Shed roofs distribute snow away from courtyard, Brewster Residence , 2021, modFORM LLC Welcome to our new modMETHODS series, where we go into a little more depth on a particular topic. If there's something you'd like to hear more about, click on the button below. Enjoy! In North Central Washington, outdoor living can be limited by snow in winter, wind in spring, and intense sun in summer. Rather than treating these as obstacles, thoughtful site planning and massing can turn the house itself into a environment-responsive framework. When shaped correctly, a home can create its own sheltered courtyard, extending outdoor comfort across more of the year. The Challenge of Outdoor Living in a Four-Season Climate Residential sites in this region often offer expansive views and open terrain. That openness also means exposure. Winter brings drifting snow and cold winds that make patios unusable. Spring winds funnel across open lots, reducing comfort even on mild days. Summer sun can overheat hardscapes and glazed walls, limiting how long outdoor areas can be enjoyed. Homeowners frequently invest in premium sites for their views, yet end up retreating indoors for much of the year. The issue is not access to outdoor space. It is both protection from the elements and thoughtful integration with the environment. Designing the Home to Create Its Own Shelter The most effective solution begins with the building footprint and roof form, not after-the-fact add-ons. A courtyard strategy works because it uses mass and geometry to block, filter, and redirect environmental forces. Step 1: Orient the House for Sun and Wind Careful siting is foundational. Prevailing wind direction, solar path, and topography should guide placement on the lot. Positioning the open side of a U-shaped plan away from dominant winter winds reduces exposure. Aligning glazing and outdoor living areas to capture winter sun while limiting harsh western summer sun improves comfort with less aid from mechanical systems. Step 2: Form a Courtyard with Building Mass A U-shaped or winged plan creates a defined outdoor room. The projecting wings act as wind baffles. This configuration slows wind speed within the courtyard and reduces snow accumulation caused by drifting. The courtyard becomes a microclimate, noticeably calmer than the surrounding site. In projects such as the Orondo Residence and Burch Mountain Residence , the building masses are arranged to embrace outdoor living zones while still opening toward primary views. The result is protection without sacrificing connection to the environment. V-shaped or winged plan with wind-buffered outdoor space, Burch Mountain Residence , 2025, modFORM llc Step 3: Refine with Rooflines and Shading Elements Roof slopes and overhangs play an active role. Sloped roofs can direct snow away from the courtyard, reducing shoveling and maintenance. Deep overhangs, trellises, and integrated awnings provide summer shading while allowing lower winter sun to penetrate. These elements fine-tune performance. They reduce glare, limit heat gain, and protect doors and windows from weather exposure. The Result: A More Usable Outdoor Room The outcome is an outdoor space that feels intentional rather than incidental. Homeowners gain a protected courtyard that can be used earlier in spring, later into fall, and even during calm winter days. Wind speeds are moderated. Snow is directed away from primary gathering areas. Summer shade improves comfort without eliminating daylight. U-shaped plan defining outdoor space, Orondo Residence , 2025, designed by modFORM This approach also supports durability. By shielding walls and glazing from direct wind and excessive sun, exterior materials experience less stress over time. Most importantly, clients with exceptional sites are able to experience them more fully. Views remain central, but comfort becomes the enabling factor. Instead of reacting to climate with temporary fixes, the architecture itself performs as a permanent environmental strategy. Summary: Let the Architecture Do the Work In climates like North Central Washington, the key to year-round outdoor living is not enclosure but configuration. By carefully siting the house, shaping it into a courtyard form, and refining rooflines and shading, the building becomes a tool for climate control. The strategy reduces wind and sun exposure, directs snow away from gathering spaces, and creates a protected outdoor room. For residential projects in exposed landscapes, this method transforms outdoor living from seasonal to sustained. Have a view lot in North Central Washington or another beautiful Pacific Northwest locale? Let’s study your site and explore how orientation and courtyard planning can turn climate challenges into design advantages.

2025 was a busy year for the modFORM practice. Now that we are fresh into the new year, I wanted to share what modFORM has been up to. First off, in case you didn't hear, we made another move...one block over. We are still next to the charming boutiques and eateries just across the railroad tracks at the Side Street in Cashmere, WA so come grab a coffee or bite to eat with us while we discuss your next project. CURRENTLY IN DESIGN RIBBON CLIFF RESIDENCE  Currently in the design phase, the Ribbon Cliff Residence is a modern architectural retreat nestled along the Columbia River, offering panoramic views of the Ribbon Cliffs near Chelan. STEHEKIN RESIDENCE Located at the end of Lake Chelan in the remote village of Stehekin, this project underwent a complete ground-up refresh. Working alongside a range of stakeholders, modFORM ensured the design meets client goals while addressing extreme environmental conditions, honoring the local landscape, and complying with all building and zoning regulations—an authentic embodiment of Mountain Modern design. MANSON CABIN Situated in Manson, WA, with views of Lake Chelan, this home is designed around the area’s unique seasonal conditions. Thoughtful orientation and building features protect against sun, snow, and wind, creating a private oasis for year-round living. MAIDEN LANE APARTMENTS A 50-unit modern townhouse community providing much-needed housing to the continually expanding valley while featuring a contemporary aesthetic defined by clean lines, abundant natural light, and open living spaces. IN CONSTRUCTION CRAIL COTTAGES   An affordable housing project by Common Ground  Wenatchee  is beginning to take shape on 9th Street near downtown Wenatchee. Designed by modFORM LLC, these compact, yet stylish homes reimagine what cottage communities can look like. Scheduled for completion by Summer 2026. Read more about the design of Crail Cottages . MONITOR RESIDENCE A small cabin is coming together in the Wenatchee River Valley between Wenatchee and Leavenworth. As with most projects, everything from zoning regulations to budget limitations has played a role in shaping the design and the ultimate outcome. We’ll dive into the hoops we jumped through in a future blog post. COMPLETE ORONDO RESIDENCE   At the waters edge, this uniquely situated modern retreat is now complete. Located between Wenatchee and Lake Chelan, this home is now ready to take in the stunning views of the river and beyond. WENATCHEE HISTORIC REMODEL Located in the Wenatchee Historic District, this home is a labor of love for a dedicated homeowner/builder ( MLF Built ). With the help of modFORM, this major remodel took the house down to the studs while adhering to historic preservation standards. Find out more about this remodel. FUTURE PROJECTS We are excited to engage in a variety of new projects in 2026, ranging from single-family homes to multi-family housing and everything in between. Whether you are a current client or seeking an architect for your upcoming project, gives us a call and maybe we can meet over coffee at the  Side Street . Thank you for reading. Check out other projects, past, current and future HERE. And stay tuned for the next modFORM LLC blog post.

