WCEL > Issues > Urban Growth and Development > Smart Bylaws Guide > Case Studies > Koo's Corner

Smart Bylaws Guide – Case Studies – Koo's Corner

560-598 Hawks Avenue, Vancouver, BC

Project Overview

Koo’s Corner is an infill project of six townhouses on a former brownfield site.  The project is located in a residential neighbourhood in Vancouver that is adjacent to Chinatown and downtown, and across from a park.  The centerpiece is the integration of an existing building into the project, coupled with a design that maintains the character of the neighbourhood.  The developer incorporated green building features that made the units more marketable.

Land Use

The previous owner, who was also the adjacent landowner, had used the site for decades as a car repair shop.  The developer approached the former owner, and after resolution of site contamination issues, purchased the two 25-foot lots at Hawkes and Keefer.  The developer’s vision was to maximize the density on the corner by orienting six townhouses across the two lots. 

The City granted the developer several variances and approvals that differed from what was allowed under the “by-right” zoning.  These included:

• increased density (under the Vancouver Charter legislation and RT-3 zoning, the City allows 0.75 FSR by right, and a performance-based addition of 0.20 FSR (0.95 total FSR) that can be earned for infill projects);
• relaxed parking standards (exempting the smallest unit from requiring a parking space);
• decreased setbacks (from fifteen to five feet in what had been the front yard setback on Keefer street);
• increased height; and
• reduced open space.

The location is close to shopping, transit, services and local entertainment.  One resident does not own a car because of the location.  The bus stop is a two-minute walk away, and downtown is fifteen minutes by foot.  Several residents bike to work.

The building covers 63% of the site, with very limited yard space that is supplemented by roof decks.  Residents use the narrow front yards because they are sunny and across from the park while the backyards are too shady.

The project meets the City’s goals of increasing residential densities while retaining neighbourhood character and liveability.  The RT-3 zoning encourages the retention of neighbourhood and streetscape character, through the renovation, and restoration of existing character buildings.

Design

The designer paid special attention to integrating the townhouses into the neighbourhood and using the existing 1940’s era building that was on site.  Given the high density for that site, careful attention was paid to design details.

Green building features used in the project include:

• Heat Recovery Ventilators
• Solar pre-heating of hot water 
• Greywater heat recovery 
• Extensive used of reclaimed materials 
• Reduced use of finishing materials 
• Low VOC finishes and adhesives

Community Process

The developer chose to resolve issues with the neighbours and leaders in the community before formally entering the City development process.  This included delivering plans to the immediate neighbours, seeking out the chair of the community association, explaining green building principles, and providing tours for neighbours around his most recent project in the City. 

The neighbours were more concerned about design than density.  A tall bay window was added to the wall of the end unit fronting on Keefer Street to break the visual barrier of the building.  A parking compromise was reached that exempted the smallest unit from a required parking space, allowed rear land access to parking for the two units in the converted building, and provided half-buried garages for the three new townhouses accessed by just two pavement cuts.  Significant investment went into the design of the garage doors.

The developer went beyond traditional notification requirements and attempted to meet all of the neighbours concerns.

Costs and Affordability

Conventional sources provided project financing and the government did not supply any financial support.  Costs were higher than expected because of the detailed designs required by the tight site and the extended approvals process.

Five out of six units were sold before the project was completed.  The project was marketed through word of mouth, and several of the purchasers were interested in the green building design features.  Koo’s Corner is considered relatively affordable for a new home in the most expensive housing market in Canada.

City Support

The project planner worked hard to provide advice that supported the project, and the Director of Planning granted the higher density.  The developer also had to obtain development permits and undertake two Board of Variance hearing to meet the detailed urban design guidelines under the RT-3 zone.  The requests for increased density, relaxed parking restrictions, small setbacks, increased height and reduced open space made the approvals process particularly complex and not possible without the assistance of supportive City staff.

For more information

Developer: Robert Brown, Chesterman Properties
Tel: 604 678 9024
Email:  robert@chestermangroup.com

Municipality: Scot Hein
Tel: 604 873 7003
Email: scot_hein@city.vancouver.bc.ca

Zoning: RT3 www.city.vancouver.bc.ca/commsvcs/BYLAWS/zoning/rt-3.pdf