Report to/Rapport au :


Planning and Environment Committee

Comité de l'urbanisme et de l'environnement


and Council / et au Conseil


29 March 2006 / le 29 mars 2006


Submitted by/Soumis par :  Ned Lathrop, Deputy City Manager /

Directeur municipal adjoint

Planning and Growth Management / Urbanisme et Gestion de la croissance  


Contact Person/Personne ressource : Karen Currie, Manager / Gestionnaire

Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424 x28310,


Bell South Nepean (3)

Ref N°: ACS2006-PGM-APR-0017




ZONING - 3580 Strandherd Drive (FILE NO. D02-02-05-0129)




ZONAGE - 3580, promenade Strandherd





That the Planning and Environment Committee recommend Council approve an amendment to the former City of Nepean Zoning By-Law from CA3(CN) - Commercial Automotive (Commercial Neighbourhood) Zone to CA3(CN) Block "XX" - Commercial Automotive (Commercial Neighbourhood) Exception Zone as shown in Document 1 and as detailed in Document 2.




Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au Règlement de zonage de l’ancienne Ville de Nepean afin de changer le zonage de CA3(CN) – zone commerciale automobile (commerce de quartier) à CA3(CN) bloc « XX » - zone commerciale automobile (commerce de quartier) assortie d’une exception, tel qu’il est indiqué dans le document 1 et expliqué en détail dans le document 2.





The site is located at 3580 Strandherd Drive on the northwestern corner of the intersection of Longfields Drive and Strandherd Drive. The site currently contains an automobile service station with a car wash facility and an associated convenience store. The site is surrounded by townhouse residential development to the north, a commercial plaza that was concurrently developed to the east, a future school site across Strandherd Drive to the south, and the Cityview Daycare Centre to the west across Longfields Drive.





Official Plan Conformity


The parcel is designated as "General Urban Area" in the City Council Approved Official Plan and "Residential" within the former City of Nepean Official Plan. The existing use was developed in conformity with these designations and the proposed drive-through use is also permitted by the current Official Plan designations.


Details of Proposed Zoning


The application proposes to add a "Drive Through Operation" as an additional permitted use in the existing CA3 (CN) zone.  This will allow a drive-through facility in conjunction with the existing convenience store that is an integral part of the gas station function.  The current Commercial Automotive Zone does not permit a drive-through facility because the zone was developed at a time when collocation of uses, including drive through windows, were not common at gas stations.


The drive-through function will introduce a pick-up window, currently shown on conceptual site plans for the proposed use at the rear of the existing convenience store building. No new buildings or additions to the existing buildings are proposed.  The associated driving aisles and signage will be addressed through a subsequent Site Plan Control application.  The location of this lane is approximately 15 metres from the rear property line.  Between this proposed lane and the property line, there is an existing lane which provides access to the car wash.


The Department supports the addition of the use in this location. The site has been zoned for a number of years for an automotive use and related facilities. Drive-through operations are commonly associated with gas-dispensing facilities.  The only impact anticipated is noise from the order board which may be mitigated by relocation of this board and speakers, or by the implementation of sound attenuation measures.  Other mitigory measures already in place include a solid screen fence between the existing car wash driving aisle and the abutting fence.  This area could be used to provide supplemental landscaping if necessary.  These issues will be examined in further detail during the site plan process and design measures that mitigate these impacts will be implemented.





Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy.  The Ward Councillor is aware of this application and the staff recommendation.


The Department did receive one letter of objection to the proposal from a resident backing onto to existing gas station. The arguments presented in opposition to the use were that it would create additional noise and exhaust fumes from the vehicles using the facility. There is an existing car wash operation on the site, located on the eastern edge of the site. The drive lanes leading up to the car wash are up against the northern perimeter of the site adjacent to the residential uses. The drive lanes leading to the drive-through are approximately 15 metres away from this northern edge of the site and located up against the building. Further the lane leading up to the pickup window is to the east of the convenience store building away from the residential uses. These design issues are more appropriately dealt with through the site plan process and will be further investigated and addressed at that time.





The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-Law amendments due to evaluation of the Traffic Impact Assessment for the proposed operation. These issues now have been resolved.





Document 1      Location Map

Document 2      Details of Recommended Zoning

Document 3      Conceptual Site Plan





Corporate Services Department, City Clerk's Branch to notify the owner's agent (Paul Robinson, Lloyd Phillips and Associates Ltd., 100 Palamino Drive, Kanata, ON. K2M 1N3),, 866 Campbell Avenue, Ottawa, ON, K2A 2C5 and Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) of City Council’s decision.


Planning and Growth Management Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.


Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council.


LOCATION MAP                                                                                                  DOCUMENT 1




DETAILS OF RECOMMENDED ZONING                                                                               


The following zoning changes are proposed for the lands shown on Document 1 attached:


1.         That the area shown as 3580 Strandherd Drive on Document 1, be rezoned from a Commercial Automotive (Commercial Neighbourhood) - CA3(C N) Zone to Commercial Automotive (Commercial Neighbourhood) Exception Zone  - CA3(CN) Block “XX Zone.


Further, notwithstanding Section 7:8:1 to the contrary; for the lands zoned CA3(CN) Block “XX”, the following additional use shall be permitted:


a.       Drive Through Operation, provided it is structurally integrated and co-located with a Convenience Store.


2.         That Schedule B14 of Zoning By-law 100-2000 be amended to reflect the above noted changes.