When Sacred Spaces Meet Modern Design What does it take to inspire awe? To create a space where people feel connected to something larger than themselves—whether that's God, community, nature, or simply a moment of profound stillness? For centuries, churches have answered this question through architecture. From soaring Gothic cathedrals to intimate wooden chapels, these spaces have always been at the forefront of design innovation. But when faith meets modernism, something remarkable happens: the conversation shifts from ornament to essence, from decoration to light, from tradition to transformation. Today, we're taking you on a tour of five extraordinary modern spiritual spaces in the Pacific Northwest (and one notable exception in Los Angeles). Each one approaches the sacred differently, but all share a commitment to simplicity, honest materials, and the belief that great architecture can elevate the human spirit. Whether you're an architect, a design enthusiast, or simply someone who appreciates spaces that move you—grab your coffee and join us. University Unitarian Church University Unitarian Church , Seattle, WA, 1959, Paul Hayden Kirk What Makes It Special: Designed by Paul Hayden Kirk 1960, Updated in 2019 by   Hacker Architects Location - University Unitarian Church ,Seattle, WA Architectural Style - Northwest Regional Modernism / Mid-century Modern Themes - Overall concept - Designed to feel intimate, approachable, and human-scaled with clarity and restraint in form. Materials - Wood structure, ceilings, and interior finishes, concrete structural and base elements, glass clerestory windows and large glazed windows connecting inside and out. Shapes - Low rectilinear forms juxtaposed with interlocking pitched volumes. Setting - Northwest Modernism blends modern design with sensitivity to local climate, materials, and landscape. As with much of Mid-century Modern (MCM) design, Kirk blurs the boundary between indoors and out with large expanses of glass framing landscaping. Fun Fact - Kirk was heavily influenced by the rectilinear forms of Mies van der Rohe’s International Style  and his "God is in the details" philosophy as well as Japanese architecture. Case in point, the stained glass sections in the sanctuary are an ode to Japanese shoji screens. Chapel of St. Ignatius Chapel of St. Ignatius , Seattle University, Seattle, WA, 1997 by  Steven Holl Architects Designed by Steven Holl Architects  1997 Location - Seattle University Campus , Seattle, WA Architectural Style - Contemporary /Modern Themes - Overall concept - Seven bottles of light each corresponding to a different focal aspect of Catholic worship.  Materials - Primarily white, textured plaster walls, which provide a neutral canvas for the reflected colored light creating an emotional effect. Polished wood provides both visual and tactile warmth.  Shapes - Articulated masses (bottles of light) turned and rotated create contrast in form as well as a sense of procession and spiritual journey. Setting - The building feels embedded in the landscape with a large reflective pool in front that sets the tone and marks the beginning of the journey. Fun Fact - Steven Holl designs almost all of his buildings using watercolor paintings, not computer renderings. It’s a big reason his buildings are so focused on light, color, and atmosphere—they’re literally imagined first as paintings. Night Chapel Night Chapel , a mobile timber structure by Michael Bennett and Studio Kër, reimagines sacred architecture as a traveling space for healing, reflection, and community rooted in the African diaspora. (Lara Swimmer) Designed by Michael Bennet in partnership with Studio Ker , 2025 Location - Traveling installation at the Northwest African American Museum , Seattle, WA Architectural Style - Contemporary Themes - Overall concept - Reimagines chapels and gathering spots as places for spiritual and communal sustenance, rooted in the traditions of the African diaspora. Not fixed or exclusive, but alive, inclusive, and restorative. Materials - Built entirely from Cross-laminated Timber (CLT), wood creates both a feeling of aliveness and renewal. All encompassing it also provides a sense of warmth and inclusiveness.  Shapes - Cube-like in shape with a cross-shaped opening in the butterfly roof, the space evokes a completely different type of spiritual connection than typical chapels.  Setting - Depending on the time of day and weather, each visitor has a completely unique experience. Fun Fact -  Michael Bennett was a Seattle Seahawk before studying at the Heritage School of Design in Seattle and the University of Hawaii’s School of Architecture Duwamish Longhouse and Cultural Center (DLCC) Duwamish Longhouse and Cultural Center Designed by Byron Barnes, of Potlatch Associates, 2007 Location - Duwamish Longhouse and Cultural Center , Seattle, WA Architectural Style - PNW or Northwest Contemporary Themes - Overall concept - The longhouse portion is based on the traditional ceremonial Duwamish space. Materials - Based on traditional Salish design elements, the longhouse has cedar post and beam structure and lapped cedar walls. Exposed cedar posts are part of the visible post and beam construction. Shapes - Modern elements include a long rectangular shape with a shed roof and clerestory windows. Setting - Overlooking the Duwamish River Valley, the building is deeply tied to the Duwamish tribe’s heritage including two nearby archaeological sites. Fun Fact - From start to finish, the architect worked on this project for 30 years. Chapel of the Advocate Chapel of the Advocate , Loyola Marymount Law School, Los Angeles, CA, circa 1982 by Frank Gehry Designed by Frank Gehry  circa 1982 Location - Loyola Law School , Los Angeles, CA Architectural Style - Postmodern Themes - Overall concept - Said to evoke the feeling of a stable such as where Jesus was born in Bethlehem Materials - A visible timber frame and unfinished interior wood cladding convey a rustic, barn-like feel as well as contrast with the exterior steel and concrete. Large expanses of glass bring in light and provide visibility and transparency, cornerstones of a legal profession of advocacy.   Shapes - The bell-less bell tower perhaps resembles a grain silo, but also draws the eye upward, a common characteristic of churches.  Setting - Visitors step down into the space, rather than a straightforward entrance like other nearby buildings. This could suggest a sense of humbleness and solidarity with everyday people or the feeling of entering an old Roman church. Fun Fact - Gehry deliberately placed staircases on the exterior of the Burns Building (another building on the law school campus he designed) so that students animate the façade as they move between classes, turning circulation into a playful and social architectural feature.  At modFORM, we believe architecture has the power to elevate everyday life—whether that's a home, a workspace, or a place of gathering and reflection. These modern sacred spaces remind us why we do what we do: to create buildings that move people, inspire wonder, and stand the test of time. Have you visited any of these spaces? What modern buildings have moved you? Share your thoughts in the comments or tag us on Instagram @modformllc . Plan Your modMARVELS Tour: 📍 University Unitarian Church  – Seattle, WA📍 Chapel of St. Ignatius  – Seattle University Campus, Seattle, WA📍 Night Chapel  – Currently at Northwest African American Museum, Seattle, WA (traveling installation)📍 Duwamish Longhouse and Cultural Center  – Seattle, WA📍 Chapel of the Advocate  – Loyola Law School, Los Angeles, CA Most welcome and encourage visitors. Please check individual websites for visiting hours and any protocols.

