Studio TJP delivers insightful, meticulous residential and commercial architectural designs that are ecologically, socially, and fiscally responsible across a wide range of project types, sizes and budgets. We develop beautiful details and fluidly adapt to our client’s evolving needs and desires, designing structures that gracefully endure. A deep-seated knowledge of architectural history informs our use of modern, innovative architectural design, building processes, and materials. Taking the long view, we consider how resources will be used over time to enable built environments that last, adapt, and meet principles of universal design and accessibility. Throughout the design and building process, from inception to project completion, we provide guidance. Crafted to be thoughtful and eco- friendly, our designs bring grace and enjoyment into every space. Founded in 1979 by Larry and Lani Johnson, the practice was previously known as The Johnson Partnership. In 2018, the Johnsons transitioned ownership to their talented and well-established architectural leadership team — Howard Miller, Steve Campbell, and Ellen Mirro. In 2020, The Johnson Partnership became Studio TJP. Studio TJP is licensed to practice architecture in Washington.
Residential and commercial architecture | Historic preservation and historic architecture | Green Building | Custom detailing | Universal design and accessibility | Licensed to practice architecture in Washington.
Howard L. Miller, Principal
AIA, NCARB, LEED AP
Howard’s passion for form and function and a sophisticated sense of color combines to form a vision, producing uniquely memorable creations. A furniture designer, woodworker, painter, and ceramicist, Howard has extensive experience in creating exquisite, efficient, client-specific designs and custom furniture. Leveraging his maritime experience, Howard contributed to a six-year restoration of Pirate, the best existing R-class sloop in the Pacific Northwest. Relaxing in his Bonsai garden, sailing the Sound, and skiing helps Howard connect with nature in and around Seattle. He and his wife also enjoy helping the Seattle area’s underserved communities through their church. Education, Licenses & Certifications Cornell University, School of Architecture, Art, & Planning – BA, 1988 Licensed in Washington, Oregon and Maryland National Council of Architectural Registration Boards (NCARB) Certified An Architectural Historian and Historic Architect, meets the Secretary of the Interior’s Professional Qualifications Standards in Historic Architecture Leadership in Energy and Environmental Design (LEED) Accredited American Institute of Architects, Seattle Chapter – Member, 2000 to present Puget Sound Bonsai Association – Board member, 2009 – 2017
Steven M. Campbell, Principal
AIA, LEED AP BD+C
Steve applies the rigor and discipline that first sparked his interest in architecture, whether he’s managing the design and construction of new buildings or overseeing business planning and accounting. Focused on refined detailing, building technologies, and multi-disciplinary collaboration, Steve’s interest in materials and construction is always evolving. Steve’s passion for sustainable design and architecture is evident, from schematic design through construction. Riding his bike to work rain or shine, Steve does his part to reduce urban congestion. Steve and his wife have cycled through the Netherlands and other idyllic places. Education, Licenses & Certifications University of Cincinnati, College of Design, Architecture, Art & Planning – Bachelor of Architecture, 1990 University of Charleston, College of Arts & Sciences – 1982 – 83 Licensed in Washington (No. 9272) Architectural Historian, meets the Secretary of the Interior’s Professional Qualifications Standards in Historic Architecture American Institute of Architects, Seattle Chapter – Member, 2007 to present United States Green Building Council, LEED AP BD+C – Member, 2008 to present
Ellen F. C. Mirro, Principal
AIA, NCARB, LEED AP | ARCHITECTURAL HISTORIAN
