Five X Flex – FLUID Architecture

About this design

  • Type: Fiveplex 
  • # of units: 5
  • Square footage: 10,200 sq. ft. 
  • Lot size: Large lot (at least 60 ft. x 120 ft. or 7,200 sq. ft.) 
  • Estimated cost of construction: Starting at $4,080,000 (2024 estimates, subject to change)
  • Design ID: DL002 

This five-unit residential design includes a mix of through units and two corner end units, perfectly suited for a corner site. The through units offer expansive living areas with ample natural light, while the corner end units provide additional privacy and distinctive views. The design also incorporates a large, shared deck accessible via a communal walkway, situated above the carports. At the street level, the project has the potential for a café or amenity space, adding to the building’s versatility and offering opportunities for local businesses or community gatherings. The original building incorporates eco-friendly practices, including rainwater collection, solar hot water and climate-appropriate landscaping, while using toxin- free finishes and repurposing existing materials. The original (built) version of the Five X Flex involved adaptive reuse of the existing school. FLUID Architecture recognizes that new build projects in Burnaby will not have that option.

FLUID Architecture would not seek in new builds to recommend fake heritage, but would seek to keep the expressive facade variety that is a quality of the original design with a modern expression.

How to use this design 

If you're interested in adapting or customizing the Five X Flex  design to suit your development needs, FLUID Architecture is happy to offer additional design services and consultation. Reach out to Bruce Haden ([email protected]) to explore how they can help tailor this innovative concept to your project. 

Price to license plan: $30,000 

Hourly rate for additional services: 

  • FLUID Architecture Principal: $300/hour
  • FLUID Architecture Intermediate Staff: $175/hour
  • FLUID Architecture Junior Staff: $110/hour

  • Minimum lot size: 60’ x 120’ 
  • Lot characteristics suitable for design: 
    • The Five X Flex is designed for a corner lot with at least 120 feet of frontage on the primary street with a lane at one end. 
    • It can be reconfigured to accommodate lightly sloping sites without any issues, and it can also be adapted for wider sites. 
  • Parking requirements: 
    • There are 4 parking stalls provided. 

Preview site and floor plans

Additional information

Energy considerations 

The primary way that the Five X Flex would meet energy and Zero Carbon Step Code requirements is with a high-performance building envelope and incorporating high-quality triple-glazed windows.

Privacy 

FLUID Architecture believes that privacy has been overemphasized in an era where social isolation is a critical issue. They advocate for a design approach that allows internal control of privacy through features like blinds, enabling residents to open up their spaces as desired to discourage or support connections with neighbors. For example, in the existing Five X Flex, residents describe the shared walkway at the rear of the units that allows 4 of the 5 units to access the shared deck as an important social connector.

Adaptability 

As a townhouse-oriented project with internal and external stairs, the Schoolhouse is not well-suited for adaptable units.

Green building and passive homes 

The Five X Flex was the first Built Green Platinum project in British Columbia. The original building incorporates a wide range of advanced sustainability initiatives, including geothermal energy, which is rare for this type of site. The Five X Flex also incorporates, and could incorporate in Burnaby, advanced solar hot water heating systems. However, since the design of the Five X Flex, we have become proponents of high-performance building envelopes rather than relying solely on technological solutions for green building. This strategy requires lower maintenance, and “bakes in” energy efficiency rather than relying on technology that can easily go obsolete.

Design customizability 

The Five X Flex is adaptable to lightly sloped sites, as the existing building is already located on a sloped site. However, the most significant aspect of the customizability is the relationship between the two upper floors of units 1,2 and 3 and the lower floor of those units. The original vision for this project was for the lower unit to function either as an independent living space, workspace, artist studio, or granny suite. If these units were to become fully independent, it would exceed the allowable unit maximum in Burnaby at this time, but this could be considered a longer-term strategy. Similarly, the large lower ground floor space under units 4 and 5 could be any of the above uses, or could be a co-working space, an office or a retail space or café.

Bicycle parking 

Bicycle parking is indicated on plans. 

Parking 

The Five X Flex currently has four parking stalls for five units in a shared parking area. This could potentially be reduced to three larger, enclosed parking stalls. 

Garbage storage access 

Garbage storage areas are indicated on the plans.