A Magical Christmas Awaits in Leavenworth, Chelan & Wenatchee When most people think of a white Christmas, they picture a postcard. In Leavenworth, Chelan, and Wenatchee, you get to live inside one. Nestled in the Cascade Mountains of Central Washington, these three charming towns transform into a winter wonderland each December. Whether you're seeking Bavarian charm, small-town warmth, or outdoor adventure, this region offers the perfect backdrop for creating unforgettable holiday memories. Leavenworth: A Bavarian Christmas Dream Step into Leavenworth and you'll swear you've been transported to the Alps. This enchanting Bavarian-styled village goes all-out for Christmas, and the result is pure magic. What You Can't Miss: Christmas Lighting Festival  – Over half a million lights illuminate the village during the festival weekends in December through the end of February.  Nutcracker Museum  – Home to over 7,000 nutcrackers, this quirky museum is a holiday lover's paradise. Pet a Reindeer  - Get an up-close encounter with reindeer, gather ’round a crackling campfire,  climb into Santa’s sleigh and enjoy meeting Sven and the rest of the herd.  Book a tour to make sure you get a spot.  Sledding & Snowshoeing  – The surrounding mountains offer endless opportunities for winter fun, from tubing hills  to scenic snowshoe trails. After a day of exploring, warm up with authentic German food at one of the many restaurants, or grab a hot cocoa and wander the twinkling streets where you might run into Santa or Mrs. Claus. Make sure to plan ahead for this magical and well-attended season in Leavenworth.  Nutcracker Museum. https://www.nutcrackermuseum.com/ Chelan You may have heard of Lake Chelan and its numerous, fun-filled summer activities, but the city of Chelan is a year-round destination. Holiday Highlights: Village of Lights  - Season-long holiday celebration  that transforms nearby downtown Manson into a festive winter village filled with lights, decorations, and family-friendly events. Featuring a holiday market, Santa and Mrs. Claus arriving in town, a community parade, a large tree-lighting ceremony, and ongoing seasonal events. Lake Chelan Winterfest  - Packed with ice and fire elements held over two back-to-back weekends in January, you’ll enjoy live ice carving, Washington’s largest beach bonfire, and incredible fireworks lighting up the winter skies. Sip local wines, dance to live music, and dive into cozy, family-friendly fun. Whether you’re here for the chill of ice weekend or glow of fire weekend, Winterfest has it all! Snowshoeing & Cross-Country Skiing : Nearby Echo Ridge  has some of the best snow trails around and you can return in the spring and summer for epic mountain biking. Wine Tasting  - Step inside and warm up in one of the many world-class wineries , enjoy a glass of wine (or two!) and take in some of the stunning lake views.      Cross Country Ski https://www.lakechelannordic.org/ Wenatchee: The Apple Capital's Holiday Glow Round out your Christmas adventure in Wenatchee, where small town charm-city meets big-city amenities surrounded by meet stunning natural beauty. Holiday Highlights: Pybus Public Market  – This year-round market is especially festive during the holidays, with local vendors, artisan goods, and delicious food options. Need a last minute gift? Come to their Last Minute Artisan Market Dec.19-21st while you grab a bite to eat and taste some local wines.. Riverside Parks  – From Pybus, take a stroll  along the Columbia River and enjoy the crisp winter air with mountain and river views in every direction. Numerica PAC Entertainment - Kick off the holiday season with the Festival of Trees . Beautifully decorated trees on display to the public before they are auctioned off as a fundraiser. And don’t miss Holiday Spice , a family-friendly year-in-review show. Town Toyota Center Events  - For a little more action, catch an exciting Wenatchee Wild (WHL) hockey game or the annual holiday figure skating show at the event center . Wine Tasting  – The Wenatchee Valley is also home to excellent wineries. Warm up with a tasting room visit and discover why Washington wine country rivals Napa. Why This Christmas Destination Works It's Close  – Whether you're coming from Seattle, Spokane, or anywhere in the Pacific Northwest, you're just a scenic drive away. Something for Everyone  – Romantic getaway? Family vacation? Friend's trip? This trio of towns delivers for every kind of traveler. Authentic Experience  – This isn't manufactured holiday cheer. These communities genuinely celebrate the season with warmth, creativity, and old-fashioned hospitality. Stay & Play  – From cozy B&Bs to riverside hotels, you'll find accommodations that fit your style and budget. Plan Your Visit The magic peaks from late November through December, with the Christmas Lighting Festival weekends being the most popular (and crowded). Book your accommodations early if you're planning to visit during festival weekends. Pro Tips: Arrive early in the day to avoid parking challenges in Leavenworth Layer up—mountain towns get cold, but the festive atmosphere will keep you warm Consider a weekday visit for a more relaxed experience or come in January Download a map of the lighting ceremony viewing spots ahead of time Make This Christmas Unforgettable There's something about a mountain Christmas that stays with you. The crisp air, the twinkling lights, the sound of laughter echoing through snow-dusted streets, the smell of cinnamon and pine. Leavenworth, ChelanCashmere, and Wenatchee aren't just destinations—they're experiences. They're where traditions are born and memories are made. This year, skip the usual and give yourself the gift of a true Christmas adventure. Your magical mountain Christmas is waiting. Ready to explore Central Washington? Start planning your holiday getaway today and discover why this corner of the Pacific Northwest is one of the best-kept Christmas secrets.

