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Page 1 of 13
SECTION 23
NEIGHBOURHOOD SHOPPING AREA (NSA) ZONE
23.1 GENERAL PURPOSE OF THE NSA ZONE
The NSA Zone is typically applied to neighbourhood-scale commercial lands.
The NSA zone provides for and regulates a range of neighbourhood-scale retail,
personal service and office uses which are primarily intended to provide for the
convenience shopping and service needs of nearby residents. Zone variations of
the zone are differentiated based on uses and maximum permitted gross
leasable floor area for certain defined uses. Shopping centres are the permitted
form of development; however, stand-alone buildings may also be permitted at
appropriate locations normally near the perimeter of the property to satisfy urban
design goals to create a street edge and screen parking lots. The NSA5 Zone
variation is used for this purpose. A limited range of automotive uses may be
permitted by using the Automobile Service Station (SS) Zone. High density and
medium density residential uses may also permitted by applying the appropriate
zone. (Z.-1-202871)
23.2 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 NSA variation for any use other than the following uses:
1)
NSA1, NSA2, and NSA5 Zone variations: (Z.-1-93209)
The following shall be permitted uses within a shopping centre in the
NSA1, NSA2, and NSA5 Zone variations:
a)
Bake shops;
b)
Catalogue stores;
c)
Clinics;
d)
Convenience service establishments;
e)
Day care centres;
f)
Duplicating shops;
g)
Financial institutions;
h)
Food stores;
i)
Libraries;
j)
Medical/dental offices;
k)
Offices;
l)
Personal service establishments;
m)
Restaurants;
n)
Retail stores;
o)
Service and repair establishments;
p)
Studios;
q)
Video rental establishments;
r)
Brewing on Premises Establishment.(Z.-1-021027)
2)
NSA3
The following are permitted uses in the NSA3 Zone variations:
a)
Any use permitted in the NSA1 Zone;
b)
An apartment building with any or all of the other permitted uses on
the first and/or second floor;
3)
NSA4
The following are permitted uses in the NSA4 Zone variations:
a)
Any use permitted in the NSA1 Zone;
b)
Animal hospitals;
c)
Commercial recreation establishments;
d)
Funeral homes;
e)
Grocery stores;
f)
Private clubs.
Page 2 of 13
23.3 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 NSA Zone variation except in conformity with the
regulations as set out below and in Table 23.3.
1)
BUILDING FORM
Except in an NSA5 Zone variation, all uses shall be within a shopping
centre building or a stand-alone building which is part of a shopping
centre. In an NSA5 Zone variation uses may be in a stand-alone building
which does not form part of a shopping centre.
2)
GROSS FLOOR AREA (MAXIMUM)
For the purposes of the NSA Zone variations, the maximum gross floor
area shall not include floor area devoted to libraries or day care centres.
The parking provisions of Section 4.19 shall continue to apply to such floor
area, except where the conditions of Section 4.3(3) are met for day care
centres.
Notwithstanding the provisions of Section 3.10, the application of the
maximum gross floor area requirements of the Neighbourhood Shopping
Area (NSA) Zone shall be to the zone and not to the individual properties
contained within the zone. Gross floor area may be allocated in proportion
to the parcel size as it relates to the total area zoned and to the total gross
floor area assigned to the individual Neighbourhood Shopping Area Zone
variations.
3)
NSA1, NSA2 GROSS FLOOR AREA (MAXIMUM)
The maximum gross floor area for specific individual uses shall be as
follows:
a)
Food stores
500.0 m2
(5,382.0 sq.ft.)
b)
Restaurants
150.0 m2
(1,614.5 sq.ft.)
c)
All other uses
300.0 m2
(3,229.2 sq.ft.)
4)
NSA3, GROSS FLOOR AREA (MAXIMUM)
The maximum gross floor area for specific individual uses shall be as
follows:
a)
Food stores
1 500.0 m2
(16,146.4 sq.ft.)
b)
Restaurants
300.0 m2
(3,229.2 sq.ft.)
c)
All other uses
500.0 m2
(5,382.0 sq.ft.)
