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SECTION 21
REGIONAL SHOPPING AREA (RSA) ZONE
21.1 GENERAL PURPOSE OF THE RSA ZONE
The RSA Zone primarily recognizes lands planned for use as enclosed regional
shopping centres. The RSA Zone provides for and regulates a wide range of
regional-scale, specialized, comparison shopping retail and personal service
uses, as well as some office, commercial recreation and community facilities
uses, which are suited to a location within an enclosed shopping centre building.
Limits are placed on the amount of office and entertainment space. Other
shopping centre and stand-alone buildings are allowed on a limited basis
normally near the perimeter of the property to satisfy urban design goals to
create a street edge and screen large surface parking lots. The permitted uses
are the same for all RSA Zone variations, however, variations of the zone occur
based on maximum permitted gross leasable floor area. (Z.-1-202871)
21.2 PERMITTED USES
No person shall erect or use any building or structure, or use any land or cause
or permit any building or structure to be erected or used, or cause or permit any
land to be used, in any RSA Zone variation or any use other than the following
uses:
1)
RSA1, RSA2, RSA3, and RSA4 Zone variations
The following are permitted uses within an enclosed shopping centre
building in RSA1, RSA2, RSA3, and RSA4 Zone variations:
a)
(Amusement games establishments deleted by Z..-1-96458 -
(O.M.B. File No. R 980047 - Order Issue Date June 25, 1998)
b)
Assembly halls;
c)
Automotive uses, restricted;
d)
Catalogue stores;
e)
Clinics;
f)
Commercial parking structures and/or lots;
g)
Commercial recreation establishments;
h)
Convenience service establishments;
i)
Day care centres;
j)
(Z.-1-96435)
k)
Duplicating shops
l)
Financial institutions;
m)
Institutions;
n)
Liquor, beer and wine stores;
o)
Medical/dental offices;
p)
Offices;
q)
Patient testing centre laboratories;
r)
Personal service establishments;
s)
Private clubs;
t)
Restaurants;
u)
Retail stores;
v)
Service and repair establishments;
w)
Studios;
x)
Supermarkets;
y)
Taverns;
z)
Taxi establishments;
aa)
(Deleted by Z.-1-96458 - O.M.B. File No. R 980047 - Order Issue
Date June 25, 1998)
bb)
Video rental establishments;
cc)
Place of Entertainment;
(Added by Z.-1-96458 - O.M.B. File No. R 980047 - Order Issue
Date: June 25, 1998)
dd)
Brewing on premises establishments (Z.1-021027)
21.3 REGULATIONS
No person shall erect or use any building or structure, or use any land or cause
or permit any building or structure to be erected or used, or cause or permit any
land to be used, in any RSA Zone variation except in conformity with the
regulations as set out below or in Table 21.3
1)
BUILDING FORM: SECONDARY BUILDINGS
Notwithstanding the enclosed shopping centre building form requirement
of Section 21.2(1) an enclosed shopping centre building may have
associated with it, within the applicable RSA Zone variation, secondary
buildings consisting of one or more unenclosed shopping centres or stand-
alone buildings. The total floor area devoted to such secondary buildings
shall not exceed the equivalent of 10 percent (10%) of the gross leasable
floor area of the enclosed shopping centre building.
2)
GROSS LEASABLE FLOOR AREA (MAXIMUM)
For the purpose of the RSA Zone variations, maximum gross leasable
floor area shall not include floor area devoted to commercial recreation
establishments, institutions, or day care centres.
(Z.-1-96458 - O.M.B. File No. R 980047 - Order Issue Date: June 25, 1998)
Notwithstanding the parking provisions of Section 4.19, floor area within a
shopping centre devoted to institutions and day care centres shall not be
included in the calculation of the parking requirement for the shopping
centre. Floor area devoted to theatres, cinemas and commercial
recreation establishments shall continue to be subject to the applicable
parking requirements.
Notwithstanding the provisions of Section 3.10, the application of the
maximum gross leasable floor area requirements of a Regional Shopping
Area (RSA) Zone shall be to the zone and not to the individual lots
contained within the zone. Gross leasable floor area shall be allocated in
proportion to the lot size as it relates to the total area zoned and to the
total maximum gross leasable floor area assigned to the applicable
Regional Shopping Area Zone variations.
The gross leasable floor area of all secondary buildings, other than the
floor area devoted to uses exempted above, shall be included in the
calculation of the total Gross Leasable Floor Area.