Winter in North Central Washington turns the region into something magical: quiet forests, crisp mountain air, and a snowy playground that invites adventure at every turn. Whether you love high-speed downhill runs, peaceful Nordic trails, or simply soaking in the stillness of a snowy morning, this area offers some of the best winter recreation in the state. At modFORM, we design homes that keep you connected to the rhythm of the seasons and winter just might be the most enchanting of them all. Here’s a look at the activities that make this region such a spectacular place to live when the snow starts to fall. --- Downhill Skiing:Fresh Powder Just Minutes Away North Central Washington is home to a variety of downhill ski areas, each offering its own charm and terrain: Mission Ridge -20 minutes from Wenatchee  A local favorite known for sunshine, dry powder, and wide-open runs. Leavenworth Ski Hill   A cozy, small-scale ski hill perfect for beginners, families, and casual cruisers. Echo Valley Ski Area/Chelan   Affordable lift tickets, a friendly atmosphere, and fun, approachable terrain. Stevens Pass  One of Washington’s premier resorts with diverse terrain, big-mountain views, and plenty of challenges. Snoqualmie Pass   Multiple ski areas, night skiing, and easy access for quick weekend getaways. Loup Loup Ski Bowl            A lesser-known gem offering groomers, glades, and a touch of old-school ski culture. With so many options, you could ski a different mountain every week all winter long. --- Cross-Country Skiing – Miles of Quiet Winter Trails For those who prefer a peaceful glide through snowy forests, the region offers world-class Nordic skiing: Leavenworth – Multiple trail systems, including Icicle River and Golf Course loops. Stevens Pass Nordic Center – Groomed trails surrounded by towering evergreens. Chelan – Beautiful lakeside Nordic terrain. Methow Valley — 2 hours from Wenatchee** – One of the largest Nordic trail networks in the nation, with 120+ miles of spectacular skiing. Whether you’re a seasoned classic skier or brand new to skate skiing, you’ll find trails for every level. --- Snowshoeing – Winter Hiking at Its Best Snowshoeing is an easy, accessible way to explore the winter landscape—no lessons or lift tickets required. Squilchuck State Park– Quiet, forested routes just minutes from Wenatchee. Nordic networks throughout the region– Most allow snowshoeing on designated trails. Cascade foothill hikes – Many summer hiking trails transform into serene snowshoe adventures. It’s the perfect way to experience the silence and beauty of snowy forests. --- Fat Biking – A New Way to Play in the Snow If you love biking, winter doesn’t have to slow you down. Squilchuck State Park – Groomed fat-bike trails for all experience levels. Methow Valley – One of the state’s best fat-biking destinations with miles of snowy singletrack. Fat biking offers a fun, dynamic way to stay active all winter long. --- Snowmobiling – High-Speed Winter Freedom North Central Washington offers a vast network of snowmobiling trails throughout the Cascade foothills. Ride through wide-open meadows, climb deep into mountain bowls, or explore scenic forest trails, it’s a true winter paradise for sledders. --- Why Winter Living Here Is So Special Living in North Central Washington means winter isn’t just a season…it’s a lifestyle. From sunrise ski laps to quiet afternoons snowshoeing to cozy fireside evenings at home, this region makes winter something to look forward to. And with modFORM homes designed for real Northwest living, smart footprints, big views, natural materials, and year-round comfort you can enjoy every season exactly the way it’s meant to be experienced. --- Ready to build your winter-ready home? Let’s create something beautiful, functional, and perfectly suited to life in North Central Washington. ---

Washington State isn’t short on scenic getaways—but a growing number of second-home buyers are quietly turning their attention east of the Cascades. While the Seattle area continues to thrive, those looking for lifestyle, adventure, and long-term value are discovering something special in Leavenworth, Cashmere, and Chelan . From Bavarian charm and river-valley orchards to lakeside luxury, these three towns offer a balanced blend of character, comfort, and investment potential. Let’s explore what makes them standout locations for a second home—and why they’re worth considering for your next vacation retreat or investment property. We’ll also integrate current real-estate market data to give you a clearer picture. Leavenworth: Alpine Charm With Four-Season Adventure Why it appeals Leavenworth is far more than kitschy Bavarian storefronts—it’s a community framed by mountains, world-class recreation, and a thriving cultural scene. Buyers can enjoy: Just over two hours from Seattle—close enough for weekends, far enough to unwind. Year-round recreation: skiing at Stevens Pass, river rafting, hiking, mountain biking, and holiday festivals. Strong tourism which supports seasonal rentals and vacation-home appeal. Craft culture: independent breweries, distilleries, farm-to-table restaurants, boutique shops.Whether you're dreaming of a cozy cabin or a modern mountain