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Page 1 of 11
SECTION 27
HIGHWAY SERVICE COMMERCIAL (HS) ZONE
27.1 GENERAL PURPOSE OF THE HS ZONE
This Zone provides for and regulates a range of commercial and service uses
which cater to the needs of the travelling public. They tend to be located on major
arterial roads with high traffic volumes at major entrances to the City. Offices are
not generally permitted. (Z.-1-202871)
Uses which may be permitted in the Highway Service Commercial Zone are
differentiated through zone variations on the basis of their function, intensity and
potential impacts. The main HS Zone variation permits a restricted range of
automobile-oriented, convenience commercial and service uses which are
appropriate for all areas. An expanded range of uses may be permitted in
appropriate locations through the use of zone variations. The HS1 (larger
assembly uses), HS2 (automotive), HS3 (commercial recreation) and HS4
(hotel/motel) can be applied in appropriate locations. Application of a zone
variation may be restricted due to the amount of traffic generated and/or the
effect of the uses on the adjacent land uses.
27.2 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 HS Zone variation for any use other than the following
uses:
1)
HS
The following are permitted in the HS Zone variation:
a)
Animal hospitals;
b)
Automotive uses, restricted;
c)
Convenience service establishments;
d)
Convenience stores;
e)
Duplicating shops;
f)
Financial institutions;
g)
Personal service establishments;
h)
Restaurants;
i)
Video rental establishments;
j)
Brewing on Premises Establishment. (Z.-1-021027)
2)
HS1
The following are permitted uses in the HS1 Zone variation:
a)
Any use permitted in the HS Zone variation;
b)
Assembly halls;
c)
Private clubs;
d)
Taverns.
3)
HS2
The following are permitted uses in the HS2 Zone variation:
a)
Any use permitted in the HS Zone variation;
b)
Automobile repair garages;
c)
Taxi establishments.
4)
HS3
The following are permitted uses in the HS3 Zone variation:
a)
Any use permitted in the HS Zone variation;
b)
Commercial recreation establishments.
Page 2 of 11
5)
HS4
The following are permitted uses in the HS4 Zone variation:
a)
Hotels;
b)
Motels;
c)
Restaurants.
27.3 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 HS Zone variation except in conformity with the
regulations as set out in Table 27.3.
27.4 SPECIAL PROVISIONS
The following zone variations apply to unique or existing situations and are not
the standard HS Zone variations. If a regulation or use is not specified, the list of
permitted uses and/or the regulations of Section 27.2 and/or Section 27.3 shall
apply.
a)
HS Zone Variation
HS(1)
a)
Additional Permitted Use:
i)
Home improvement and furnishing stores.
HS(2)
2101 Aldersbrook Road
a)
Permitted Uses:
i)
Any use in the HS Zone variation except automotive uses,
restricted;
ii)
any use in the CC, CC1, and CC2 Zone variation;
iii)
Offices.
(Z.-1-93180)
HS(3)
a)
Prohibited Uses:
i)
Automotive uses, restricted.
(O.M.B. File #R920575 - Appeal #1017 June 4, 1993)
HS(4)
a)
Permitted Uses:
i)
Bake shops;
ii)
Clinics;
iii)
Convenience service establishments;
iv)
Day care centres;
v)
Duplicating shops;
vi)
Emergency care establishments;
vii)
Financial institutions;
viii)
Offices;
ix)
Personal service establishments;
x)
Restaurants;
xi)
Retail stores;
xii)
Service and repair establishments;
xiii)
Studios;
xiv)
Taverns.
(Z.-1-94225)
Page 3 of 11
HS(5)
a)
Additional Permitted Use:
i)
Parking for uses permitted in the HS Zone.
(Z.-1-99700)
HS(6)
a)
Permitted Uses:
i)
Animal hospitals,
ii)
Convenience service establishments;
iii)
Convenience stores;
iv)
Duplicating shops;
v)
Financial institutions;
vi)
Personal service establishments;
vii)
Restaurants;
viii)
Video rental establishments;
ix)
Brewing on premises establishment.
