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This is the "Three/Four" - an accessible passive house 9 plex that could work citywide within existing R1 zones. To work it would need: 1. Remove (or) increase the unit cap beyond 6 units 2. Increase max height ~3m 3. Increase building depth (but keep the same lot coverage) 4. Remove density fees

Why remove density fees? 1. To pay for the $180k elevator to get accessible units in a small building 2. These are modest middle income units and shouldn't pay more fees than a 'mansion'

3. The density increase is the same as with multiplex, but these are even less likely to drive land lift 4. The lot coverage and permeable area is the same as a house, so the storm water discharge to the sewer is the same (and potentially better than a plex or existing van special)

That’s a lotta bakfiets

Pick your flavour. 3 storeys to 6. Same site plan, same core, same green space.

Same plan. 10% side yard up front. 20% side yard in the back (for extra light and green space where adjacent to detached home yards)

The rear units (with balconies overlooking the rear yard) are 3Br (880sf). The front units are 680sf (1Br and den) and 740sf 2br.