retreat, Leavenworth offers a rare blend of resort-town energy and small-town comfort. Market snapshot Here are some of the latest data points: According to Zillow, the average home value in Leavenworth is about $674,929 , up about +0.2% over the past year. Zillow+1 For the 98826 zip (Leavenworth area) the median sale price was around $755,000 , down 8.8% year-over-year, with a median price per square foot of roughly $428. Redfin Realtor.com shows a median listing home price of about $899,000  in mid-2025, up roughly +5.8% year-over-year. Realtor As of May 2025 a local market report listed the median sold price at about $775,500 , up ~14.9% year-over-year; median price per square foot ~$423. Rocket In short: Leavenworth prices are elevated (reflecting its resort-town status), there’s been some year-over-year growth, though some data show slight declines—indicating a nuanced market. Good news for second-home buyers: you’re buying into a mature, desirable market. Cashmere: Quiet Luxury in Washington Wine Country Why it appeals Tucked between Leavenworth and Wenatchee, Cashmere is a hidden gem for those wanting a slower pace and more privacy. Think: river-valley views, sprawling orchards, charming historic downtown. Buyers love it because: It’s under-the-radar but gaining traction—less tourist-heavy than some resort spots. Outdoor living: golf, fly-fishing, hiking, wineries, cycling routes. Local craftsmanship: small-town artisanal vibe meets agriculture and wine country. More space: larger lots, farm-style properties, and a sense of openness.Cashmere blends rural ease with access to outdoor recreation—and offers excellent value for buyers looking ahead of the curve. Market snapshot Here are recent numbers: Zillow reports average home value in Cashmere at about $539,066 , up ~1.8% over the past year. Zillow A RocketHomes report lists the median home sold price at about $535,000 , down ~5.3% year-over-year, with median price per square foot ~$265. Rocket Realtor.com shows that in September 2025, the median listing price was about $801,500 , up ~14.6% year-over-year; median sold price around $557,000. Realtor NeighborhoodScout estimates that over the past 10 years Cashmere real-estate appreciated ~122.7% (~8.34% annually)—placing it in the top 20% of U.S. markets historically. NeighborhoodScout So: the market here is a bit less overheated than resort towns, but growing steadily. For second-home buyers looking for value plus growth, Cashmere is a compelling choice. Chelan: Lakefront Lifestyle & Resort-Town Comfort Why it appeals If summer-home dreamscapes are part of your vision, Chelan hits the mark. With crystal-clear lake water, vineyard-lined hills, sun-drenched days—and increasingly, homeowners ready to put down roots—Chelan is ideal for the lake-life crowd. Key draws include: Waterfront living: boating, swimming, kayaking, lakeside dining. Wine country elegance: dozens of tasting rooms, vineyards, upscale resorts. Luxury amenities: resorts, golf courses, spas, higher-end dining. Investment potential: strong seasonal rental market + increasing long-term value.Hospitable and high-energy in the summer—and serene under starlit winter skies—Chelan is perfect for those who crave lake life. Market snapshot Recent data: Redfin shows median sale price in Chelan (city) at about $722,000 , up ~14.2% year-over-year. Price per square foot ~ $507. Redfin RocketHomes reports a median sold price of roughly $660,000 , up ~3.9% year-over-year; median price per square foot ~$413 (June 2025). Rocket Realtor.com for September 2025 lists median listing price at about $697,000 , up ~3.7% year-over-year; median sold price around $770,000. Realtor At the county level (Chelan County) median sale price ~ $615,000, down ~5.6% year-over-year. Redfin So: Chelan’s city market shows strong signs of premium value and year-over-year growth, though broader county-level data suggest more softness in some segments. For second-homes, this means premium properties may still offer upside. Why Second-Homeowners Are Looking East For many buyers, Leavenworth, Cashmere and Chelan offer something the Puget Sound region can’t always provide: more sunshine, more space, and more time outdoors. Some overarching benefits include: Access to high-quality craftsmanship and modern mountain or lakeside architecture. Proximity to nature and recreational activities without sacrificing modern comfort. Growing communities that are refining their offerings—luxury homes, amenities, dining. Increasing desirability, especially in an era of remote/hybrid work—second homes are becoming more regular homes.And with the real-estate data above, you can see they’re not just picturesque—they’re also backed by solid market fundamentals. Build Your Vision with modFORM At modFORM, we design and build homes that fit your lifestyle—whether you’re dreaming of a minimalist cabin tucked into the pines, a modern farmhouse overlooking orchards, or a lakeside contemporary retreat. We believe a second home should feel like a personal getaway—crafted with quality, sustainability, and connection to the land. Curious about building or renovating in Leavenworth, Cashmere, or Chelan? Let’s talk about making your second-home vision a reality.