(Z.-1-061493)
HS(7)
a)
Additional Permitted Use:
i)
Self-storage establishment
b)
Regulations:
i)
Front Yard Depth (m)
3.0 metres (9.84 feet)
(Maximum)
ii)
Interior Side and Rear
Yard Depth (m)
Minimum for a Self-storage
establishment
1.0 metres (3.28 feet)
iii)
Interior Side Yard Depth
(m) Minimum for
all other permitted uses
3.0 metres (9.84 feet)
iv)
Height (m) Maximum for a Self-
5.0 metres (16.40 feet)
storage establishment
v)
Building Length Along Dundas
42 percent
Street Related to Lot Frontage (%)
(Minimum)
vi)
Notwithstanding Section 4.18 2)a) to the contrary, an
outdoor patio associated with a restaurant shall be permitted
provided it is separated from lands zoned for residential
purposes by a building
(Z.-1-091850)
HS(8)
a)
Permitted Uses:
i)
Animal hospitals;
ii)
Brewing on premises establishment;
iii)
Duplicating shops;
iv)
Financial institutions, without a drive-through facility;
v)
Personal service establishments;
vi)
Self-storage establishment;
vii)
Video rental establishments.
b)
Regulations:
i)
Interior Side and Rear Yard Depth (m)
1.0 metres
Minimum for a Self-storage establishment
(3.28 feet)
Page 4 of 11
ii)
Height (m) Maximum for a
5.0 metres
Self-Storage Establishment
(16.40 feet)
(Z.-1-091850)
HS (9)
a)
Additional Use:
i)
Retail fishing supply and service store within the existing
building
b)
Regulations:
i)
Existing Number of Parking Spaces
ii)
Gross Floor Area
300 square metres
Retail fishing and service store
(maximum)
(Z.-1-122094)
HS(10)
915-919 Commissioners Road East
a)
Additional Permitted Use:
i)
Retail Store up to a maximum gross floor area of 111 m2 in
existing building at 919 Commissioners Road East.
b)
Regulations:
Off-street Parking for all permitted uses in the existing buildings:
Fifty-one (51) spaces. (Z.-1-212944)
HS(11)
876 Wellington Road
a) Additional Permitted Uses
i) Home Improvement and Furnishing Stores
ii) Service Trade
b) Regulations
i) Lot Frontage (minimum)
9.1m (29.85ft)
ii) Interior Side Yard (northerly)
0m (0ft)
(minimum)
iii) Interior Side Yard (southerly)
0.25m (0.82ft)
(minimum)
iv) Landscaped Open Space
0%
(minimum)
v) Parking
As existing to serve all
(minimum)
permitted uses in the
building existing on the
date of the passing of this
bylaw
vi) Open Storage is Prohibited
(Z.-1-222987)
HS(12)
600 Oxford Street West
a) Additional Permitted Uses
i)
Offices,
ii)
Retail Stores
iii)
Commercial Recreation Establishments
Page 5 of 11
b) Regulations
i)
Location of Permitted Uses: Permitted uses shall be restricted to
the existing buildings.
ii)
West Interior Side Yard Setback
1.25 metres
(Minimum)
iii)
East Interior Side Yard Setback
4.05 metres
(Minimum)
iv)
Existing Landscaped Open Space
8%
(Minimum)
v)
Parking Setback from the Ultimate Road Allowance
0.0m
(Minimum)
vi)
Existing Number of Parking Spaces totalling 71
(Z.-1-223011)
b)
HS1 Zone Variation
HS1(1) Zone
a)
Regulation:
i)
Lot Frontage
22.0 metres (72.1 feet)
(Minimum)
(Z.-1-99684)
HS1(2)
Tempo Area
a)
Permitted Uses:
i)
Automotive uses, restricted;
ii)
Convenience service establishments;
iii)
Convenience stores;
iv)
Personal service establishments;
v)
Automobile repair garages;
vi)
Vehicle repair garage;
v)
Private club.
b)
Regulations:
i)
Lot Area (m²) Maximum
.8ha (2 ac.)
ii)
Lot Depth (m) Maximum
350m (1148 ft.)
iii)
Outdoor storage (%) Maximum
10
iv)
On properties abutting Colonel Talbot Road (Highway 4)
and, Highway 401, or portions thereof, there shall be no
outdoor storage.
(Z-1-051390)
HS1(3)
a)
Permitted Uses:
i)
Automotive uses, restricted;
ii)
Convenience service establishments
iii)
Convenience stores
iv)
Personal service establishments
v)
Automobile repair garages
vi)
Vehicle repair garage
vii)
Private Club
b)
Regulations
i)
Lot Area
As existing on the date of the
(maximum)
the passing of the by-law
ii)
Lot Depth
350 m (1148 ft.)
Page 6 of 11
(maximum)
iii)
Open Storage
10% of the lot area
(maximum)
restricted to a location within the
rear yard
iv)
Permitted Buildings
And Structures
Existing buildings and structures
as of the date of the passing of
the date of the passing of the by-
law, and buildings and structures
outside of areas susceptible to
flooding, subject to the
Conservation Authorities Act.
