POLICY REPORT
DEVELOPMENT AND BUILDING

Date: January 17, 2002
Author/Local: L. Challis/7135

RTS No. 02503

CC File No. 5307

Council: April 9, 2002

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	CD-1 Text Amendment - 2876 Rupert Street

RECOMMENDATION

A. THAT the application by The Spaxman Consulting Group Limited, to amend CD-1 By-law No. 6654 for 2876 Rupert Street (Lot D, Block 1345, DL 526, Plan 5272) to permit highway oriented retail uses, be referred to a Public Hearing, together with:

(i) plans received August 15, 2000;

(ii) draft CD-1 By-law amendments, generally as contained in Appendix A; and

(iii) the recommendation of the Director of Current Planning to approve, subject to conditions contained in Appendix B.

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary CD-1 amending by-laws for consideration at Public Hearing.

B. THAT the Director of Current Planning be instructed to make application to amend the Zoning and Development By-law No. 3575 to assign regulations to landscaped setbacks for sites zoned CD-1 in the Grandview Boundary Industrial Area, generally in accordance with Appendix D;

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary By-law;

AND FURTHER THAT the application and by-law be referred to a Public Hearing.

C. THAT the Director of Current Planning be instructed to make application to amend the Sign By-law to establish regulations for this CD-1 in accordance with Schedule "B" (M-2), and that the application be referred to a Public Hearing; and

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-law for consideration at the Public Hearing.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

On April 24, 1990, Council enacted CD-1 By-law No. 6654 and adopted the "Still Creek CD-1 Guidelines" which apply to this site.

On July 22, 1999, Council adopted the "Highway Oriented Retail (HOR); Interim Rezoning Policies and Guidelines: Grandview /Boundary Industrial Area".

PURPOSE AND SUMMARY

This report assesses an application to permit highway oriented retail uses on the site shown on the map on Page 3.

In July 1999, Council adopted policies and guidelines for sites along the Grandview Highway frontage between Renfrew Street and Boundary Road to allow for large scale retail uses. The application proposes to legitimize the existing unauthorized retail use in an existing building (Petcetera). The proposal generally conforms to Council's policies and guidelines.

Staff recommend that the application be referred to a Public Hearing, with a recommendation that it be approved subject to conditions.

The report also recommends amendments to the Zoning and Development By-law to apply consistent requirements for all landscaped setbacks on land zoned for industrial use in the Grandview Boundary Industrial Area.

DISCUSSION

Use: The site is presently developed with a 2 442 m² (26,285 sq. ft.) building which is occupied by an unauthorized retail pet store (Petcetera) with an approved service use, being an animal clinic. The approved uses for the site are limited to wholesale with 33_ percent ancillary retail plus service use. The proposed (existing) uses meet the HOR policies and guidelines.

Density: The existing overall density of 0.41 floor space ratio (FSR) is less than the recommended maximum of 0.60 FSR for retail use. The retail/service unit has a floor area of 2 134 m² (22,974 sq. ft.) which is more than the minimum of 929 m² (10,000 sq. ft.) required by the HOR policies and guidelines. No additions to the building are proposed.

Height: The HOR policies and guidelines recommend a maximum height limit of 12.2 m (40 ft.), relaxable to 18.3 m (60 ft.) for mixed use development. The existing building height of 7.5 m (25 ft.) is well below these maximums.

Landscape Setbacks: The Zoning and Development By-law requires a landscape setback of 12.1 m (40 ft.) for I-2 properties fronting on Grandview Highway but does not have a similar requirement for sites zoned CD-1. The HOR policies and guidelines recommend that all properties fronting on Grandview Highway between Boundary Road and Renfrew Street should provide the 12.1 m (40 ft.) landscape setback and that properties along Rupert Streetshould provide a 3.6 m (12 ft.) landscape setback. On this site, the building is set back 12.2 m (40 ft.) from Grandview Highway. There is no setback provided along the south part of Rupert Street because the existing building is located right next to the property line. However, this landscape setback should be provided along the parking area north of the building.

