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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)

The total height is roughly the same as what is currently allowed for a multiplex with roof decks (where the roof deck and access are excluded from the height calc). Ground floor units could be flexible live/work & light commercial/retail.

That’s a lotta bakfiets