(Z.-1-081684)
HS1(4) 800 Exeter Road
a)
Additional Permitted Use:
i)
Apartment-Hotel.
b)
Regulations:
i)
Maximum floor area
60%
devoted to dwelling units
(Z.-1-122066)
HS1(5)
689 Oxford Street West
a)
Permitted Use:
i)
Permitted uses shall be restricted to the building existing as
of the date of passing of the by-law.
b)
Regulation:
i)
Existing number of parking spaces.
(Z.-1-223042 - OLT-22-004282)
c)
HS2 Zone Variation
HS2(1)
a)
Additional Permitted Use:
i)
Retail Store in the existing building only, having a maximum
gross floor area of 529.5 square metres (5,700 square feet).
(Z.-1-061454)
HS2(2)
a)
Permitted Uses:
i)
Any use permitted in the HS(6) Zone variation;
ii)
Taxi establishments.
(Z.-1-061493)
HS2(3)
a)
Additional Permitted Uses:
i)
Offices;
ii)
Medical/dental offices;
iii)
Clinics;
iv)
Laboratory;
v)
Retail stores; and
vi)
Liquor, beer and wine stores.
(Z.-1-061529)
Page 7 of 11
HS2(4)
a)
Additional Permitted Uses:
i)
Automobile sales and service establishments;
ii)
Offices;
iii)
Medical/dental offices;
iv)
Clinics;
v)
Laboratory;
vi)
Retail stores; and
vii)
Liquor, beer and wine stores.
(Z.-1-061530)
HS2(5)
a)
Additional Permitted Use:
i)
Automobile Rental Establishment.
(Z.-1-061539)
HS2(6)
a)
Additional Permitted Uses:
i)
Offices;
ii)
Medical/dental offices;
iii)
Clinics;
iv)
Laboratory;
v)
Retail stores; and
vi)
Liquor, beer and wine stores.
b)
Regulations:
i)
Lot Frontage
13.7 metres
(Minimum)
ii)
Exterior Side Yard
1.4 metres
(Minimum)
iii)
Landscaped Open
12.0 %
Space (%) (Minimum)
iv)
Lot Coverage (%)
33.0 %
(Maximum)
v)
Total Parking Spaces
17 spaces
(Minimum)
vi)
Front and Exterior Side
0.0 metres
Yard Parking Area Setback
From the Street
(Z.-1-101932)
HS2 (7)
981 & 983 Wonderland Road South
a)
Regulations:
i)
Front Yard Depth
2.2 metres (7.2 feet)
(Maximum)
ii)
Exterior Side Yard Depth 3 metres (9.8 feet)
(Maximum)
iii)
Rear Yard Setback Depth 5 metres (16.4 feet)
(Maximum)
(Z.-1-122129)
HS2(8)
425 Wharncliffe Road South
a)
Additional Permitted Uses:
i)
Automobile sales and service establishments;
ii)
Offices;
Page 8 of 11
iii)
Medical/dental offices;
iv)
Clinics;
v)
Laboratory;
vi)
Retail stores; and
vii)
Liquor, beer and wine stores
vii)
Clinics, Methadone, dispensing methadone to no more than
200 clients per day.
(Z.-1-122145)
HS2(9)
607 Wellington Road
a)
Additional Permitted Uses
i)
Offices in the existing building;
ii)
Medical/Dental Offices in the existing building;
iii)
Clinics in the existing building;
iv)
Laboratory in the existing building;
v)
Retail Stores in the existing building; and,
vi)
Liquor, beer and wine stores in the existing building.
b)
Regulations
i)
Lot frontage (existing building)
22.8 metres
(Minimum)
ii)
Interior Yard (existing building)
0 metres
(Minimum)
iii)
Parking
As existing to serve the
(Minimum)
building existing on the
date of passing of the by-
law.
(Z.-1-162538)
HS2(10)
1021 Wonderland Road South
a)
Additional permitted uses:
i)
retail store
b)
Regulation[s]
i)
A total of 56 parking spaces shall be required for the existing
building
(Z.-1-172589)
HS2(11)
450 Wharncliffe Road South
a)
Additional Permitted Uses:
i)
Office
ii)
Medical/Dental Office
iii)
Clinic
iv)
Laboratory
v)
Retail store
vi)
Liquor, beer, and wine store
b)
Regulations:
iv)
Number of parking spaces for all
13
permitted uses in the existing building
(Minimum):
v)
Exterior Side Yard Parking Area
1.5m
Setback from required road allowance
for the existing building
(Minimum):
(Z.-1-212952)
Page 9 of 11
HS2(12)
421 Wharncliffe Road South
a)
Regulations:
i) Seven (7) drive-through stacking spaces (minimum)
ii) Front Yard Depth (minimum) - 4.0 metres
(Z.-1-263467)
d)
HS3 Zone Variation
HS3(1)
a)
Permitted Uses:
i)
Any use permitted in the HS(6) Zone variation;
ii)
Commercial recreation establishments.