5)
NSA4, NSA5 GROSS FLOOR AREA (MAXIMUM)
The maximum gross floor area for specific individual uses shall be as
follows:
a)
Food stores
3 200.0 m2
(34,444.5 sq.ft.)
b)
Restaurants
500.0 m2
(5,382.0 sq.ft.)
c)
All other uses
500.0 m2 (5,382.0 sq.ft.)
6)
BUILDING FORM
Notwithstanding the provisions of Section 23.2(1), buildings in theNSA5
Zone variation may take the form of a stand-alone structure.
23.4 SPECIAL PROVISIONS
The following zone variations apply to unique or existing situations and are not
the standard NSA Zone variations. If a regulation or use is not specified, the list
of permitted uses and/or the regulations of Section 23.2 and/or Section 23.3 shall
apply.
Page 3 of 13
a)
NSA1 Zone Variation
NSA1(1)
a)
Regulations:
i)
A restaurant to a maximum size of 500.0 square metres
(5,382.0 square feet) gross floor area.
NSA1(2)
a)
Regulations:
i)
A video rental establishment to a maximum size of 600.0
square metres (6,458 square feet).
NSA1(3)
Part of 576 Sarnia Road (Block 1)
a)
Regulations:
i)
The maximum gross floor area for a retail store shall be 700
square metres (7,535 square feet); the maximum gross floor
area for a financial institution shall be 400 square metres
(4,306 square feet); and the maximum gross floor area for
medical/dental offices shall be 400 square metres (4,306
square feet).
(O.M.B. File #O 920093 and R 920230 December 2, 1993
and Z.-1-91059)
NSA1(4)
a)
Prohibited Uses:
i)
Clinics;
ii)
Day care centres;
iii)
Libraries;
iv)
Medical/dental offices;
v)
Personal service establishments;
vi)
Restaurants;
vii)
Brewing on premises establishment.
(Z.-1-041269)
NSA1(5)
a)
Additional Permitted Use
i)
Notwithstanding Section 23.3 a Stand Alone Self-Storage
Establishment
b)
Regulation(s)
i)
Gross Floor Area
5,700 m2 (61,356 sq.ft)
(Maximum)
ii)
Lot Coverage
36.5%
(Maximum)
iii)
Parking Spaces
12
(Minimum)
(Z.-1-081721)
NSA1(6)
a)
Permitted Uses:
i)
Bake shops;
ii)
Catalogue stores;
iii)
Convenience service establishments;
iv)
Duplicating shops;
v)
Financial institutions;
vi)
Food stores;
vii)
Personal service establishments;
Page 4 of 13
viii)
Restaurants;
ix)
Retail stores;
x)
Studios;
xi)
Video rental establishments;
xii)
Offices;
xiii)
Service and repair establishments
b)
Regulations:
i)
Lot Frontage (Minimum)
23.8 metres
(78.08 feet)
ii)
Minimum Parking
5 spaces
(total permanent)
iii)
Notwithstanding the provisions of Sections 23.3(2) and (3) to
the contrary, the maximum gross floor area for a restaurant
at 1149 Western Road shall be 165 square metres (1,776.1
square feet)
(Z.-1-101931)
NSA1(7)
a)
Regulations:
i)
Front Yard Setback
2.0 metres (6.6 feet)
(Minimum)
4.0 metres (13.1 feet)
(Maximum)
ii)
Exterior Side Yard Setback
2.0 metres (6.6 feet)
(Minimum)
4.0 metres (13.1 feet)
(Maximum)
(Z.-1-101934)
NSA1(8)
1103 Adelaide Street North
a)
Regulations:
i)
Loading Spaces
0 Loading Spaces
(Minimum)
ii)
Distance of Parking
0.0 metres
Area Located next
to an Ultimate Road
Allowance
(Minimum)
iii)
Distance of Parking
0.0 metres
Area Located next
to Property Line
(Minimum)
iv)
Drive-Through Setback
0.0 metres
from interior and rear
lot line with appropriate
noise attenuation and a
2.4 metre high noise
attenuation wall
(Minimum)
v)
Rear Yard Setback
3.4 metres
(Minimum)
vi)
Gross Floor Area
416.4 m²
Restaurant
(Maximum)
(Z.-1-22089)
Page 5 of 13
vii)
The lot line which abuts an arterial street shall be interpreted
as the front lot line regardless of whether or not it is the
longer lot line.