Ellen’s work spans custom residential, adaptive re-use, and large-scale institutional buildings, originating from her passion for solving complex design problems. An Historic Architect and Architectural Historian, Ellen has successfully obtained Certificates of Approval from the Seattle Landmarks Board for projects in Historic Districts and individually landmarked buildings. Whether clients need historic resource services, such as a SEPA Appendix A report, Landmark Nomination reports for the City of Seattle Landmarks Preservation Board, or architectural design services for stewarding old buildings, Ellen gracefully connects with colleagues, community, and individuals to accomplish goals while honoring the environment. Ellen also runs a working farm with her husband. Education, Licenses & Certifications University of Washington, Master of Architecture – MA, 2002 Participated in study abroad programs in Rome, Cuba, and Mexico Washington State University, Architecture Program – 1998 University of California at Santa Cruz, Art History – BA, 1996 Licensed in Washington (No. 11430) National Council of Architectural Registration Boards (NCARB) Certified An Architectural Historian and Historic Architect, meets the Secretary of the Interior’s Professional Qualifications Standards in Historic Architecture Leadership in Energy and Environmental Design (LEED) Accredited American Institute of Architects, Seattle Chapter – Member, 2012 to present Society of Architectural Historians, Marion Dean Ross Chapter
Audrey N. Reda, Senior Associate
Audrey develops 3D computer models of all stages of our projects, from as-found documentation to schematic design, design development, permitting, and construction. She develops permit documents, coordinates the permit process, and provides on-site project management, working on all phases of architectural design. An experienced researcher and writer, she is qualified as an Architectural Historian and conducts archival research, writes historic reports, and assists with Seattle Landmarks Preservation Board presentations. Audrey brings a broad perspective to Studio TJP, having lived in Michigan, Ohio, Florida, Massachusetts, Hawaii, Georgia, and Washington. Fun for Audrey includes building oversized, indestructible furniture, painting, and getting lost in foreign countries. Education & License University of Washington – Master of Architecture, 2017, pursuing architectural licensure. Thesis project: designed a lava-resilient, multi-generational housing community in Pahoas, Hawaii. Savannah College of Art & Design – Bachelor of Fine Arts, 2014 Flagler College Savannah College of Art & Design – Bachelor of Arts in English, 2006
Rachel P. Gensi, Associate Architect
Rachel brings a balance of detail-oriented precision and big-picture vision to her architectural design process. As Associate Architect, Rachel provides architectural services from schematic design through permitting and construction with a careful eye to detail and craft. She draws inspiration from the complex and ever-varying ways that humans relate to the built environment, and how those responses vary across cultures, ages, abilities, and more. Rachel grew up in Uganda, where she attended university and received her architecture license. After five years working for a nation-wide firm and then as a freelance architect, she landed in the Pacific Northwest, where she enjoys the coffee, the theater scene, and exploring the city's parks and wild spaces.
Larry E. Johnson
Larry created a heritage of excellence during his 40 years of firm leadership with his passion for architectural history and design and diverse background in community and regional planning, residential and commercial architecture, and historic preservation. Seattlite from birth and an expert in Arts & Crafts design, Larry enjoyed working with local craftsmen and artisans to preserve the Pacific Northwest’s cultural heritage. These days Larry can be found somewhere near or on the water–-fishing, boating, or just looking at old wooden boats.Larry E. Johnson, AIA is a Seattle native and is committed preserving this region's cultural heritage. He has a diverse background in community and regional planning, residential and commercial architecture, and historic preservation, as well as a continuing interest in architectural and maritime history. He established The Johnson Partnership in 1979, and in addition to providing professional architectural services, Larry has consulted on historic evaluation and preservation projects ranging from local to national importance. He has provided a wide variety of historical services for both public and private clients, including preparing Section 106 analyses, numerous landmark nominations, National Historic Register nominations, as well as documentation for historic structures. He is active in various national, regional, and local preservation organizations. Larry has previously served as past Chair for the Seattle Chapter AIA Historic Resources Committee, past Chair of the Ballard Avenue Historic District, Council Member for Historic Seattle, Trustee for The Northwest School, and as Board Member for the Virginia V Foundation and Swedish Cultural Center.
