¼C Modern ✳

The catalog · No. 19

The Clerestory

One rectangle, one roof plane, a band of high glass, and a carport instead of a garage. 3 bed and 2 bath, 1,456 square feet. Small, honest, tight.

The Clerestory design study render
Study No. 19 · design study render

The two faces

Modest to the street, open to the garden.

Deep winter on a 33 foot infill lot. A cheap simple house looks its most expensive when all you can see is silhouette and light.
Deep winter on a 33 foot infill lot. A cheap simple house looks its most expensive when all you can see is silhouette and light.
The back: sliders, a flush slab, a pine, a table. This is where the square footage the plan does not have goes.
The back: sliders, a flush slab, a pine, a table. This is where the square footage the plan does not have goes.
Carport, not garage. Leaving three walls off is lighter, cheaper, and you see straight through the house to the garden.
Carport, not garage. Leaving three walls off is lighter, cheaper, and you see straight through the house to the garden.

The plan

Every square foot, accounted for.

Program3 bed · 2 bath
Floor area1,456 sq ft · 1 storey
StructureConventional frame, exposed rafter tails
RoofSingle-slope shed with a clerestory band
EnvelopeStep Code 5 target · ACH50 ≤ 1.0, blower-door verified
Signatureclerestory light band · carport, no garage

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.

GARDEN · THE GLAZED ELEVATION CLERESTORY BAND OVER, FULL LENGTH LIVING + DINING 18'×28' KITCHEN 12'×16' MUD + LAUNDRY 12'×12' HALL · 22'×4' PRIMARY 12'×14' BED 2 10'×14' BATH 12'×10' BED 3 10'×10' CARPORT 20'×28' ENTRY N 52'-0" 28'-0" 20'-0" 0 5 10 ft
One rectangle, one hall: living takes the west end, the wet rooms stack on a single plumbing wall in the middle, and three bedrooms fill the east end under the clerestory that lights the hall the whole way along.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$26,000
Foundationslab or crawlspace, insulated$43,500
Structure + framingpost and beam or conventional, roof structure$69,500
Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$104,000
Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$78,000
Interior finishesfloors, millwork, kitchen, baths, paint$86,500
GC + contingencysupervision, permits admin, 5% contingency$26,000
Hard cost$433,500

Band $399,000 to $468,000 · $298/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.

Inside 1,456 sq ft. It feels generous because the plank ceiling runs straight out to the soffit, not because of money.
Inside 1,456 sq ft. It feels generous because the plank ceiling runs straight out to the soffit, not because of money.
The outdoor room at dusk. Sliders open, string lights, the ceiling running out over the deck.
The outdoor room at dusk. Sliders open, string lights, the ceiling running out over the deck.
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