(i) Parking Within Landscape Setbacks

There are no parking spaces proposed along Grandview Highway which is consistent with the HOR policies and guidelines that surface parking not be permitted in the landscape setback along Grandview Highway. The north parking area has three parking spaces located about 1.0 m (3 ft.) from Rupert Street. Staff recommend that this surface parking not be permitted within the landscape setback along Rupert Street. Parking in the landscape setback severely limits the amount of planting that can occur and detracts from the streetscape. It is particularly important that the streetscape be enhanced along Rupert Street which will provide a direct connection to the Rupert SkyTrain station. The proposed parking restriction is consistent with the treatment of landscaped setbacks, where required, in the Grandview Boundary Industrial Area.

(ii) Signs Within Landscape Setbacks

The Sign By-law limits the type, size and location of signage in landscaped setbacks described in Schedule C "Streets Requiring Landscaped Setbacks" of the Zoning and Development By-law. Presently, Schedule C only includes sites in M or I (Industrial) Districts. Staff expect that signage will detract from the objective to "improve and enhance the quality of the public realm" in the Grandview Boundary Industrial Area, and recommend amendments to the Zoning and Development By-law to apply the same limitations in landscaped setbacks established for CD-1 zoned sites as apply to I (Industrial) Districts in this area. (See Appendix D.) Conditions of approval (Appendix B) propose removal of signage from the landscape setbacks.

Form of Development: The HOR policies and guidelines specify that developments should improve and enhance the quality of the public realm through high quality architectural building expression, careful site planning, public and private landscaping and appropriate vehicular and pedestrian circulation. Recognizing that the proposal is for an existing building, staff have proposed conditions of design development to address the HOR design guidelines where feasible. In particular, staff recommend that the building reflect a more industrial character, additional landscaping be provided, the pedestrian experience be enhanced, and additional weather protection and lighting be provided and integrated into the site (Conditions of Approval: Appendix B).

Still Creek: Still Creek is a significant watercourse and has been identified in the Greater Vancouver Regional District (GVRD) as part of the Green Zone. The site is presently regulated by a CD-1 By-law which includes Still Creek protection policies. The HOR policies and guidelines recommend that the Still Creek protection policies should continue to apply to individual sites. A portion of the creek which runs north of the site has been culverted, and developed as an access road to properties to the north and east, as well as the subject site. The HOR policies and guidelines note that it is the City's intention to fully daylight the creek and provide pedestrian/cycle access along the creek edge in conjunction with other landscape/public open space amenities. A key criterion in assessing proposed developments is the ability to secure this amenity.

Staff do not expect daylighting to be possible unless substantial redevelopment is proposed for the surrounding properties. In the meantime, staff recommend that the City secure an option to purchase a portion of the site for a future City street connection between Rupert and Bentall Streets. (Refer to condition (c) (ii) (1) in Appendix B and map in Appendix C.) The street could also provide a link along the proposed Still Creek Greenway.

Traffic and Parking: The HOR policies and guidelines stipulate that a Parking and Traffic Study should accompany a rezoning application. The study submitted with this application indicates that:

· the proposal will not significantly impact traffic movement at the Rupert signalized access intersection;

· access to the site directly from Grandview Highway should be restricted to right-in only; and

· the proposed parking supply of 63 spaces exceeds the requirement for HOR use.

The HOR policies and guidelines recommend that parking requirements should be based on the Parking By-law requirements for grocery stores; however, if the retail use is for furniture or similar type of retail, the parking standard for office and retail uses may apply. Generally, for HOR use in the Grandview Boundary Industrial Area, Engineering Services would recommend that for individual retail units of less than 2 000 m² (21,530 sq. ft.) the parking requirement be at the lower rate required for office and retail use and for individual units of 2 000 m² or greater the higher parking standard for grocery store be required. In this case, the retail unit is greater than 2 000 m², but Engineering Services recommends the lower parking standard because the site is in close proximity to a SkyTrain station.

Environmental Considerations: An objective of the HOR policies and guidelines is to maximize permeable surfaces. The Still Creek Guidelines also note that parking lots can be a source of harmful runoff and that applicants should limit the potentially negative impactsof parking lot development. The application does not propose any changes to the overall size of the parking lot but oil interceptors are recommended to provide greater control on inputs to the Creek.