(Z.-1-142253)
NSA1(9)
2115, 2119, 2121 Aldersbrook Road
a)
Additional Permitted Use[s]:
i)
Automotive Uses, restricted
ii)
Automobile Repair Garages
iii)
Pharmacy
b)
Regulations
i)
Gross Floor Area
1,800m2 (19,375 square feet)
Maximum
(Z.-1-132168)
b)
NSA2 Zone Variation
NSA2(1)
a)
Regulations :
i)
Gross Floor
446.0 square metres
Area - Restaurant
(4,800 square feet).
(Maximum)
(O.M.B. File #R 910387 - Appeal #9009-5 May 9, 1994)
NSA2(2)
a)
Additional Permitted Use
i)
Commercial Storage Establishments.
(Z.-1-99636)
b)
Regulations for Additional Permitted Use
i)
Interior Side Yard Depth
1.0 metres (3.28 feet)
(Minimum)
ii)
Rear Yard Depth
3.0 metres (9.84 feet)
(Minimum)
iii)
Lot Coverage
55%
(Maximum)
iv)
Height
6.0 metres (19.69 feet)
(Maximum)
v)
Gross Floor Area
6 000 square metres
(Maximum)
(64,585 square feet)
vi)
Parking
1 space per
(Minimum)
1100 square metres
(11,840 square feet) gross
floor area.
(Z.-1-98600)
NSA2(3)
a)
Prohibited Uses:
i)
Clinics;
ii)
Day care centres;
iii)
Libraries;
iv)
Medical/dental offices;
v)
Personal service establishments;
vi)
Restaurants;
vii)
Brewing on premises establishment.
(Z.-1-041269)
Page 6 of 13
NSA2(4)
a)
Regulations:
i)
Front Yard Setback
2.0 metres (6.6 feet)
(Minimum)
4.0 metres (13.1 feet)
(Maximum)
ii)
Exterior Side Yard Setback
2.0 metres (6.6 feet)
(Minimum)
4.0 metres (13.1 feet)
(Maximum)
(Z.-1-101934)
c)
NSA3 Zone Variation
NSA3(1)
a)
Regulations:
i)
Buildings may take the form of stand-alone buildings.
ii)
Restaurant Gross
560 square metres
Floor Area -
(6,028 square feet)
Restaurant
(Maximum)
iii)
Gross Floor Area
1 860 square metres
All Other Uses
(20,021square feet)
(excluding food stores)
(Maximum)
(Z.-1-00752)
NSA3(2)
a)
Regulations:
i)
Gross Floor Area -
1 500.0 square metres
Pharmacy
(16,146.4 square feet)
(Maximum)
ii)
Gross Floor Area -
1 500.0 square metres
Liquor, Beer and Wine Store
(16,146.4 square feet)
(Maximum)
(Z.-1-041199)
NSA3(3)
150 King Edward Avenue
a)
Regulations
i)
Lot Depth
36.0 metres (118.11 feet)
(Minimum)
ii)
Front Yard Depth
1.0 metres (3.28 feet)
(Minimum)
iii)
Front Yard Depth
3.0 metres (9.84 feet)
(Maximum)
iv)
Interior Side Yard Setback (south)
5.0 metres (16.40 feet)
(Minimum)
v)
Height
11.0 metres (36.09 feet)
(Maximum)
vi)
Parking Spaces
48 spaces
(Minimum)
Page 7 of 13
vii)
Density
85 units per hectare
(Maximum)
(Z.-1-222996)
NSA3(4)
761 Fanshawe Park Road West
a)
Additional Permitted Uses:
i)
Commercial recreational establishments
ii)
Home Furnishing Store
b)
Regulations
i)
Lot Frontage
34.0 metres (111.5 feet)
(Minimum)
ii)
Gross floor area, food stores
500m2
(Maximum)
iii)
Gross floor area, all other uses
1000m2
(Maximum)
(Z.-1-233087)
NSA3(5)
1900-1902 Trafalgar Street & 159 Clarke Road
a.
