With Vancouver's floor space incentives, you could build a profitable Passive House or Net Zero fourplex on a typical 33'x122' lot. I'm going to give you a taste here what kind of units the extra floor space provides if the structure, plumbing, and ventilation are optimized.
Some people think that the extra-thick walls associated with a Zero Emission Building (ZEB) ruin the profitability of a fourplex on a standard 33' lot, and they avoid the potentially better investment. Anyone investing time, effort, and a large amount of money into building a small-scale multifamily building should be able to get the best return on that investment. While pursuing ultra high-performance can easily increase your costs far beyond what minimum code compliant construction does, it CAN be done for little to no extra cost.
A Passive House or Net Zero building provides a more comfortable interior environment and lasts longer. This gives you higher resale value if you're selling it or peace of mind and higher quality of home life if you're living in it.
Section 10.33 of the Zoning and Development Bylaw permits additional depth, height, and floor space for a zero emission building with up to 8 dwelling units.
Despite the building being essentially a box, relatively simple construction details can be used to create articulation that improves the curb appeal without creating long-term maintenance concerns. The expression "wrinkle the edge" from A Pattern Language written about 50 years ago refers to jogging the exterior wall of a larger building so that light can enter a room from different directions. This has been incorrectly applied to smaller buildings, driving up their cost. Ornamentation that doesn't create expensive structural inefficiency or reduce thermal comfort and longevity is achievable.
Staying within a limited palette of exterior finishes keeps the exterior subtrades' cost down. Locations where there is a change in finish materials take longer to build and require more work. Reducing the number of these transitions saves money.
Developing a few large-scale feature forms can make for an eye-catching, interesting façade nonetheless.
Windows can be generously sized if strategically located. The extra light helps prevent the smaller units from feeling "enclosed".
The ground floor of the rear 2-bedroom suite has a full U-shape kitchen with plenty of storage space. The stair at the end of the hall leads to the bedrooms on the second floor.
The second floor suite is nearly a duplicate of the ground floor suite, but it has a more compact kitchen and dining area. It still includes two bedrooms and two full bathrooms.
The living space of the second floor front suite opens to a balcony.
The upper floor of the rear suite also includes a balcony for the master bedroom.
Here are the dining area and kitchen for the third floor suite. The ceiling is vaulted and slopes down to the living area.
This is a view looking from the third floor kitchen to the dining and living spaces. A smaller sitting area is also beyond.
This is the third floor master bedroom, which includes a balcony. While a full ensuite and small walk-in closet is provided, the room is sized the same as others in the building. This uniformity keeps framing and piping consistent and less expensive to build.
The third floor has a stair that connects to the rooftop deck. This enclosure is not counted against your maximum floor area, and it brings light from the more exposed roof area into the stair and adjacent spaces below.
Here we see the second and third floor master bedroom balconies. Note the sidewalls in which structural framing reduces the amount of heat loss or gain where the balcony connects to the building.
Do you own a R1-1 or equivalent property and want to know what your options are for building a triplex or other multiplex? I offer a simple redevelopment study service called the RED Report™. Download a sample by clicking the link below.
If you'd like to book a free, 30-minute consultation with me to discuss how to move your development plans from the rough idea stage into the solid research phase, click the button below.
DISCLAIMER:
The information included in this article is to an extent generic and intended for educational and informational purposes only; it does not constitute legal or professional advice. Thorough efforts are made to ensure the accuracy of the article, but having read this article, you understand and agree that Daniel Clarke Architect disclaims any legal liability for actions that may arise from reliance on the information provided in this article. I am an architect in BC, but readers are recommended to consult with their own architect on their specific situations before making any decisions or exercising judgement base on information in the article.
Comments