TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: June 16, 2026 Report No. EPW-26-005
TO: Advisory Planning Commission
FROM: Braylon Lumb, Project Coordinator and Joel Clary, Director of Engineering & Public Works
SUBJECT: Development Variance Permit Application - 646 Head Street
RECOMMENDATION:
Recommendation
That the Advisory Planning Commission recommends that Council either approve, approve with conditions, or deny the Development Variance Permit Application for 646 Head Street that proposes to permit an additional driveway access for a proposed Small-Scale Multi-Family Housing development, including reasons for the chosen recommendation.
Body
EXECUTIVE SUMMARY:
The purpose of this report is to consider a Development Variance Permit for three driveways instead of the permitted two driveways at the proposed Small-Scale Multi Housing development at 646 Head Street. Subdivision and Development Servicing Bylaw No. 3128 allows for one driveway per road frontage. Staff do not support additional driveways due to impacts on pedestrians.
BACKGROUND:
The property at 646 Head Street is proposed to be developed as a four-unit Small-Scale Multi-Unit Housing development, consisting of two duplex buildings. The subject property is located on a corner lot at the intersection of Head Street and Bryden Court and is directly adjacent to Ecole Victor-Brodeur.
The proposed development complies with all applicable zoning regulations, including those related to setbacks, height, site coverage, and parking requirements. However, a Development Variance Permit is required to permit three driveways where a maximum of two driveways is permitted under Subdivision and Development Servicing Bylaw No. 3128. This bylaw establishes the Township's requirements for development related works and services and adopts Master Municipal Construction Documents (MMCD) standards and guidelines for the design and construction of municipal infrastructure.
According to clause 6.14.2 of the MMCD Design Guidelines, properties within Urban Residential Zones are permitted:
• One driveway per road frontage
• Second driveway permitted for corner lot if driveway not an arterial or collector road
• Where a residential lot abuts roads of different classifications, the principal driveway should access the road of the lower classification.
The proposed development includes one driveway on Head Street and two driveways on Bryden Court. The submitted site and servicing drawings illustrate the proposed driveway configuration, including the location of the requested additional driveway access.
ANALYSIS:
The MMCD Design Guidelines identify that urban residential properties should generally be limited to one driveway per road frontage, while also recognizing that “upon demonstrated need, the local authority may approve more than one access.” For the proposed development at 646 Head Street, this discretion has already been exercised to support a driveway on Head Street, which is classified as a Collector Road, where the MMCD Design Guidelines discourage additional driveway access on higher classification roads for corner lots. The addition of the third driveway (second on Bryden Court) is not consistent with staff’s current approach to limiting driveway access in order to reduce curb cuts and support pedestrian safety.
Staff recognize that there are previously approved developments where driveway configurations exceed the provisions of the MMCD Design Guidelines. Prior to the adoption of MMCD standards through the January 2024 update to the Subdivision and Development Bylaw No. 3128, driveway access was generally limited; however, exceptions to this were permitted in certain circumstances at staff discretion. Since 2024, staff have applied a more consistent approach to managing driveway access in alignment with the MMCD Design Guidelines.
The number and distribution of driveway crossings has a direct effect on the public realm and pedestrian experience. Each additional driveway crossing reduces available boulevard frontage and introduces an additional vehicle crossing point across the public sidewalk. Fewer driveway accesses preserve more uninterrupted frontage and supports pedestrian continuity along the street.
The Township’s Active Transportation Network Plan (2022) identifies improving pedestrian comfort and safety and reducing conflicts between vehicles and vulnerable road users as key transportation objectives. Minimizing driveway crossings, where feasible, supports these objectives by reducing potential conflict points and maintaining a more continuous streetscape.
For these reasons, staff do not support the requested variance for a third driveway.
OPTIONS:
1. That the Advisory planning Commission recommends that Council approve the Development Variance Permit Application for 646 Head Street that proposes to permit an additional driveway access for the proposed Small-Scale Multi-Family Housing development.
2. That the Advisory Planning Commission recommends that council approve, subject to conditions, the development Variance Permit Application for 646 Head Street that proposes to permit an additional driveway access for the proposed Small-Scale Multi -Family Housing development.
3. That the Advisory Planning Commission recommends that Council deny the Development Variance Permit Application for 646 Head Street that proposes to permit an additional driveway access for the proposed Small-Scale Multi-Family Housing development.
COUNCIL PRIORITY:
Housing
Transportation and Mobility
FINANCIAL IMPACT:
There are no anticipated financial impacts associated with the recommendations contained within this report.
COMMUNICATIONS/ENGAGEMENT:
The Development Variance Permit application will be processed in accordance with the Township's standard development application notification procedures.
TIMELINES & NEXT STEPS:
Following Advisory Planning Commission review, the Development Variance Permit application will proceed to Council for consideration.
REPORT REVIEWED BY:
1. Joel Clary, Director of Engineering & Public Works, Reviewed
2. James Davison, Manager of Planning, Reviewed
3. Bill Brown, Director of Development Services, Reviewed
4. Victoria McKean, Committee Coordinator, Concurrence
LIST OF ATTACHMENTS:
List all items attached to the Staff Report
1. Appendix A - Aerial Map
2. Appendix B - Applicant Letter
3. Appendix C - Site Plan & Driveway Layout
4. Appendix D - Subdivision and Development Servicing Bylaw No. 3128 Excerpts
5. Appendix E - MMCD Driveway Access Management Guidelines