Permitted Uses:
i)
An apartment building with any or all of the other permitted uses
on the first and/or second floor in the NSA1, NSA2 and NSA5
Zone variations.
b.
Regulations
i)
Landscaped Open Space
25%
(minimum)
ii)
Exterior Side Yard Setback (Trafalgar Street)
1.0 metres
(minimum)
iii)
Front Yard Setback (Clarke Road)
1.0 metres
(minimum)
iv)
Lot Frontage
39 metres
(minimum)
v)
West Interior Side Yard Parking Setback
3.0 metres
(minimum)
vi)
North Interior Side Yard Parking Setback
3.0 metres
(minimum)
(Z.-1-233127)
NSA3(6)
150 King Edward Avenue
a.
Additional Permitted Uses
i)
Place of Worship
(Z.-1-243172)
d)
NSA4 Zone Variation
NSA4(1)
a)
Regulations:
i)
Billiard hall to a maximum size of 888 square metres (9,559
square feet) gross floor area.
(O.M.B. File #R 910387 - Appeal #3013 May 9, 1994)
Page 8 of 13
NSA4(2)
a)
Regulations
i)
Buildings in the NSA4(2) Zone may take the form of stand-
alone buildings.
(Z.-1-97513)
ii)
Gross Floor Area
3 200 square metres
for All Uses
(34,444.5 square feet)
(Maximum)
(Z.-1-02964)
NSA(3) - repealed by Z.-1-061447
NSA4(4)
a)
Regulations:
i)
Buildings in the NSA4(4) zone variation may take the form of
stand-alone/free-standing buildings not associated with a
shopping centre.
(Z.-1-061447)
NSA4(5) - Number not Used
NSA4(6)
a)
Additional Permitted Use:
i)
Automobile Sales and Service along the Southdale Road
East frontage only
b)
Regulations for additional permitted use:
i)
Maximum depth of automobile
50 metres
sales and service use from
Southdale Road East road
allowance.
(Z.-1-122113)
NSA4(7)
1810, 1820, 1840 and 1850 Adelaide Street North
a)
Regulation[s]:
i)
Maximum Gross Floor Area of 952m2 (10,247 sq.ft.) for all
specific individual uses except for Food Stores and Restaurants.
(Z.-1-212946)
NSA4(8)
38 Exeter Road
a.
Additional Permitted Use
i)
Pharmacy
(Z.-1-233128)
e)
NSA5 Zone Variation
NSA5(1)
a)
Additional Permitted Uses
i)
Commercial schools;
ii)
Laboratories.
b)
Regulations
i)
Gross Floor Area -
630 square metres
Restaurant
(6,781.26 square feet)
Page 9 of 13
(Maximum)
(Z.-1-96450)
ii)
Gross Floor Area
686 square metres
For Additional
(7,382 square feet)
Permitted Uses
(Maximum)
(Z.-1-00821)
NSA5(2)
a)
Prohibited Uses:
i)
Clinics;
ii)
Day care centres;
iii)
Libraries;
iv)
Medical/dental offices;
v)
Personal service establishments;
vi)
Restaurants;
vii)
Brewing on premises establishment.