CONCLUSION

Staff support the proposed rezoning which generally meets the criteria for rezoning sites to CD-1 for highway oriented retail use. Staff recommend that the application be referred to a Public Hearing, subject to the proposed conditions of approval presented in Appendix B. It is further recommended that the Director of Current Planning be instructed to make application to amend the Zoning and Development By-law and the Sign By-law and that these be referred to the same Public Hearing.

- - - - -

APPENDIX A

DRAFT AMENDMENTS TO CD-1 BY-LAW NO. 6654

Use

· Cultural and Recreation Uses, limited to:
- Artist Studio
- Park or Playground

· Dwelling Uses, limited to:
- Dwelling Unit for a caretaker or watchman or other person similarly employed, if such dwelling unit is considered to be essential to the operation of the business or establishment
- Residential Unit associated with and forming an integral part of an artist studio

· Manufacturing Uses, limited to:
- Bakery Products Manufacturing
- Batteries Manufacturing
- Brewing or Distilling
- Chemicals or Chemical Products Manufacturing - Class B
- Clothing Manufacturing
- Dairy Products Manufacturing
- Electrical Products or Appliance Manufacturing
- Food or Beverage Products Manufacturing - Class B
- Furniture or Fixtures Manufacturing
- Ice Manufacturing
- Jewellery Manufacturing
- Leather Products Manufacturing
- Machinery or Equipment Manufacturing
- Metal Products Manufacturing - Class B
- Miscellaneous Products Manufacturing - Class B
- Motor Vehicle Parts Manufacturing
- Non-metallic Mineral Products Manufacturing - Class B
- Paper Manufacturing
- Paper Products Manufacturing
- Plastic Products Manufacturing
- Printing or Publishing
- Rubber Products Manufacturing
- Shoes or Boots Manufacturing
- Software Manufacturing
- Textiles or Knit Goods Manufacturing
- Tobacco Products Manufacturing
- Transportation Equipment Manufacturing
- Wood Products Manufacturing - Class B

· Office Uses, limited to:
- General Office, but not including the offices of accountants, lawyers and notary public, nor the offices of real estate, advertising, insurance, travel and ticket agencies

· Retail Uses, limited to:
- Adult Retail Store
- Furniture or Appliance Store
- Gasoline Station - Full Serve
- Gasoline Station - Split Island
- Liquor Store
- Pawnshop
- Retail Store, but not including clothing sales
- Secondhand Store
- Vehicle Dealer

· Service Uses, limited to:
- Animal Clinic
- Auction Hall
- Catering Establishment
- Laboratory
- Laundry or Cleaning Plant
- Motor Vehicle Repair Shop
- Motor Vehicle Wash
- Photofinishing or Photography Laboratory
- Photofinishing or Photography Studio
- Print Shop
- Production or Rehearsal Studio
- Repair Shop - Class A
- Repair Shop - Class B
- School - Vocational or Trade
- Sign Painting Shop
- Work Shop

· Transportation and Storage Uses, limited to:
- Cold Storage Plant
- Packaging Plant
- Storage Warehouse
- Storage Yard
- Taxicab or Limousine Station
- Truck Terminal or Courier Depot
- Weighing or Inspection Station
- Works Yard

· Utility and Communication Uses, limited to:
- Public Utility
- Radiocommunication Station
- Recycling Depot

· Wholesale Uses, limited to:
- Bulk Fuel Depot
- Cardlock Fuel Station
- Junk Yard or Shop
- Wholesaling - Class A
- Wholesaling - Class B

· Accessory Uses customarily ancillary to the above uses, including accessory office, provided that the total area of all accessory uses is not greater than 33_ percent of gross floor area of principal and accessory uses combined, and provided that the floor area in accessory uses accessible to the general public is separated by a wall, from the floor area in other uses.

Condition of Use

· Minimum size for a retail store must be 929 m² (10,000 sq. ft.)

Density

· Maximum floor space ratio of 0.41 FSR.
· General office use not to exceed the greater of 235 m² or 33_ percent of gross floor area.

