¼C Modern ✳

Exploration · No. 21

The Terraces

Terraced down to the water, kids in the pool at golden hour. 4 bed + flex and 4 bath, 2,750 square feet.

Exploration · outside the catalog thesis

The Terraces design study render
Study No. 21 · design study render

On site

The site and the water.

The approach from above, stepped flat roofs roof against the hills.
The approach from above, stepped flat roofs roof against the hills.
The lake side at dusk: glass, deck, and water below.
The lake side at dusk: glass, deck, and water below.
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.

Program4 bed + flex · 4 bath
Floor area2,750 sq ft · 2 storeys
StructureConcrete terraces, timber upper
RoofStepped flat roofs
EnvelopeStep Code 5 target · ACH50 ≤ 1.0, blower-door verified
Signatureterraced site · infinity pool

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.

GROUND (POOL LEVEL) · 1,430 SF UPPER · 1,320 SF UP BED 412'×12' BATH 4 LDRY KITCHEN LIVING20'×20' DINING11'×20' FLEX9'×9' PANTRY INFINITY POOL 26'×6' TERRACE LAKE 34'-0" DN LN BED 116'×18' BATH 1 BED 313'×12' BED 213'×12' BATH 2 WIC BATH 3 ENTRY HALL HALL ENTRY BALCONY 17'×5' 40'-0" 33'-0" LAKE N 0510 FT
The plan steps with its site: street entry and three bedrooms hold the upper terrace, and living, dining and kitchen walk out a level below past the flex room to the covered terrace and infinity pool at the lake.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$76,500
Foundationslab or crawlspace, insulated$128,000
Structure + framingpost and beam or conventional, roof structure$204,500
Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$307,000
Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$230,000
Interior finishesfloors, millwork, kitchen, baths, paint$256,000
GC + contingencysupervision, permits admin, 5% contingency$76,500
Hard cost$1,279,000

Band $1,176,500 to $1,381,500 · $465/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.

Life inside

The rooms this plan is for.

Living room under concrete terraces, a full wall of glass to the outside.
Living room under concrete terraces, 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.
The living edge onto the glowing pool.
The living edge onto the glowing pool.

The details

What you notice up close.

Terraced site, up close.
Terraced site, up close.
Infinity pool.
Infinity pool.
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.
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