(Z.-1-041269)
NSA5(3)
a)
Regulation:
i)
Gross Floor Area
600 square meters
(Maximum)
(6,458 square feet)
For Medical/Dental
Office
(Z.-1-061471)
NSA5(4)
a)
Regulations:
i)
Front Yard Setback
2.0 metres (6.6 feet)
(Minimum)
4.0 metres (13.1 feet)
(Maximum)
ii)
Exterior Side Yard Setback
2.0 metres (6.6 feet)
(Minimum)
4.0 metres (13.1 feet)
(Maximum)
(Z.-101934)
NSA5(5)
1761 Wonderland Road North
a)
Additional Permitted Uses:
i)
Supermarket
b)
Regulations for additional permitted uses:
i)
Gross Floor Area Maximum
3,600 m2
(for supermarket use)
ii)
Maximum Front yard setback
3 metres
(Z.-1-111977 - OMB PL110251 - May 15/13)
NSA5(6)
a)
Regulations
i)
Yard Depth Abutting the
7.0 m (22.97 feet)
Residential Zone
Page 10 of 13
ii)
East Yard Depth (min)
5.0 m (16.4 feet)
iii)
Gross Floor Area (max) for a
1,000 m2
maximum of one individual use
(10,763.92 sq.ft.)
other than food stores or restaurants
iv)
Gross Floor Area (max)
6,000 m2
(64,585.58 sq. ft.)
v)
Parking shall not be permitted between any
building or structure and any road allowance
(Z.-1-132170)
NSA5(7)
1140 Southdale Road West
a)
Additional Permitted Use[s]
i)
Commercial Recreation Establishment
ii)
Animal Clinic
(Z.-1-142291)
NSA5 (8)
2151 Dalmagarry Road and 1195 Fanshawe Park Road West
a)
Regulation[s]
i)
The following regulations apply for all lands zoned NSA5(8)
ii)
Yard Depth Abutting the
7.0m (22.97 feet)
Residential Zone
iii)
Total Gross Floor Area
6,000 m2
(maximum)
(64,585.58 sq.ft.)
iv)
Parking shall not be permitted between any
building or structure and any road allowance.
b)
Regulation[s] 2151 Dalmagarry Road
i)
Maximum Gross Floor Area of 1,000m2 for one individual
use (10,763.9sq.ft) other than food stores or restaurants.
ii)
Maximum Gross Floor Area of 635m2 for one individual use
(6,835.1sq.ft) other than food stores or restaurants.
iii)
Gross Floor Area for one
530m2
individual "Restaurant"
(5,704.85 sq.ft.)
(maximum)
c)
Regulation[s] 1195 Fanshawe Park Road West
i)
Maximum Gross Floor Area of 790m2 for one individual use
(8,503.5sq.ft) other than food stores or restaurants.
i)
East Yard Depth
5.0m (16.4 feet)
(minimum)
ii)
Landscaped Open Space
13%
(minimum)
iii)
Lot Coverage
31%
(maximum)
(Z.-1-142344)
NSA5(9)
276 Highbury Avenue North, 281-285 Short Avenue and 1325
Trafalgar Avenue
a)
Regulations:
i)
Rear Yard Depth
1.0 metre (3.3 feet)
(minimum)
ii)
Rear Yard Depth
2.0 metre (6.6 feet)
(maximum)
Page 11 of 13
iii)
Exterior Side Yard Depth
1.0 metres (3.3 feet)
(minimum)
iv)
Exterior Side Yard Depth
2.0 metres (6.6 feet)
(maximum)
v)
Stacked Parking Spaces
13 spaces
(minimum)
vi)
Parking areas shall be permitted in all yards provided that no
part of any parking area is located closer than 2.0 metres
(6.6 feet) to any required road allowance.
vii)
Notwithstanding Section 4.35.1) a minimum interior side and
rear yard depth of 8.0 metres (26.2 feet) for any portion of
drive-through lane or speaker location, where noise
attenuation measures have been provided to the satisfaction
of the City.
(Z.-1-162469)
NSA5(10)
a) Additional Permitted Use[s]
i)
Restricted Automotive Use (car washes are not permitted)
ii)
Commercial Recreation Establishment
b) Regulation[s]
The following regulations apply for all lands zoned NSA5(10):
i)
Yard Depth Abutting the
7.0m (22.97 feet)
Residential Zone
ii)
Total Gross Floor Area
6,000 m2
(maximum)
(64,585.58 sq.ft.)
iii)
Parking shall not be permitted between any building or
structure and any road allowance.
c)
Regulation[s] 2151 Dalmagarry Road & 1185, 1205, 1215
Fanshawe Park Road West
i)
Maximum Gross Floor Area of 1,000m2 for one individual
use (10,763.9sq.ft) other than food stores or restaurants.
ii)
Maximum Gross Floor Area of 635m2 for one individual use
(6,835.1sq.ft) other than food stores or restaurants.
iii)
Gross Floor Area for one
530m2
individual "Restaurant"
(5,704.85 sq.ft.)
