¼C Modern ✳

The catalog · No. 18

The Breezeway

Two low wings around a breeze-block court, with one ponderosa growing through the middle of it. 3 bed and 2 bath, 1,680 square feet. Small, honest, tight.

The Breezeway design study render
Study No. 18 · design study render

The two faces

Modest to the street, open to the garden.

From the street the house gives you a screen wall, a roof plane, and a way through. Nothing else.
From the street the house gives you a screen wall, a roof plane, and a way through. Nothing else.
The court is the front yard, moved inside the walls. One pine, hard summer shadow, glass on three sides of it.
The court is the front yard, moved inside the walls. One pine, hard summer shadow, glass on three sides of it.
The L from above: bedrooms on one arm, living on the other, the court held between them and the lake past it.
The L from above: bedrooms on one arm, living on the other, the court held between them and the lake past it.

The plan

Every square foot, accounted for.

Program3 bed · 2 bath
Floor area1,680 sq ft · 1 storey
StructurePost and beam, exposed rafter tails
RoofTwo low-slope shed planes over an L
EnvelopeStep Code 5 target · ACH50 ≤ 1.0, blower-door verified
Signaturebreeze-block screen court · carport under the main roof

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.

PRIMARY 15'×14' ENSUITE CLOSET BREEZEWAY · 24'×4' BED 2 12'×12' BED 3 12'×12' MUD 12'×10' KITCHEN 18'×10' ENTRY 10'×10' BATH 12'×8' LAUNDRY DINING 12'×14' LIVING 16'×14' COURT 16'×30' GARAGE 22'×20' CARPORT 22'×10' BREEZE-BLOCK SCREEN LOW GARDEN WALL N 40'-0" 54'-0" 0 5 10 ft
The bedroom wing turns the corner on the living wing so the two arms hold the court between them; the breezeway is the only circulation in the house and it looks straight through the carport to the drive.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$33,500
Foundationslab or crawlspace, insulated$56,000
Structure + framingpost and beam or conventional, roof structure$90,000
Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$135,000
Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$101,000
Interior finishesfloors, millwork, kitchen, baths, paint$112,500
GC + contingencysupervision, permits admin, 5% contingency$33,500
Hard cost$562,500

Band $517,500 to $607,500 · $335/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.

01One roof over house and car

One roof over house and car

The carport is not an addition. It is the same shed plane, the same rafters, the same fascia, carried past the wall on posts. A garage would need walls, a slab, a door, an opener, and its own heat.

02Two claddings, both stock

Two claddings, both stock

Painted stucco everywhere, cedar slats only where a hand touches the building. Spending the material budget on the ten feet either side of the door is what makes the rest of it read as intentional.

03The floor is the finish

The floor is the finish

One pour, sealed, carried out level to the court paving so the door threshold is flush. No basement, no framed floor, no transition strips, no flooring line item on the inside.

Life inside

The rooms this plan is for.

Inside the oak door: brick-red tile, a bench, the court framed straight through to the carport.
Inside the oak door: brick-red tile, a bench, the court framed straight through to the carport.
The whole public half in one frame. The plank ceiling runs out past the glass without stepping down.
The whole public half in one frame. The plank ceiling runs out past the glass without stepping down.
Living end against the stone chimney, rafter tails writing the light across the slab.
Living end against the stone chimney, rafter tails writing the light across the slab.
One oak run, no upper cabinets, and a window slot cut at counter height into the lavender.
One oak run, no upper cabinets, and a window slot cut at counter height into the lavender.
Primary: an oak wall, and one wall of glass onto a private edge of the court.
Primary: an oak wall, and one wall of glass onto a private edge of the court.

One room, four weathers

The outdoor room, all year.

An outdoor room only earns its cost if it works more than eight weeks a year. The court is roofed on two sides, screened on the third, and drained across the paving, so it stays usable from the first hot week to the middle of winter. The same forty feet of ground, four times a year.

July, midday. The screen wall does the shading and the pine does the rest.
July, midday. The screen wall does the shading and the pine does the rest.
Blue hour. The breeze block glows from the carport side and the court turns into a room.
Blue hour. The breeze block glows from the carport side and the court turns into a room.
Rain comes off the roof in one line. The sliders stay open under the overhang.
Rain comes off the roof in one line. The sliders stay open under the overhang.
Six inches of snow, one set of boot prints, amber windows on both wings.
Six inches of snow, one set of boot prints, amber windows on both wings.

The details

What you notice up close.

The breezeway. The cheapest square footage in the house and the part everyone uses.
The breezeway. The cheapest square footage in the house and the part everyone uses.
Breeze block, close. A stock concrete unit doing the work of privacy, shade, and pattern at once.
Breeze block, close. A stock concrete unit doing the work of privacy, shade, and pattern at once.
Blue hour under the canopy, where the carport roof and the house roof are the same roof.
Blue hour under the canopy, where the carport roof and the house roof are the same roof.
Winter, the truck under cover. A carport is a roof and four posts and it never needs a door.
Winter, the truck under cover. A carport is a roof and four posts and it never needs a door.
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