¼C Modern ✳

The catalog · No. 14

The Garden

A bungalow behind lavender, HOME chalked on the sidewalk out front. 2 bed + den and 1 bath, 1,140 square feet. Small, honest, tight.

The Garden design study render
Study No. 14 · design study render

The two faces

Modest to the street, open to the garden.

From the street: a calm, low face. The house saves its glass for the garden.
From the street: a calm, low face. The house saves its glass for the garden.
The garden side opens wide in glass and warm light. The face the family lives with.
The garden side opens wide in glass and warm light. The face the family lives with.
The way in, sheltered under deep eaves, a lit door at dusk.
The way in, sheltered under deep eaves, a lit door at dusk.

The plan

Every square foot, accounted for.

Program2 bed + den · 1 bath
Floor area1,140 sq ft · 1 storey
StructureConventional frame, deep planted setback
RoofHip, thin eave
EnvelopeStep Code 5 target · ACH50 ≤ 1.0, blower-door verified
Signaturefront-garden setback · chalk-friendly sidewalk

Plan drawn to the render. Room dimensions on the drawing; areas sum to the stated floor area. A construction set follows the House No. 1 pipeline.

BED 1 12'×12' BED 2 12'×12' BATH · 8'×6' LNDRY KITCHEN 10'×10' DEN 8'×10' DINING 17'×8' LIVING 17'×11' ENTRY LAVENDER GARDEN GARDEN WALL SIDEWALK HOME 38'-0" 30'-0" 0510 FT N
A deep lavender garden does the work of a fence, with living and dining glazed to the front walk and both bedrooms banked along the quiet side.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$21,000
Foundationslab or crawlspace, insulated$34,500
Structure + framingpost and beam or conventional, roof structure$55,500
Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$83,000
Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$62,500
Interior finishesfloors, millwork, kitchen, baths, paint$69,500
GC + contingencysupervision, permits admin, 5% contingency$21,000
Hard cost$346,500

Band $319,000 to $374,000 · $304/sq ft

Cost model v0.1: Okanagan 2026 hard-cost bands from a $/sq ft basis, stated as an estimate, not a quote. Excludes land, design and permit soft costs, and GST. As the House No. 1 build sheet gathers real supplier and trade receipts, receipts replace estimates here, line by line.

Where the money goes further

Small choices that hold the number down.

01Slab-on-grade, no basement

Slab-on-grade, no basement

One pour is the foundation and the finished floor. No basement to dig or to heat.

02One roof, framed simply

One roof, framed simply

A single hip form with deep overhangs. The cheaper roof to build and to keep dry.

Life inside

The rooms this plan is for.

Living room under conventional frame, a full wall of glass to the outside.
Living room under conventional frame, a full wall of glass to the outside.
An honest kitchen: plywood, butcher block, a window on the yard.
An honest kitchen: plywood, butcher block, a window on the yard.
A quiet bedroom that opens to the outdoors.
A quiet bedroom that opens to the outdoors.

The details

What you notice up close.

Front-garden setback, up close.
Front-garden setback, up close.
Chalk-friendly sidewalk.
Chalk-friendly sidewalk.
Where the roof meets the glass, the light gets in low and long.
Where the roof meets the glass, the light gets in low and long.

Grows when you do

Built small, drawn to expand.

The Garden is drawn to grow. A slab pad and a framed opening are set at the start, so another bedroom, a studio, or a suite lands on the side already built for it, with no re-doing what is there.

TodayDay one: a blank end-wall and a slab pad left ready.
Day one: a blank end-wall and a slab pad left ready.
When you need itLater: a matching cedar wing on that pad. Same roof, one more room.
Later: a matching cedar wing on that pad. Same roof, one more room.
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