building with multiple floors, surrounded by trees and a street with crossing lines, depicted in a wireframe style.
A hand-drawn site plan with color highlights showing different areas, including residential and retail spaces, pathways, and directional arrows indicating traffic flow.
A digital rendering of a multi-story building project in a suburban neighborhood, showing the building's layout, surrounding trees, and neighboring houses.

The Sedgwick feasibility and yield study is for a complex historic property with underutilized exterior grounds (parking lots). DRS was brought in to provide development and architectural consulting services for a large and complex land acquisition effort. Our team developed the master plan and yield study for the redevelopment and underwrote a pro forma to support acquisition and negotiations

Stats
208 homes across 3 buildings

Total gross area 169,053sf

Plazas and intermingled shared assets & amenities

86 parking stalls

Role
Strategic Consultant, Architect

Location
Philadelphia, PA

Status
Feasibility Complete

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NORMAN URBAN COMMUNITY

3D architectural render of modern multi-story residential buildings with flat roofs and large windows.

The Norman urban community started with a tricky site that the client had wanted to develop for years, but hadn’t due to complex Right-of-Way conditions and requirements. Further, while the client had thought a series of 6 detached homes would be best, we were able to develop a 7-home scheme (plus optional ADUs!) that provided more and better indoor AND outdoor areas for occupants, all while minimizing timeline risks. This project will deliver 7 unique attached and detached homes to the Judkins Park neighborhood of Seattle.

Stats

(2) 1,200sf 3bed/3ba detached homes

A duplex of 1,400sf 3bed/2bath homes

Triplex of 1,500sf 3bed/3bath homes

Role
Architect

Location
Seattle, WA

Status
In Design + SIP Permitting

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MIDDLE HOUSING

Stacked Flats Prototype

A modern multi-story apartment building with glass windows and balconies, surrounded by trees, with people walking and biking on the sidewalk, and a person sitting on a bench in a park area.

This prototype for a “Stacked Flats” development takes advantage of new zoning flexibility to provide family-sized housing units. With an innovative approach to program, layout, and unit design, these development aims to serve the Middle Housing market: affordable to working families, built profitably and without public subsidy.

Stats
1,000sf 3bed/2ba stacked flat units

10-16 units / building

Status
In Design

Role
Architect

Location
Seattle, WA

Interior of a modern house with a hallway leading to a living area with large windows, wooden floors, and a staircase, seen during sunset.

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MID MOD Side yard slide

Modern two-story house with black and stone exterior, large windows, and a sloped roof. There is a tree with green leaves on the right and a pink bush on the left. Two people are standing in front of the house, and the sky is partly cloudy.

A new North Seattle infill project recalling earlier waves of residential development. This 2-story starter home takes advantage of new zoning standards to provide a functional bedroom floor layout, a covered front porch, and a bit of mid-century soul.

Stats
1,400sf 3bed/2ba detached home

Status
In Design

Role
Architect

Location
Seattle, WA

A modern two-story house with black exterior walls, large windows, a stone accent wall, and a wooden roof. The backyard has a wooden deck, a barbecue grill, and a small lawn with trees and bushes. Two people are having a conversation near the deck, and another person is visible through the window standing inside the house.

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Backyard duplex Double the Fun

Cross-section of a modern multi-story house with rooftop terrace, living space, dining area, and basement, showing interior furniture and people.
Living room with green sofa, large plants, framed wall art, and a woman sitting with a dog. Modern TV setup with speakers and artwork, sliding glass door leading to outdoor patio, and a marble kitchen counter in the foreground.
A rooftop terrace with a wooden pergola, outdoor seating, a countertop with decorative items, lush green plants, and four women engaging in conversation.
Front view of a modern, multi-story residential building with two cars parked underneath and a person walking towards the entrance, surrounded by trees and a black fence, under a partly cloudy sky.

This duplex of family-sized housing makes productive use of an empty backyard. By designing a 2 1/2 story structure, the occupants can use a penthouse with sweeping views from the top of West Seattle with walk-out roof decks. The 3rd floor “penthouse” can function as a 4th bedroom, office, entertainment or recreational lounge. With ccess to roof decks on both sides allows occupants to chase the sun, or, when it swelters, hide from it. A poly-carbonate roof structure provides rain protection while admitting the often-scarce light of the Puget Sound.

Stats
(2) 2,100sf 4bed/3.5ba homes

Status
Completed 2026

Role
Architect

Location
Seattle, WA

A modern rooftop terrace with outdoor seating and a pergola, overlooking a city with white buildings and trees.
Interior view of a modern home with white walls, wooden staircase, and natural light. A woman with red hair sits on a bench looking at her phone, while a young man in a red shirt and backpack walks up the staircase. The living room in the background has a dining table and a sitting area with a person seated near a window.