Lani v. d. L. Johnson
Lani's diligence and attention to detail grew the planning side of the business. Lani grew up in Hawaii, moved to Seattle in 1968, and has resided in Seattle since then. She earned her Bachelor of Arts in Environmental Design and Master of Architecture degrees from the University of Washington. For over four and a half decades, her professional career included environmental planning consulting services and SEPA/NEPA environmental evaluations. She was a Partner of The Johnson Partnership from 1981 thru 2018. In addition to her professional work, Lani has provided many years of volunteer service for a number of organizations, as well as for neighborhood land use activities. She currently serves on the Board of the Friends of Ravenna-Cowen, which supports the Ravenna-Cowen North National Historic District. Besides architecture, her interests include music, photography, bird-watching, gardens, and travel. Lani Johnson strives daily for responsible interaction with our natural and cultural environments. She has been a long-time resident of the Ravenna neighborhood, as well as long-time business owner in the Roosevelt neighborhood. She earned her Master’s in Architecture from the University of Washington, and for over four and a half decades, her professional career included environmental planning consulting services and SEPA/NEPA environmental evaluations. In addition to her professional work and other volunteer activities, Lani has provided many years of volunteer service for Roosevelt neighborhood land use activities, including serving as a past Land Use Chair and a past Vice President of the Roosevelt Neighborhood Association. She also served on the School Design Team (Design Review), Site Council, and Land Use Departure Committee for Roosevelt High School. She lives in the Ravenna-Cowen North National Historic District (along with her husband Larry), and is proud to have contributed her time to its successful nomination.
FREQUENTLY ASKED QUESTIONS: ARCHITECTURE
Who works on my project?
We are your team. You will work with a principal architect and our design team.
Which design tools do you use?
Using Graphisoft’s ArchiCAD (computer aided design), we design within a three- dimensional environment to efficiently move from design to construction documentation, expediting the time it takes to get your project under construction and completed. You will see your project develop from a simple sketch to a three-dimensional model during the early design stages and we can show you alternate configurations or design changes on the fly. For new architecture clients we also develop a predictive energy model to measure the built environment’s energy efficiency. Collaborating with our clients, we’ll determine which design strategies provide the best value and least environmental impact.
How do I select a contractor or builder?
Contractors or builders are selected by you and then become a collaborative member of the project team. For many people selecting a contractor can be daunting. We are happy to share a list of Northwest regional contractors who, from our experience, have proven records of successful projects. In addition, we can assist you with the bidding and/or negotiation process. If you already have a favorite contractor, we look forward to becoming acquainted with them.
What is the design process?
Below is an overview of 5 key steps in the process of designing and building a home.
Throughout the architectural design and construction process, we provide guidance from inception to project completion. Working together with clients, contractors, consultants, craftspeople, artists, and each other, we partner to create memorable homes and commercial buildings.
We meet to discuss project scope, desired timeline, and proposed budget. Once equipped with site details and a site visit, we deliver a written proposal. A letter of agreement is signed once the proposal is accepted.
We begin developing your conceptual design by identifying building and program restrictions and meet with you to further develop the designs.
We prepare construction drawings that describe your project’s construction as it relates to zoning and building code compliance.
We refine your design and develop detailed drawings that include mechanical systems, materials, finishes, fixtures, and equipment.
We’ll support you as you select a contractor and act as your agent to administer the construction contract. We stay with you until after the final punch-list items have been completed.
What is Studio TJP really good at?
Studio TJP offers expertise in the history of architecture and building processes which informs their knowledge of modern, innovative building processes and materials that honor the environment. We encourage clients to recognize how we can leverage the past to embrace the future and vice versa.
How do you structure your fee?
We structure fees based on the scope of the project and level of expertise required to successfully design and see the project through to completion. Typically, architectural services range from 8% to 12% of total project cost for new homes and 10% to 15% for home remodels. The most common fee structures are a straight percentage of the construction cost, or for “time and materials,” based on a detailed professional fee estimate for the anticipated scope of services. As decisions impact the project scope, we negotiate any changes to the budget.
Your initial investment is based on a letter of agreement which accounts for approximately 20 to 25% of the total estimated architectural design fee. In addition, a standard AIA professional fee contract, based on the scope established in the schematic design phase, is signed to address more complicated issues such as procedures and liability. Check out the 5 key steps you’ll experience working with us.
Which geographical areas do you serve?
Located in Seattle’s Roosevelt neighborhood, north of the University District, we are licensed for Architecture in Washington, Oregon, and Maryland. We have also designed homes in Oregon, British Columbia, Texas, Hawaii, and Japan and can obtain licenses in other states with enough lead-time.
What is a typical timeline?