Height

· Maximum height of 7.5 m (25 ft.).

Parking and Loading

· In accordance with the Parking By-law, including the relaxation provisions of section 3.2, except:
- for individual retail units, parking to be provided at a minimum of one space for each 100 m² of gross floor area up to 300 m², and one additional space for each additional 50 m² of gross floor area.

 

APPENDIX B

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Douglas L Massie Architect, and stamped "Received City Planning Department, August 15, 2000", provided that the Director of Planning may allow minor alterations to this form of development when approving the detailed scheme of development as outlined in (b) below.

(b) THAT, prior to approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning, who shall have particular regard to the following:

(i) design development to reconfigure the parking area in conjunction with a landscape plan that provides for an enhanced pedestrian experience;

Note to applicant: Design development should reconfigure the parking layout as an entry court with defined circulation routes, and increase permeable surfaces with landscaping. In addition, the landscape buffer along the north edge should be increased to provide more separation between the private road and the parking area. Garbage areas should be screened. On the east side of the site adjacent to the neighbouring site, a 1.0 m (3 ft.) landscape setback with a hedge should be provided;

(ii) design development to provide a landscaped setback of 3.6 m adjacent to the existing parking area along Rupert Street;

Note to applicant: The landscaped setback should be planted with grass adjacent to the sidewalk to widen the public realm, stepping back to layered planting adjacent to the parking area. The vehicular crossing width off Rupert Street should be minimized and enhanced with low planting on both sides. Surface parking and signage should be removed from the landscaped setback.

(iii) design development to provide a single row of street trees along Rupert Street and to co-ordinate the tree spacing with the required weather protection;

(iv) design development to provide additional rows of the doubled trees within the landscaped setback along the Grandview Highway frontage;

Note to applicant: The hedge at the street should be deleted or moved back against the building.

(v) design development to delete the signage in the landscaped setbacks, including existing signage boards located in the parking lot and the pedestal sign at the corner of Rupert and Grandview;

(vi) design development to enhance the building's colour to reflect a more industrial character for the precinct;

Note to applicant: The use of a single subdued exterior colour is encouraged with the use of primary colours limited to accent areas.

(vii) design development to provide weather protection along the length of the Rupert Street frontage that is designed as an integral feature reflecting a more industrial, transparent character using glass/steel to enhance pedestrian interest along this facade;

Note to applicant: Consideration should be given to replacing or enhancing the existing Rupert Street entry canopy with a canopy (or canopies) of a lighter design, which is integrated with the weather protection along the length of Rupert Street. Canopy design should be coordinated with street tree locations. Canopy systems should incorporate integrated signage and lighting.

(viii) design development to provide building and landscape lighting, including entry path lighting that is integrated into the site design;

(ix) design development to reduce the scale and scope of any proposed/existing signage, noting that the signage should be subordinate to the design of the building;

Note to applicant: A comprehensive signage program for the site should be provided.

(x) design development to take into consideration the principles of CPTED having particular regard for:

- graffiti through the use of landscaping, building materials and coatings,
- break and entry without the use of bars on windows, and
- theft and robbery in the parking area.

(xi) provision of a security report to address potential impacts of adjacent SkyTrain station; and

(xii) provision of oil interceptors in the parking lot to provide greater control on inputs to Still Creek.

(c) THAT, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

(i) make suitable arrangements, to the satisfaction of the General Manager of Engineering Services, for all new hydro and telephone services to be undergrounded from the closest existing suitable service point including a review of the impact of the new site servicing to determine it's effect on the neighbourhood (this could result in the service point being adjusted to reduce the impact on the surrounding neighbourhood); and

(ii) make suitable arrangements to the satisfaction of the General Manager of Engineering Services and Director of Legal Services for:

1) registration of an option to purchase over the portions of Lot D, South ½ of Section 38, Town of Hastings Suburban Lands, Plan LMP5272 currently covered by registered charges Easement and Indemnity Agreement 179312M and Easement BL1701117, the same as shown in heavy outline on the sketch attached as Appendix C. The option to be for a nominal fee and otherwise to be on terms satisfactory to the General Manager of Engineering Services and the Director of Legal Services; and

2) clarification of all charges registered in the Land Title Office against title to the lands (a charge summary, including copies of all charges, must be provided) and the modification, extension or release of any charges deemed necessary by the Director of Legal Services.

Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owner, but also as Covenants pursuant to Section 219 of the Land Title Act.

Such agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances effecting the subject site as is considered advisable by the Director of Legal Services, and otherwise to the satisfaction of the Director of Legal Services prior to enactment of the by-law; provided, however, the Director of LegalServices may, in her sole discretion and on terms she considers advisable, accept tendering of the preceding agreements for registration in the appropriate Land Title Office, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law.

The Preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services.

The timing of all required payments shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.

APPENDIX C
Page 1 of 1

Plan showing a portion of Lot D, South ½ of Section 38, THSL, Plan LMP 5272

 

APPENDIX D

DRAFT AMENDMENTS TO
ZONING AND DEVELOPMENT BY-LAW NO. 3575

1. Amend Section 11.3 to include development in a CD-1 District where a portion of the site abuts streets or lanes described in Schedule C.

2. Amend Schedule C to include the following:

"Rupert Street, east side, from Grandview Highway 3.6 m"
to 112.99 m northerly

APPENDIX E

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: The site consists of one legal parcel with an area of 5 845 m² (62,920 sq. ft.) and is located on the northeast corner of Grandview Highway and Rupert Street. The site has a frontage of 45.2 m (148 ft.) and a depth of 125.7 m (412 ft.). The site which is regulated by the Still Creek CD-1, is presently occupied by a one-storey building used for unauthorized retail (pet store) and service (animal clinic) uses with surface parking for 52 vehicles. A buried portion of Still Creek runs immediately north of the site.

Land immediately east and north of the site is also covered by the Still Creek CD-1 and developed primarily with 1-storey industrial buildings (wholesaling and warehouse uses). West of the site is a CD-1 site developed with a Real Canadian Superstore. Further north of the site along Rupert Street is the proposed Rupert SkyTrain station. South of the site at the corner of Grandview Highway and Rupert Street is zoned C-1 and is developed with a bank and a service station. Also south of the site is Falaise Park which is zoned RS-1.

Enforcement History: Unauthorized retail use has operated on this site since Stacey's furniture was located here in 1988. The City Prosecutor laid charges in 1989 and the item was before the court throughout the early 1990s.

In 1996, Petcetera took over the site and began operation as a retail/wholesale tenant in late 1997. In late 1998, City staff discussed the problem with retail use on the site. Staff concluded that prosecution should be delayed until after Council made a decision about the proposed HOR policies which would provide Petcetera the opportunity to make a rezoning application to legitimize the retail use.

Proposed Development: The proposed rezoning would permit the use of an existing building for highway oriented retail use. The proposal increases the surface parking to 63 spaces located on the north portion and along the eastern side of the site.

Retail Impact Assessment: A retail impact assessment was not required for this application because the proposal does not include the sale of either clothing or food.

Social Implications: There are no major positive or negative social implications to this proposal. There are no implications with respect to the Vancouver Children's Policy or Statement of Children's Entitlements.

 

APPENDIX F

COMMENTS FROM THE PUBLIC, REVIEWING AGENCIES AND THE APPLICANT

Public Input: On September 8, 2000 a notification letter was sent to 154 nearby property owners and on September 11, 2000, a rezoning information sign was posted on the site. Two phone calls were received from neighbours asking for details about the proposal. There were no concerns raised regarding this application and consequently no public meeting was held.

Comments of the City Engineer: The City Engineer has no objection to the proposed rezoning, provided that the applicant complies with conditions as shown in Appendix B.

Comments of the Applicant: The applicant has been provided with a copy of this report and has provided the following comments:

"We have reviewed the staff report and, on the basis of many helpful discussions with staff concerning the way the recommended 14 conditions can be accommodated and while we have accommodated most of the staff's proposals, we have problems in two areas. One area concerns a number of conditions that affect the retail viability of the store and the other concerns the need for and cost impacts of another proposed conditions. These are described below.