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KUBOTA AADU + DADU

3D render of two modern houses with flat and sloped roofs, wood panel exteriors, multiple windows, and rooftop balcony, situated on a construction site.
Modern two-story white house with a black front door and a wood-paneled section, surrounded by green trees and a paved driveway.
Front view of a modern two-story house with vertical white siding, black trim, and wooden accents, featuring large windows and a small tree in the yard.

What we call a “triple family special”, this AADU + DADU expansion to single family home is both an efficient and creative solution to adding density to our cities. The client, a local developer, had owned this single family house for years, and wanted to expand the site, adding two additional homes, and remodeling the existing SFR, to increase the property's economic value. The design unlocks the potential of the large property, affording each home with its own private yard space, providing privacy and calm to all who will call this property home.

Stats
Total SF 4,142 sf
Existing SFR 2,185 sf
New AADU 1,000 sf, 2 bed / 2 bath
New DADU 975 sf, 2 bed / 2 bath

Role
Architect

Location
Seattle, WA

Status
Breaking Ground Q4 2023

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SINGLE-FAMILY

“Tsuga is half the price of couples therapy, and more effective” 

-satisfied client, privacy well-respected

SPARROW GUT REHAB & ADDITION

Front view of a modern two-story house with a dark green exterior, a wooden entrance, and metal roof. The house number '314' is displayed near the door. There is a wooden fence with horizontal slats in front, a paved pathway, and planted ferns on either side of the pathway. Tall trees with bare branches are in the background under a cloudy sky.
Front porch with wooden stairs and railings, large front window, and a house with a mix of gray siding and natural wood paneling.

This residential redevelopment project was a down-to-studs renovation and addition to a dilapidated single family house in Seattle. The team acted as developer, GC, and Architect.

Stats
existing:
1,314 sf, 3 bed / 1 bath

renovated
+400 sf L2 addition
+950 sf finished basement
2,666 sf, 5 bed / 3.5 bath

Role
Lead GP, Architect

Location
Seattle, WA

Status
Completed 2021

Floor plan of a house showing bedrooms, bathrooms, and staircases.
Modern bathroom with dark green herringbone tile walls, a black marble countertop with a dark brown vessel sink, round mirror, and a window overlooking a snowy outdoor scene.

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Floor plan of a house showing a living room, kitchen, bathroom, bedroom, dining area, and outdoor deck with a dining table.
View of a cozy living room with a white armchair and a wooden wall panel. A rug with geometric patterns covers part of the beige carpet. Shelves with decorative glass vases are visible, and a portion of a hallway is seen through an opening.
Modern kitchen with light wood cabinets, white marble countertops, a stainless steel refrigerator, and a sliding glass door leading to a deck with outdoor dining table and chairs, surrounded by greenery.
Before After

 

WHITEFISH CUSTOM HOME

Watercolor illustration of a modern blue house with large windows, surrounded by green trees and bushes, with a driveway and a parked truck.
Floor plan of a house showing rooms labeled as kitchen, living/dining area, bedroom suite, mud room, entry, and garage on Level 1.

This design for a custom single family home is rooted in resilient design. The clients are creatives - a photojournalist and a creative director. As a budding young family, the clients wanted a space that was both molded to their current lifestyle and malleable to an open future – intergenerational living, possible home offices capable of hosting clients, and tending to the land.

Resilience against the rugged elements of Montana and Flathead County was a must: including harsh climate, pests, and ever-present wildfires.

As the client brief necessitated intimacy with the land, we sited the house to minimize tree and soil disturbance, protecting the landscape and the pocketbook. The design carefully considers circulation and grade access to minimize excavation and maximize everyday occupancy connection to the surrounding forest.

Stats
2,750 sf
4 bed / 2 bath

Role
Architect

Location
Kila, MT

Status
Designed 2022
Shelved

A colored architectural sketch of an open-plan interior space with high windows, wooden beams, a fireplace, and a dining area with tables and chairs, overlooking greenery outside.

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zen refuge (bath)

We were tasked with turning this outdated primary bath into a relaxing, warm refuge. Though space was tight, the client was in love with the japanese soaking tub — the ofuro (okay we were in love with it too)
so we worked with the contractor, Rhodes Creations, to create an exacting plan. The Rhodes team’s precise execution brought it all together.

Role
Architect

Location
Seattle, WA

Contractor
Rhodes Creations

Completed
2023

before

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PIONEER SQUARE CONDO RENOVATION

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A complex condo remodel that navigated the historic structure, modern building code, and extensive HOA requirements using design and project management judo. The client, new to Seattle from New York, bought this classic condo loft with the intention of remodeling it into the home of their dreams. The building has a long history – built as a factory using heavy timber mill construction, it was converted with a major condo upgrade in the early 90s. The upgrade involves all new finishes, a new kitchen, and additional rooms to transform the home from an open loft into a more functional 2 bed layout with an expansive entertaining kitchen.

Stats
1800 sf, 2 bed / 2 bath

Role
Architect

Location
Pioneer Square, Seattle

Status
Completed 2024