Quadplex – Leckie Studio

About this design

  • Type: Fourplex     
  • # of units: 4 
  • Square footage: 6,390 sq. ft. 
  • Lot size: Medium lot (at least 50 ft. x 120 ft. or 6,000 sq. ft.) 
  • Estimated cost of construction: Starting at $3,500,000 (2024 estimates, subject to change)
  • Design ID: DL012

This design is for a three storey quadplex with staggered units to create individual private gardens. The units are 3 stories, with living, kitchen, and dining on the main floor, two bedrooms on the second floor, and a primary, ensuite, and den on the third floor. This quadplex is the result of a component-based approach to residential design. Conceived as a kit-of-parts, the design is intended to be highly customizable, allowing developers and homeowners to adapt the design to suit the needs of specific users and unique sites. Residential units are created by selecting from interchangeable floor plan options and stacking them up to three storeys high. The blocks are then paired with a variety of roof shapes that can be customized with cladding and roofing material selections. Individual units are arranged on a lot to create desirable configurations that adapt to site dimensions, zoning requirements, and density preferences. By duplicating and/or rotating units, they come together to create a variety of typologies including duplexes, triplexes, quadplexes, and townhouses. The design provides highly livable units with up to four bedrooms, ground-oriented living, private outdoor entries and garden space, and windows on multiple sides of the units. The design is highly optimized to minimize complexity both in terms of constructability and code-compliance (the design intentionally avoids stacked units resulting in a less complex code-compliance pathway). Standardized window dimensions, and kitchen and bedroom layouts simplify construction and reduce cost.

How to use this design 

Leckie Studio Architecture + Design is a full-service architecture firm that can provide assistance with tailoring the design to a specific site, as well as permitting, construction documentation and coordination. You may contact them via email at [email protected].

Price to license plan: $2,500* subject to scope of services required 

Hourly rate for additional services (if applicable): $175 

  • Minimum lot size: 50’ x 120’ 
  • Lot characteristics suitable for design: 
    • The sample site is assuming laneway access, but street access can be accommodated as shown in our siting example diagrams. The sample site was assumed to be flat, but the design can be adapted to sloping sites by increasing crawlspace or basement heights. With sloping sites, sill heights of third floor bedroom windows should be reviewed to ensure they still comply with egress requirements.
  • Servicing and access requirements for design: 
    • Fire Access is provided via a side yard path conforming to BCBC 2024 9.10.20.3. 
    • Waste and recycling are shown within an enclosure adjacent to parking at the rear of the site, and collection from the lane is assumed. The site plan can be modified to accommodate parcels with no rear lane, as shown in the siting example diagrams. Electric pad-mounted transformers (PMTs) can be installed as required.
  • Parking requirements: 
    • Four parking spaces are provided, but only 2 parking spaces are required for a quadplex under the SSMUH Bylaw.
  • Additional considerations for use of design: 
    • Basements were omitted to reduce construction costs, but could be incorporated if desired. When adding a basement to a three-storey building, applicants must confirm that they are meeting all applicable building code requirements, specifically fire alarm system requirements (Ref. BCBC 2024 9.10.18.2.) and the requirements of their local jurisdiction with regard to fire-department response. Applicants should also review sill heights of third floor bedroom windows to ensure they still comply with egress requirements (Ref. BCBC 2024 9.9.9.1.). This building is designed as light timber construction as it is the commonly accepted method of building, but the modular nature of the designs would allow for pre-fabrication.

Preview site and floor plans

View buyers guide

Additional information

Energy considerations 

The design has been modelled to meet BC Energy Step Code 3, Climate Zone 4, but the design can be easily modified to meet Step Code 4 by adding an additional 1.5” of optional exterior rigid insulation. The current wall assembly thickness and building footprint already factor in this additional thickness. The design is well-suited for zero-carbon, as it assumes all-electric heating/cooling, hot water and ventilation.

Privacy 

The orientation and staggering of the units minimise overlook to adjacent properties while providing a private outdoor space for each unit. Windows close to the property lines are limited to hallways and stairs where privacy is less of a concern, and the sill height is raised in order to minimise visual connections with adjacent properties. The side yard windows can be easily frosted if desired. Each unit’s private yard spaces are intended to be screened for privacy using vegetation and/or landscape screening elements in conformance with 6.15 of the Burnaby Zoning Bylaw.

Adaptability 

Due to the 3-storey nature of the design, these units are not particularly suitable for adaptable modifications. However, the main floor can be constructed to be adaptable for visitors.

Green building and passive homes 

The design can be easily modified to meet Step Code 4 by adding an additional 1.5” of optional exterior rigid insulation. The current wall assembly thickness and building footprint already factor in this additional thickness. The design assumes light timber construction as it is the commonly accepted method of building, but the modular nature of the designs will allow for pre-fabrication. The design is well-suited for zero-carbon, as it assumes all-electric heating/cooling, hot water and ventilation.

Design customizability 

Residential design can be a highly personal endeavour and this quadplex has been designed to be as customizable as possible. The design can be modified to utilize 4 different roof shapes, both for aesthetic preference, and to better reflect site-specific neighbourhood character. The standard wall and roof assemblies are designed to accommodate a variety of cladding materials that are aesthetically unique and allow developers and owners to prioritise budget, maintenance, combustibility, and durability as they see fit. The Buyers Guide illustrates some of the potential cladding options, and builders may choose any exterior finish that can be installed within the ¾” cladding allowance in the wall assembly, including vinyl or heat-treated wood.

Bicycle parking 

Space for an optional secure bicycle box for 4 bicycles has been provided at the rear of the property.

Parking 

Four parking stalls are provided at the rear lane, but the design can be flipped in situations where no rear lane is available. The rear elevation of the building is designed to minimise overlook of parking, and landscaping is used to create visual separation for the rear unit.

Garbage storage access  

A covered waste and recycling area is provided at the rear of the property adjacent to parking.