Spokane, Washington may fly under many people’s radar when it comes to architectural travel, but the city boasts a rich built-environment, fascinating history, and plenty of fun diversions. Here are three standout architectural attractions in Spokane — plus a handful of other cool spots to round out your visit. --- 1. Spokane County Courthouse One of Spokane’s most visually striking buildings, the Spokane County Courthouse was constructed in 1894-95 and designed by architect Willis Ritchie. It’s built in the French Renaissance revival and châteauesque styles — think steep slate roofs, conical towers, decorative masonry — earning it recognition as a landmark in Spokane’s architectural story. Why it matters for design / build folks: * The courthouse showcases how architectural ambition in a regional city embraced Belle Epoque revival styles in the late 19th century. * It also illustrates construction using locally-manufactured brick and masonry after the major downtown fire of 1889 (which reshaped how Spokane rebuilt). * Its scale and ornamentation reflect civic ambition and local economic boosts of that era. A visiting tip: Take time to walk around the exterior and view the full height of the tower (which dominates its campus north of the river). Inside, look for original details of the stonework and how the building occupies its site. - -- 2. Patsy Clark Mansion Designed by renowned local architect Kirtland Cutter in 1897 for mining magnate Patsy Clark, this mansion is a gem of Spokane’s residence architecture . Features worth noticing: * Imported wood, lavish details and a dramatic façade that mark this as more than just a “big house” — it’s a statement. * Located in the historic Browne’s Addition neighborhood, itself rich in architectural heritage and mature urban fabric. * For architects and builders, the mansion provides insight into how wealthy clients of the time solicited craftsmanship, imported materials, and stylistic flourish. Visiting tip: While it sometimes operates as an event venue, even viewing the exterior and stepping through parts of the main floor gives materiality, scale and architectural ambience worth studying. ---  3. Steam Plant Square (aka the former Central Steam Heat Plant) If you’re interested in industrial architecture and adaptive reuse, Steam Plant Square is a fascinating case. Once the city’s central steam heating and electrical generation plant (built 1916), it has since been converted into a vibrant mixed-use venue in downtown Spokane. ([ travelthruhistory.com ][4]) Why this matters: * It captures an industrial era when cities needed large-scale infrastructure; the architecture is bold and utilitarian yet expressive (225-foot stacks, massive steel and piping). ([Wikipedia][5]) * The reuse of this structure shows how quality material and gutsy design from the past can be leveraged for contemporary commercial / public purposes — something that aligns well with modern form-and-function thinking. * For a design-build audience, it offers inspiration in combining preservation, reuse, and modern workflow. Visiting tip: Walk around the exterior stacks for dramatic effect; inside you may glimpse original boiler-rooms, heavy industrial detailing, now with new uses around them. Combine with a stroll of the downtown to see how older industrial sits next to modern infill. --- More Cool Attractions in Spokane Beyond architecture, Spokane has plenty of enjoyable destinations that round out a day or weekend of exploration: * Riverfront Park: A central 100-acre park in downtown Spokane anchoring the urban experience, including the dramatic Spokane Falls, the historic Clock Tower (from the old Great Northern Railway depot), the U.S. Pavilion from Expo ’74, and plenty of public art. * Northwest Museum of Arts & Culture (MAC): This museum offers a deep dive into regional culture, art, history and features the historic Campbell House museum within its campus. * Downtown historic walk: Spokane’s downtown has one of the highest concentrations of historic-building districts in Washington state, with more than 18 designated historic districts. ([Visit Spokane][8]) * For nature and city-blend: Take in viewpoints such as Cliff Park, or enjoy the Spokane River trails for a combination of urban and natural scenery.  --- Tips for Visiting & Documentation * Bring a camera (or phone with good zoom) — architectural detail (stone, masonry, towers, ornamentation) is rich in Spokane’s older buildings. * Walk downtown rather than drive — many gems are in contiguous clusters and you’ll see transitions of styles. * Time your Falls visit when the river flow is strong (spring runoff) for dramatic effect. ([Visit Spokane][10]) * Combine architecture visits with local eateries or small-business districts for a full experience — for example, the historic mansions and neighborhoods have adjacent cafés, pubs and retail. * If you’re doing a project research or build-study in Spokane, consider contacting the local historic‐preservation office (Spokane Preservation Advocates) or doing a self-guided tour via the downtown heritage walk. ([ historicspokane.org ][11]) --- Final Thoughts Spokane may not always be top-of-mind when people think “architectural tourism,” but it packs a surprisingly rich and varied built-environment — from grand public buildings and opulent residences, to industrial infrastructure turned into new uses. For those working in design, build, redevelopment or preservation, it offers real substance to study, explore and draw inspiration from.

New England may be famous for their autumn colors, but when autumn comes, one of the Cascades’ most magical displays is the transformation of larch trees  into glowing gold. Unlike evergreen conifers, larches are deciduous  — their needles turn brilliant yellow in fall before dropping to the ground. Wildland Trekking+2WTA+2 If you’re planning a trip to the North Cascades  and want to chase that golden glow, here’s a guide to where, when, and how to see them — complete with trail suggestions, timing tips, and safety notes. Where Larches Grow in the Cascades Larches in Washington are most abundant on the eastern slopes of the Cascades  (where sunlight is stronger and winters colder). WTA+1 You’ll find them in the subalpine and alpine zones  — high elevation ridges, near passes, slopes just below rock and scree fields. Wildland Trekking+2Emerald Palate+2 Because the window of color is short, knowing the right elevation & timing  is key (more on that below). Photo of Larches from Uprooted Traveler Best Hikes & Trails to See Larches Here are top trails in or near the North Cascades that offer excellent chances to see golden larches. (All require planning, especially in shoulder season.) Trail / Route Distance  Highlights & Tips Heather-Maple Pass Loop ~7.2 mi Perhaps the signature larch hike in the North Cascades. The trail travels through alpine meadows, ridge lines, and among larches. Peak color often mid-Sept to early Oct. Exploren Borgen+3Postcards to Seattle+3Uprooted Traveler+3 Cutthroat Pass Cutthroat Lake ~11 mi The ascent is gradual, and larches often begin appearing ~3–4 miles in. The views and golden forests are rewarding. Exploren Borgen+3Jess Wandering+3Wildland Trekking+3 Blue Lake Trail ~4.4 mi A shorter, more moderate option. It’s close to Hwy 20 and offers dramatic alpine views with larches mixed into the scene. Wildland Trekking+3Postcards to Seattle+3Exploren Borgen+3 Grass Hopper Pass ~9 mi More remote and less trafficked. Once you reach the pass, you'll likely find sweeping stands of golden larches in quieter settings. Explore With Alec+2Ordinary Adventures+2 White River  Varies Though technically outside the core North Cascades NP boundary, the White River region has miles of larch-lined slopes and is noted for its fall displays. Washington State Parks Timing & “Larch Season” The larch color window typically falls in late September to early October  — though that can shift depending on elevation, snow, and seasonal weather. Exploren Borgen+4Uprooted Traveler+4Wildland Trekking+4 At lower elevations, the larches may peak a bit earlier; at higher elevations, snow can cut the viewing short. Wildland Trekking+1 Because of this narrow time window, flexibility is your friend: monitor reports from local trail groups or “larch condition” trackers. Be ready for snow, icy trails, and early-season winter conditions — microspikes, trekking poles, layering, and careful planning help. Wildland Trekking Tips for a Successful Larch Trip Start early  — popular ridges and trailheads fill fast, especially during peak colors. Check road & pass status  — high mountain roads may close early in autumn. Have alternate trails  — conditions or timing might make some hikes less ideal; having backups helps. Stay nearby  — lodging or camping close to Rainy Pass, Marblemount, Mazama helps you hit trails at dawn. Be prepared for rapid weather changes  — fall in the mountains can shift from sunny to stormy quickly. Respect permits & wilderness rules  — some of these trails lie within wilderness boundaries; check permit requirements. Photography strategy  — soft morning/sunset light highlights golden larches best. Snow-dusted peaks add contrast. Sample Itinerary for a 2-Day Larch Trip Day 1 : Arrive near Marblemount or Mazama, get an early start for Heather-Maple Pass Loop  (or Blue Lake). Evening : Relax in town, check condition reports and weather. Day 2 : Head out for Cutthroat Pass  or Grasshopper Pass  if accessible.