(Z.-1-061493)
HS3(2)
689 Oxford Street West
a)
Permitted Use:
i) Permitted uses shall be restricted to the building existing as of
the date of passing of the by-law.
b)
Regulation:
i) Existing number of parking spaces.
(Z.-1-223042 - OLT-22-004282)
e)
HS4 Zone Variation
HS4(1)
a)
Permitted Uses:
i)
Any use in the HS1 and the HS4 zone variation;
ii)
Medical/dental offices;
iii)
Offices;
iv)
Printing establishments;
v)
Laboratories;
vi)
Clinics.
b)
Regulations:
i)
Height
23.0 metres (75.5 feet)
(Maximum)
ii)
Front Yard Depth
6.7 metres (22.0 feet)
(Minimum)
iii)
Rear and Side Yard
3.0 metres (9.8 feet)
Depth (Minimum)
HS4(2)
a)
Permitted Uses:
i)
Any use in the ASA1 and HS4 Zone when subject lands are
combined with 1609 Dundas Street. A stand alone
commercial use with access to Spruce Street is not
permitted.
b)
Regulations:
i)
Lot Area
3,950 square metres
(Minimum)
(42,519 square feet)
ii)
Lot Depth
61 metres
(Minimum)
(200 feet)
iii)
Lot frontage will be defined as frontage onto an arterial road.
iv)
No vehicular access will be provided to the side street.
Page 10 of 11
v)
Rear Yard
12 metres (39.37 feet) for
(Minimum)
uses other than a motel use
c)
Regulations for a Motel use
i)
Interior Yard
1.8 metres
(Minimum)
(5.9 feet)
ii)
Exterior Yard
3 metres
(Minimum)
(9.8 feet)
iii)
Rear Yard
3 metres
(Minimum)
(9.8 feet)
iv)
Parking will be calculated at 1 space for each existing unit
and 1.25 spaces for each new unit for a total of 48 parking
spaces.
v)
Height
8 metres (26.25 feet)
(Maximum)
(Z-1-031118- OMB modifications)
HS4(3)- Deleted by council (2004-12-06)
HS4(4)
a)
Permitted Use:
i)
Restaurant.
(Z.-1-051344)
HS4(5)
a)
Regulations:
i)
Height
21.0 Metres (68.8 feet)
(Maximum)
ii)
Rear Yard Setback
3.0 Metres (9.8 feet)
(Minimum)
iii)
Loading Spaces
2 spaces
(Minimum)
(Z.-1-061485)
Page 11 of 11
TABLE 27.3
HIGHWAY SERVICE COMMERCIAL (HS) ZONE
REGULATIONS FOR HS ZONE VARIATIONS
Column
A
B
C
D
E
F
Line 1
ZONE VARIATIONS
HS
HS1
HS2
HS3
HS4
2
PERMITTED USES
See
Section
27.2(1)
See
Section
27.2(2)
See
Section
27.2(3)
See
Section
27.2(4)
See
Section
27.2(5)
3
LOT FRONTAGE (m) MINIMUM
30.0
30.0
30.0
40.0
40.0
4
LOT DEPTH (m) MINIMUM
30.0
30.0
30.0
40.0
40.0
Column
A
B
5
FRONT & EXTERIOR SIDE YARD
DEPTH (m) MINIMUM
6.0 metres (19.7 feet) plus 1.0 metre (3.3
feet) per 3.0 metres (9.8 feet) of main
building height or fraction thereof above the
first 3.0 metres (9.8 feet)
6
ABUTTING A RESIDENTIAL ZONE
6.0 metres (19.7 feet) plus 1.5 metres (4.9
feet) for each 4.0 metres (13.1 feet) of
building height or fraction thereof above the
first 4.0 metres (13.1 feet)
7
INTERIOR SIDE & REAR YARD
DEPTH (m) MINIMUM - ABUTTING
A NON-RESIDENTIAL ZONE
3.0 metres (9.8 feet) plus 1.5 metres (4.9
feet) for each 4.0 metres (13.1 feet) of
building height or fraction thereof above the
first 4.0 metres (13.1 feet) from any other
non-residential zone boundary and 0.0
metres within the same HS zone.
8
LANDSCAPED OPEN SPACE (%)
MINIMUM
15
Column
A
B
C
D
E
F
9
LOT COVERAGE (%) MAXIMUM
30
30
30
25
30
10
HEIGHT (m) MAXIMUM
8.0
15.0
8.0
8.0
15.0