21.4 SPECIAL PROVISIONS
The following zones apply to unique or existing situations and are not the
standard RSA Zone variations. If a regulation or case is not specified, the list of
permitted uses and/or the regulations of Section 21.2 and/or Section 21.3 shall
apply.
a)
RSA1 Zone Variation
RSA1(1)
1680 Richmond Street and 95 and 97 Fanshawe Park Road East
a)
Additional permitted Use:
i)
Amusement Game Establishment in association with a Place
of Entertainment in the existing regional shopping centre
ii)
Automotive Sales Boutique
b)
Regulations
i)
Total gross leasable floor area for
16
Places of Entertainment as a
proportion of total gross leasable
floor area in the existing regional
shopping centre
(%) (Maximum) (Z.-1-162527; Amended by Z.-1-243166)
b)
RSA2 Zone Variation
RSA2(1)
1925 Dundas Street, located at the southeastern corner of Dundas
Street and Clarke Road.
a)
Form:
i)
Notwithstanding Sections 21.1, 21.2(1) and 21.3 (1) and
Table 21.3, lands zoned RSA2(1) may take the form of stand
alone buildings enclosed shopping centre format
and/or
non-enclosed shopping centre format.
b)
Regulations:
i)
Front Yard and
Exterior Side Yard
3.0 metres (9.8 feet)
(Minimum)
ii)
Lot Frontage
200.0 metres (656.1 feet)
(Minimum)
iii)
Lot Depth
200.0 metres (656.1 feet)
(Minimum)
(Z.-1-112017)
RSA2(2)
785 Wonderland Road South
a)
Additional Permitted Use:
i)
Commercial and Private Schools.
(Z.-1-112018)
RSA2(3)
755-785 Wonderland Road South
a)
Non-application of "h" prefix
Notwithstanding section 3.8(1), any of the RSA2(3) permitted uses
or additional permitted uses below are permitted without removing
the holding provisions.
b)
Additional Permitted Uses
i) Commercial and Private Schools
ii) Kennel
iii) Craft Brewery
iv) Artisan Workshop
v) Automobile Sales Boutique
vi) Business Service Establishment
c)
Regulations
i)
Gross floor area for business
500sqm (5,382 sq ft)
Service Establishment Use
(Maximum)
ii)
Gross floor area for Office
10,000sqm (107,639 sq ft)
(Maximum)
iii)
The maximum gross floor area for specific individual uses
shall be as follows:
Office
2,000sqm (21,527 sq ft)
(Z.-1-223002, amended by Z.-1-243189 - OLT-23-000367)
TABLE 21.3
REGIONAL SHOPPING AREA (RSA) ZONE
REGULATIONS FOR RSA ZONE VARIATIONS
Column
A
B
C
D
E
Line
1
ZONE VARIATIONS
RSA1
RSA2
RSA3
RSA4
2
PERMITTED USES
See Section 21.2
3
LOT FRONTAGE
(m) MINIMUM
ENCLOSED
SHOPPING
CENTRE
200.0
SECONDARY
BUILDING
45.0
4
LOT DEPTH
(m) MINIMUM
ENCLOSED
SHOPPING
CENTRE
200.0
SECONDARY
BUILDING
60.0
5
ALL YARD DEPTHS (m) MINIMUM
From a road allowance or abutting
Residential Zone Boundary - 15.0 metres
(49.7 feet); within the same RSA Zone
variation - 0.0 metres (0.0 feet); other
abutting zones - 3.0 m (9.8 feet).
6
LANDSCAPED OPEN SPACE (%)
MINIMUM
10
7
LOT COVERAGE (%) MAXIMUM
45
8
HEIGHT (m) MAXIMUM
24.0
9
GROSS LEASABLE FLOOR AREA (m2)
MAXIMUM
See Section 21.3(2)
75 000
(Z.-1-
01844)
57 000
55 000
65 000
(Z.-1-
95361)
10
TOTAL GROSS LEASABLE FLOOR
AREA FOR OFFICE USES AS A
PROPORTION OF TOTAL GROSS
LEASABLE FLOOR AREA OF
SHOPPING CENTRE
(%) MAXIMUM
10
11**
TOTAL GROSS LEASABLE FLOOR
AREA FOR PLACES OF
ENTERTAINMENT AS A PROPORTION
OF TOTAL GROSS LEASABLE FLOOR
AREA (%)
(MAXIMUM)
10
** Z.-1-96458 O.M.B. File No. R 980047 Order Issue Date: June 25, 1998)