Typically, a small residential remodel takes a couple of months while larger projects may take a year or more. We’ll work with you to develop your design and confirm project scope before we provide an estimated timeline for when your project will be complete.
FREQUENTLY ASKED QUESTIONS: PRESERVATION & LANDMARKS
This FAQ offers answers to basic preservation and landmarks questions. Please contact us directly for more in-depth information on the Landmarks process.
Which properties are City of Seattle Landmarks?
Since the implementation of the City of Seattle’s Landmark Preservation Program, more than 440 individual properties have been designated as City of Seattle Landmarks – see the list here.
What is a special review district?
Several hundred Seattle properties are designated/controlled if they are contributing resources within one of the City’s eight special review districts or historic districts. Special review districts include:
Ballard • Columbia City • Fort Lawton • Harvard-Belmont • International • Pike Place Market • Pioneer Square • Sand Point
What is the definition of a historic landmark?
Designated historic landmarks are properties that have been recognized locally, regionally, or nationally as important resources to the community, city, state, or nation. The landmarks ordinance can be found in the municipal code Chapter 25.12.
What is the City of Seattle Historic Resources Survey?
Many properties meet the age criteria for the Landmarks ordinance, but this does not mean they are Landmarks. Some of these properties have been catalogued in a Historic Resources Survey by the City of Seattle Department of Neighborhoods. The Historic Resources Survey identifies properties and discusses their potential as historic resources. These properties have not been reviewed by the Seattle Landmarks Preservation Board and do not have an official status as a Landmark. Historic Resources Survey Database
When do I need review for potential historic properties?
The City of Seattle’s Department of Planning and Development (DPD), with the Department of Neighborhoods (DON), requires a review of “potentially eligible landmarks” as part of the Master Use Permit (MUP) process for substantial commercial projects over 4,000 square feet in area and affecting properties over 50 years old. The review by DON requires the submittal of a report (SEPA “Appendix A”) that provides City staff sufficient information to determine if the affected potentially historic property may minimally meet any of six City of Seattle Landmark Designation criteria.
What are the criteria for Landmarks?
Eligibility for a City of Seattle Landmark nomination includes the following: a building, object, or structure must be at least 25 years old, have significant character, interest, or value, the integrity or ability to convey its significance, and it must meet one or more of six criteria. The criteria focus on whether a property is associated in a significant way with an historic event or person; a specific aspect of cultural, political, or economic heritage; a distinctive characteristics of an architectural style, period or method of construction; outstanding work of a designer or builder; an easily identifiable feature of its neighborhood or the city and contributes to the distinctive quality or identity of such neighborhood or city. Visit Landmarks criteria for a complete list of criteria.
Is owner consent required for a City of Seattle Landmarks Designation?
The City of Seattle’s process does not require owner consent for designation, unlike the National Register or landmark designation in many other jurisdictions. However, if a property fails to be nominated or designated by a Landmarks Preservation Board vote, only the property owner can submit another nomination on the property within a period of five years, subsequent to the Board vote.
What is the Landmarks process?
A report and nomination form must be submitted to the City of Seattle Department of Neighborhoods (DON) Historic Preservation program. A City of Seattle Landmark nomination may be prepared by a property owner, the City’s Historic Preservation Office, or by any individual. City of Seattle staff must determine if a nomination adequate in terms of its information and documentation. The Board must decide at a public hearing whether the property is eligible for nomination. In order to be nominated, a building must receive a majority vote of the Landmarks Preservation Board’s (LPB) members that are present at the hearing. In order to be designated, a building must receive a majority vote of all seated members of the Landmarks Preservation Board, even if not all are present at the hearing. If the building is not designated, it is considered non-significant and will not be controlled by the Landmarks Preservation Board. The building will not be eligible for incentives and will not be eligible for re-nomination for five years.
What are the incentives for City of Seattle Landmark properties?
City of Seattle Landmark properties are eligible for property tax relief related to major property alterations that have been reviewed and approved by the Landmarks Preservation Board. Landmarks in certain areas are eligible for financial benefits associated with the transfer of developments rights (TDR). Landmark properties are generally given greater flexibility with building and life safety code implementation. There are also several funding sources for landmarked properties.