We are not increasing the size of the building or altering the use significantly. We have, however, agreed to undertake a number of major and expensive improvements as outlined in the recommended conditions.

These include:
1. a double row of street trees in a major landscaped setback on Grandview Highway,
2. a row of street trees on Rupert Street,
3. a landscaped setback on a portion of Rupert Street,
4. tree planting, landscaping and a new parking layout, and
5. the removal of major advertising signs from the setback along Rupert Street.

These will provide major improvements to the appearance of the building, the comfort and enjoyment of pedestrians and contribute significantly to Council's policies for improving Grandview Highway and the new routes to the SkyTrain station on Rupert Street.

Retail Viability

However, we have a major dilemma in that while the City's intentions seem to be to support the extension of retail uses along the street, such uses need good exposure to passing traffic in order to survive. The City needs to balance the desire for "greening the street" with an equal desire to provide conditions in which retail uses can operate successfully.

There are three conditions which weaken the retail viability of this location. One is the planting of a thick screen of street trees along both exposed faces of the store; the other is the removal of an important freestanding pedestal sign; and the third is the suggestion that the corporate colour imaging of the Petcetera company be changed.

As a consequences of these suggestions, much of the store's retail exposure would be removed or significantly screened by the many new street trees. In addition staff seem to have difficulty with what many people believe is the attractive colour of the building and are seeking changes to it. This will further harm Petcetera's ability to market its business as the colour scheme is a major component of the company's corporate identity.

For the many people who like the colour it brightens the area, expresses the retail purpose of the building and is a simple straightforward expression of the very simple building form. For the few people who do not like the colour, it will be screened by the numerous new street trees and, in fact, should look very attractive where small areas of colour will be seen through the green foliage of the trees.

It is puzzling for us to learn of the staff's request that the building reflect more of an industrial character as seen in their conditions (vi) and (vii) as we are actually changing what was designed as an industrial building to a retail use in accordance with the move towards continuous highway oriented retail use along Grandview Highway.

We request that Council

a) instruct staff to seek a spacing of trees along Grandview and Rupert that does not obliterate the views of the Petcetera store when interpreting conditions (iii) and (iv),
b) amend condition (v) to permit the pedestal sign at the corner of Rupert and Grandview to remain, and
c) remove condition numbered (vi) to allow the existing colour scheme to remain.

Continuous Weather Protection

Condition (vii) is a very expensive one for Petcetera. While the changes in the use are minimal, and no new building is proposed to use up the full permitted density under the Highway Oriented Retail Use Guidelines, it seems excessive to require very expensive continuous weather protection along a facade which already contains an adequate entrance canopy and would provide additional cover for a few more feet over a pedestrian route between the intersection at Grandview and Rupert and the new SkyTrain station which will remain basically open to the elements into the foreseeable future.

We request that Council

d) remove condition (vii)."

APPENDIX G

6 pages of architectural drawings

 

APPENDIX H

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	2876 Rupert Street
Legal Description	Lot D, Block 1345, DL 526, Plan 5272
Applicant	Ray Spaxman, Spaxman Consulting Group Ltd.
Developer	Dan Urbani, Canadian Petcetera Warehouse Inc.

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	5 845 m² (62,920 sq. ft.)	---	5 845 m² (62,920 sq. ft.)

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
ZONING	CD-1	CD-1
USES	Manufacturing, Service, Transportation and Storage, Utility and Communication, and Wholesale Uses; Accessory Retail Use	Manufacturing, Service, Transportation and Storage, Utility and Communication, Wholesale and Retail Uses (Minimum size of 929 m² [10,000 sq. ft.] and not including food or clothing sales), Accessory Uses
MAX. FLOOR SPACE RATIO	3.00 FSR	0.41 FSR
MAXIMUM HEIGHT	18.3 m (60 ft.)	7.5 m (25 ft.)
LANDSCAPED SETBACKS		12.2 m (40 ft.) along Grandview Highway	3.7 m (12 ft.) along Rupert Street
PARKING SPACES	Per Parking By-law	63 parking spaces	Retail units per Parking By-law section 4.2.5.1 [40 parking spaces]

* * * * *

(c) 1998 City of Vancouver