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DCA-13: Vancouver ZEB Fourplex

Updated: Sep 23

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.

simulated photo rendering, modern design, windows, dark zinc standing seam, light grey panels, mahogany planks, dark grey trim, glass railing, trees and bushes, shrubs, grass, Kitsilano suburban, hedge, metal fence, late morning

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.

simulated photo rendering, modern design, windows, dark zinc standing seam, light grey panels, mahogany planks, dark grey trim, glass railing, trees and bushes, shrubs, grass, Kitsilano suburban, hedge, metal fence, late morning

Windows can be generously sized if strategically located. The extra light helps prevent the smaller units from feeling "enclosed".

simulated photo rendering, interior photo, bright modern decor, painted matte white drywall ceiling, pretty young Asian woman sitting on sofa by window, middle-aged Caucasian man wearing grey suit sitting in armchair, young Asian man in off-white suit standing beside sofa, designer rug, coffee table, floor lamp, white and slate blue decor, large windows with grey roller shades, light grey walls, herringbone grey floor tile, ceiling lights bright, white ceiling, wood door, metal fence seen through window, Kitsilano trees outside

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.

simulated photo rendering, modern design, white walls white ceiling, marble counters, hickory cabinets, bright, white marble herringbone backsplash, ceiling lights, man in casual clothes cooking, kitchen island white pendant lights, gray herringbone stone floor tile and stairs, sunny, wall paintings by stair, stainless steel range hood and fridge, cooktop, flower in vase, designer rug

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.

simulated photo rendering, interior modern kitchen dining, happy young black woman standing near window, live edge table, chairs, whitewash cabinets, granite counter, stainless dishwasher and range hood, black glass cooktop, wood flooring, bright interior, neighbour brick house through window

The living space of the second floor front suite opens to a balcony.

simulated photo rendering, interior modern design, wood flooring, black wood coffee table, designer rug, shelving with zen decor, wall abstract paintings, recessed lighting, balcony, glass railings daylight through large windows beyond, Kitsilano trees outside

The upper floor of the rear suite also includes a balcony for the master bedroom.

simulated photo rendering, modern design, white walls white ceiling, large windows, bright, bed pillows, throw blanket, designer rug, abstract art on wall, headboard, nightstands, table lamps, ceiling lights, dark wood flooring, wood closet, sunny, Kitsilano through window, blonde and brunette women on wood balcony, deck chairs, small table, glass guardrail, neighbour houses beyond, blue sky evening

Here are the dining area and kitchen for the third floor suite. The ceiling is vaulted and slopes down to the living area.

simulated photo rendering, interior modern kitchen dining, young ethnic woman, happy casual man by counter, dark wood cabinets, slate backsplash, grey granite counter, abstract wall painting, light wood dining table, white vaulted ceiling, dark tile floor, light carpet, recessed lights, grey brick neighbour house

This is a view looking from the third floor kitchen to the dining and living spaces. A smaller sitting area is also beyond.

simulated photo rendering, interior modern dining, older ethnic woman, happy ethnic dad, grey white marble dining table, white dining chairs, suspended light, large windows, modern sofa, white vaulted ceiling, dark tile floor, light carpet, recessed lights, grey brick neighbour house

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.

simulated photo rendering, modern design, white walls white ceiling, large windows, bright, bed pillows, throw blanket, designer rug, abstract art on wall, headboard, nightstands, table lamps, ceiling lights, dark wood flooring, wood closet, sunny, Kitsilano through window, blonde and brunette women on wood balcony, deck chairs, small table, glass guardrail, neighbour houses beyond, blue sky evening

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.

simulated photo rendering, overhead shot at top landing, modern design interior top of stairs, white walls, dark wood plank stairs and landing overlooking stairs below, bleached wood slats, windows dark grey frames, metal handrails, wood door, patio chairs and table and wood wall visible through windows, pavers outside

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.

simulated photo rendering, modern design, large glass windows, zinc standing seam metal roof, light grey panel, roof deck concrete pavers, glass guardrail, dark grey metal, wood balcony, hot tub, patio furniture, stainless BBQ, wood railing, wood door, fir trees and bushes, shrubs, grass, Kitsilano suburban, Japanese cherry, blue sky, trees, early morning



document cover image, RED Report

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 Reportâ„¢. 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.



black and white photo of Daniel Clarke Architect

 

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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