(maximum)
d) Regulation[s] 1175 & 1195 Fanshawe Park Road West
i)
Maximum Gross Floor Area of 790m2 for one individual use
(8,503.5sq.ft) other than food stores or restaurants.
ii)
East Yard Depth
5.0m (16.4 feet)
(minimum)
iii)
Landscaped Open Space
13%
(minimum)
iv)
Lot Coverage
31%
(maximum)
(Z.-1-172614)
NSA5(19)
a)
Regulations
i)
Yard Depth from
4.5 metres (14.76 feet) for
Kains Road (Maximum)
a minimum total of 35
Page 12 of 13
metres (114.8 feet) of built
form
ii)
Yard Depth from South
10.0 metres (32.8 feet)
Leg of Somerville Drive
(private) (Maximum)
iii)
Gross Floor Area
3 000 square metres
(Maximum)
(32,292.8 square feet)
iv)
Total Gross Floor Area
57%
For Office Use Including
Medical/Dental Offices
As a Proportion of Gross
Floor Area (Maximum)
v)
Gross Floor Area for
1 700 square metres
Offices including Medical/
(18,299.2 square feet)
Dental Offices Maximum
vi)
Gross Floor Area for
700 square metres
Restaurants (Maximum)
(7,535.0 square feet)
vii)
Parking Rate Minimum
1 space per every 20
square metres of gross
leasable floor area
(Z.-1-122064)
NSA5(20)
655-685 Fanshawe Park Road West
a)
Additional Permitted Uses:
i)
Commercial Recreational Establishment
b)
Regulations
i)
Front yard depth
1.0 metres
(minimum)
ii)
Gross floor area, restaurants
750.0 square metres
(excluding patios) (maximum)
iii)
Gross floor area, retail
875.0 square metres
(maximum)
iv)
Parking Rate
1 per 20 m2 for all
(minimum)
permitted uses with a total
gross floor area of 3,698
square metres
(Z.-1-223009)
Page 13 of 13
TABLE 23.3
NEIGHBOURHOOD SHOPPING AREA (NSA) ZONE
REGULATIONS FOR NSA ZONE VARIATIONS
Colum
n
A
B
C
D
E
F
Line
1
ZONE VARIATIONS
NSA1
NSA2
NSA3
NSA4
NSA5
2
PERMITTED USES
See Section 23.2
3
LOT FRONTAGE (m) MINIMUM
25.0
30.0
40.0
40.0
25.0
4
LOT DEPTH (m) MINIMUM
40.0
5
FRONT & EXTERIOR SIDE YARD
DEPTH (m) MINIMUM
Z.-1-95346
0.0
6
INTERIO
R SIDE &
REAR
YARD
DEPTH
(m)
MINIMU
M
ABUTTING A
RESIDENTIAL ZONE
8.0
7
ABUTTING A NON-
RESIDENTIAL ZONE
3.0 metres (9.8 feet) from any other zone boundary
and 0.0 metres within the same NSA zone.
8
LANDSCAPED OPEN SPACE (%)
MINIMUM
15
9
LOT COVERAGE (%) MAXIMUM
30
10
HEIGHT (m) MAXIMUM
8.0
8.0
8.0
12.0
8.0
11
GROSS FLOOR AREA (m2)
MAXIMUM
See Section 23.3
2 000
4 000
6 000
6 000
500
12
TOTAL GROSS FLOOR AREA
FOR OFFICE USE AS A
PROPORTION OF GROSS FLOOR
AREA (%) MAXIMUM
20
13
GROSS FLOOR AREA FOR
SPECIFIC USES MAXIMUM
See Section
23.3(3)
See Section
23.3(4)
See Section
23.3(5)