Designing a fourplex or any multiplex with the strategy of OPTIMIZING floor area instead of MAXIMIZING it can substantially reduce the cost of construction and lower the barrier to entry for BC homeowners who want to take advantage of the SSMUH zoning updates.
Look through the images here and see how appealing a highly optimized fourplex can look. This fourplex shows you what is possible for a typical 33' x 120' Vancouver residential lot using a FSR of 1.00 (about 4000 sq.ft.).
Most of the suggested forms for fourplexes look like boring boxes or are costly buildings with complicated roof lines and walls that jog in and out and in and out. Most of the time, the lack of coordinated internal systems comprises a substantial - and unnecessary - part of the construction cost.
If you own a single-family residential lot and want to build a fourplex, this design may be a great option for you and likely the least expensive one if you are pursuing FSR 1.00.
The ground floor is level with grade and contains two identical one-bedroom suites each about 600 square feet. This is important for owners who want elderly relatives to live with them or who want to age in place in this building; wheelchair accessibility into the suite is possible without needing an elevator or ramp.
A second, optional window on the right-hand wall in the image above can bring extra light into the living room, depending on the building orientation.
In all my designs, I advocate strongly for all-electric. Gas stoves leak harmful gases when they're turned off and other harmful byproducts when they're in use. The natural gas lines are also an extra cost to build, and the gas presents an inherent risk of explosion.
I also bristle at how little kitchen storage space and counter space are provided in most new apartments. Even the ground floor units aren't large, they have more kitchen useable space than most new two-bedroom units.
The second floor unit is about 1260 sq.ft. and may also substitute the home office with expanded dining and living spaces instead. Again the painting shown here is where an optional additional window can be located for extra light.
The second floor living room and dining area are identical to the layout of the main floor. This is one feature which reduces the construction cost. In the image above, a home office takes the place of the bedroom and could be eliminated as mentioned earlier.
The second floor master bedroom has a generous walk-thru closet on the way to the ensuite bathroom.
The third floor two-bedroom suite is a bit smaller at 1000 sq.ft. resulting in a reduced smaller living room and dining area, but it has a roof deck instead for an additional 350 sq.ft. of outdoor living space.
Clerestory windows are provided here to bring extra light into this living room since it is on the North side of the building. Optional skylights on the South-facing roof will illuminate the space even more.
The roof deck in the image above is on the North side of the building, so the roof overhang is minimal to reduce unnecessary costs. The finish itself is a prefinished metal standing seam roof. While the initial cost is about double that of shingles, it lasts at least 4 times as long (60-80 years) before its performance is compromised. It is also more durable than aluminum shakes.
The wall finish around most of the building is an acrylic stucco on a fire-proof mineral fibre exterior continuous insulation layer. Slightly more expensive feature finishes such as wood or brick are reserved for the street face and the wall facing the roof deck.
Though more people appear to be interested in building a triplex at the front of the property and a single dwelling unit at the rear, it is inherently less expensive to consolidate all units in one building. Additionally, this creates a more generous back yard, simplifies the location of parking spaces, and is unaffected by the potential requirement of a pad-mounted electrical transformer.
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.
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