It’s tucked into the eastern slopes of the Cascades, Lake Chelan’s mountain setting is somewhat reminiscent of Lake Como. With its 50-mile stretch of crystalline water framed by snow-dusted peaks, the region offers more than 300 days of sunshine a year. Once known as a quiet agricultural hub, Chelan has transformed into a premier destination for design-savvy homeowners and investors. With over forty wineries, boutique shopping, and a booming luxury real estate market, this lakeside community combines recreation, refinement, and architectural opportunity like few places in the West. Sunshine, Wine, and Year-Round Play While Puget Sound often sits under grey skies, Chelan basks in consistent sun. The climate supports endless outdoor adventure—boating, parasailing, fishing, kayaking—as well as a thriving wine industry. Since its designation as an American Viticultural Area (AVA), Chelan has become home to 40+ tasting rooms and hundreds of acres of vines. For homeowners, this means more than a vacation spot—it’s a lifestyle destination that blends recreation with culture, making it ideal for second homes and retreat properties. Elevated Estate Living Chelan’s luxury market is quickly catching up to destinations like Aspen or Sun Valley. Lakefront estates here showcase vaulted ceilings, expansive glazing, and indoor-outdoor spaces that celebrate the landscape. Recent sales range from $1 million for modern lake-view homes to more than $10 million for custom waterfront estates. The trend is clear: design-forward architecture that captures natural beauty commands a premium. Designing With the Landscape At modFORM, we know that great architecture in Chelan starts with site orientation and sensitivity to the land. Lakeside projects demand designs that maximize views while respecting privacy and the natural setting. Features like multi-level living spaces, floating staircases, and high-performance glazing allow homes to feel both expansive and efficient. Sustainable strategies—such as high recycled-content materials and advanced insulation—ensure year-round comfort, from snowy winters to sun-drenched summers. The result: homes that feel timeless, rooted in the environment yet thoroughly modern. A Four-Season Retreat Chelan sits just 200 miles from Seattle—far enough to feel like a true getaway, yet close enough for weekend escapes. Beyond wine and water sports, residents enjoy boutique shopping, golf, hiking, biking, and nearby snow sports. The area’s four-season appeal and limited housing stock make lakefront estates not only a lifestyle investment but also a strong financial one. Build Your Chelan Vision If you’re dreaming of a modern estate that reflects Chelan’s unique blend of sun, water, and wine country, modFORM LLC can help bring it to life. Our team specializes in bespoke architecture that frames panoramic views, enhances livability, and respects the natural landscape. Contact us today to explore how we can design your vision of high-end living in Lake Chelan.

Designing and building a custom home is one of the most exciting projects you can take on — but it’s also a process that takes time. Understanding the timeline upfront helps you plan realistically and enjoy the journey without feeling rushed. At modFORM, we guide you through every step, from first sketches to move-in day. On average, you can expect the entire process to take 20 to 26 months . While that might sound like a long time, each phase plays a critical role in making sure your home is thoughtfully designed, precisely built, and ready to last for decades. Design + Planning --- Phase 1: Design (≈ 6 Months) The design phase sets the foundation for your entire project. We break this stage into two parts: Schematic Design & Design Development (≈ 3 Months): *   This is where the creative magic happens. Together, we explore layouts, materials, and aesthetics to shape a home that matches your vision, needs, and budget. Construction Documents & Permit Prep (≈ 3 Months): *   Once the design is finalized, we develop detailed construction drawings and coordinate with structural engineers and consultants to ensure your home meets building codes and is structurally sound. By the end of this phase, you’ll have a fully realized plan and all the technical documents needed for permit submission. --- Phase 2: Permitting  (6–8 Weeks) In Chelan and Douglas counties, permit review typically takes 6 to 8 weeks , though timing can vary depending on the season and project complexity. If permits are approved before late summer or early fall, we aim to break ground quickly so we can finish excavation and foundation work before winter. --- Phase 3: Construction  (12–18 Months) This is where your home comes to life. The construction timeline depends on: * Home size & complexity * Site conditions * Labor and material availability * Seasonal weather In North Central Washington, framing can often continue through the winter unless temperatures dip into the single digits, which can briefly slow progress. --- The Big Picture When you put all the phases together — design, permitting, and construction — you’re looking at 20 to 26 months from start to finish . It’s a significant investment of time, but the result is worth the wait: a home that is fully customized to your lifestyle, beautifully modern, and built to stand the test of time.

When planning a new build, addition, or major remodel, one of the first questions that comes up is: do you need a site survey to get a building permit? The answer depends on your jurisdiction. In many areas, a site survey is required by law . In others, it may not be mandatory, but it’s still extremely valuable for both the property owner and the architect. A detailed site survey can streamline design decisions, prevent costly mistakes, and make the permitting process smoother. Most building departments require a site plan , usually prepared by an architect. A site plan is a scaled aerial drawing of your property, showing existing structures and the location of proposed new work. Much of the data needed for that plan comes directly from the site survey. So before you get too far into design, check with your local building department to confirm what’s required. What’s Included in a Site Survey? Here are the items I typically request from a surveyor: Property lines Outline of the existing home and other structures (sheds, garages, etc.) Hard surfaces (driveways, sidewalks, walkways, patios) Street location and centerlines Manhole covers, catch basins, drainage features Fire hydrant locations Topography (at 2' intervals) Height and floor level of existing buildings Easements (utility, access, etc.) Utilities (power, water meter, well, sewer connection) Vegetation — especially large trees and canopy footprints Fence locations Exposed rock or significant site features Why Architects Need This Information Every detail in a site survey plays a role in how a project is designed and approved. Let’s break down a few key items: Property Lines & Setbacks Understanding property boundaries is crucial. Most jurisdictions have setback requirements —the minimum distance a structure must be from property lines. Common examples: Front yard: 25 ft Side yard: 5 ft Rear yard: 25 ft On a large parcel, these may not matter much. But on a small city lot, setbacks can dramatically reduce the allowable building footprint. Existing Structures If you’re adding onto a home, the survey shows exactly how the existing house sits relative to property lines. It also helps determine lot coverage limits —many jurisdictions restrict how much of a lot can be covered by buildings and hard surfaces (often around 30%). Hard Surfaces Driveways, patios, and even compacted gravel can count toward impervious surface limits. Knowing what’s already on site ensures your project stays within code. Street & Centerlines Street data sometimes factors into setback calculations. Surveys also show nearby infrastructure that may affect access and drainage. Topography On a flat site, slope may not be a concern. But if you’re building on a hillside, topography becomes critical. Elevation data informs foundation design, drainage, and compliance with steep-slope regulations. Heights & Floor Levels Recording roof heights and floor elevations helps confirm compliance with maximum building height restrictions. Easements Easements for utilities, access, or drainage can limit where you can build. A survey ensures they’re accounted for in the design. Utilities Most building departments want to see how power, water, and sewer connect to the house. The survey documents these locations. Vegetation Large trees aren’t just aesthetic—they may be protected by local ordinances . Some cities restrict how many trees can be removed, or require permits before altering canopy coverage. Fences & Other Elements Fences can be included to confirm their relationship to property lines. Other street elements like manhole covers, catch basins, and fire hydrants often need to be documented as well. Fire hydrant distance, for example, can determine whether a home must include fire sprinklers. The Bottom Line While a site survey may not always be legally required, it is almost always worthwhile . It provides your architect with the critical data needed to design within zoning restrictions, optimize site layout, and avoid costly surprises during permitting. Before you begin, check with your local permitting jurisdiction to confirm exactly what’s required. And when in doubt—get the survey. It’s one of the smartest investments you can make in a smooth building process.

As the architect behind the Crail Cottages, modFORM had the privilege of designing not just houses—but real homes that address one of Wenatchee’s most pressing challenges: the housing shortage. With limited inventory and rising prices, many local wage earners are being priced out of both the rental and ownership markets. This project is a direct response to that crisis, and we are proud to be part of the solution. Why Crail Cottages Matters Developed by Common Ground Community Housing Trust (CGCHT), the Crail Cottages consist of eight cottage-style homes, each around 970 square feet, with one- and two-bedroom layouts. These homes will be sold to households earning 65–80% of Wenatchee Valley’s area median income, making sustainable homeownership accessible to local families and workers. What makes the project especially compelling is CGCHT’s community land trust model—the homes are individually owned, but the land remains under community stewardship. This perpetual affordability model ensures that these homes remain affordable long-term. Foundation just poured Design Goals & Strategy When Common Ground approached modFORM, they had two core challenges: * Deliver high-quality, attractive homes that feel like “real neighborhoods,” not temporary solutions. * Keep construction cost-sensitive, so homes remain affordable for buyers. modFORM focused on a compact, efficient design strategy: * Cottage scale- At 970 SF, each home feels cozy yet functional—perfect for small households or couples. * Simple forms- Clean rooflines and modest footprints minimize material and labor costs. * Smart layouts- Efficient floor plans maximize usable space without unnecessary square footage. The goal was to prove that affordability need not sacrifice good design . Building Community From the start, the project has been a team effort driven by community values: A groundbreaking ceremony brought together neighbors, city leaders, and local supporters—underscoring the shared investment in housing solutions. Jessup Home Design—led by Alan Jessup—joined as the builder. As a local developer with deep ties to the valley, Alan’s craftsmanship and understanding of the mission made him the perfect partner. The project is backed by a mix of grants and community funding, totaling around \$900,000 to help subsidize the cost. By working together—architects, builders, funders, and residents—this effort is creating something more than just affordable housing: it’s building community. Rendering of Crail Cottage What It Means for Wenatchee For the people who buy these cottages, the project offers: * A pathway to homeownership at a time when buying anything within reach of town can feel out of reach. * A sense of stability and belonging, knowing that their home will remain accessible to future buyers. * A built environment that respects neighborhood scale—human-centered, thoughtfully designed, and easy to maintain. For the broader Wenatchee community, the project becomes a proof point—a replicable template showing that affordability and design excellence can coexist. Looking Ahead The project is currently in the construction phase, with foundations poured and progress evident on site. In the coming months, these cottage homes will be ready for purchase—turning years of planning and design into real homes and real lives. For modFORM, Crail Cottages is more than a project—it’s part of a vision: a future where people who work in Wenatchee can actually live here, affordably, and with pride in their home and neighborhood. --- Would You Like to Learn More? * Explore floor plans and renderings on Common Ground’s website to see the architecture and layout. * Watch for announcements on homebuyer opportunities in the CGCHT program. * Connect with modFORM to talk about how thoughtful design and affordability can go hand-in-hand—whether you're planning a small development or envisioning a broader housing strategy for Wenatchee.