By: Sylene Argent, Local Journalism Initiative Reporter, Essex Free Press

Council for the Town of Essex directed Administration to initiate the Zoning By-Law Amendment (ZBA) process to increase the requirement to two parking spaces for the main dwelling unit for low-density residential units, to improve garage space dimensions, and to not continue allowing garage spaces to be used towards meeting parking requirements during the June 1 meeting.

Council will also review section 11.7 of the Zoning By-Law, where the Town currently allows the reduction of vehicle spaces for every four bicycle parking spaces provided.

A report will come forward on the impacts of these changes for future consideration.

The decision was made after learning Town of Essex parking requirements are lower than those of many of its neighbours, and the local demand for parking.

The motion passed was slightly modified from the one administration recommended, which was to continue allowing garage spaces to be used towards meeting parking requirements. Reviewing Section 11.7 of the Zoning By-Law was also added.

Last October, Council asked to be provided with information and an analysis on the Town’s current on-site parking regulations in the Zoning By-Law for low-density residential uses. A review team was assembled, including NPG Planning Solutions, and the results were presented at this meeting.

The review team for this file looked over the policy and legislative context for parking requirements for low-density residential areas, parking demand data, current zoning standards, and municipal comparators, Director of Planning Services, Lori Chadwick, said. The team also investigated physical site constraints in order to assess whether or not parking requirements remain appropriate as the Town permits more housing intensification.

She noted Council approved alternative housing options in 2024, which expanded permissions for Additional Dwelling Units (ADUs). That means there can be greater intensification in residential areas.

While provincial and local policy directions encourage residential intensification, housing choice, affordability, climate-responsive planning, and efficient land use, Essex remains automobile-dependent with limited transit options and has a strong demand for on-site parking.

The review focused on finding what Chadwick called a balanced approach that supports new housing, while also recognizing local travel behaviour and neighbourhood conditions.

Chadwick explained that currently, each dwelling unit in a single, semi, townhome, or ADU requires one parking space per dwelling unit. A driveway parking space must be no smaller than 18ft by 9ft. A garage parking space must be 11½ t by 18ft.

The 2021 census sample of nearly 8000 Essex residents 15-years and older showed that 96.2% of residents commute to work, school, or shopping via car, truck, or van.

They also learned the Institute of Transportation Engineers’ IT parking generation manual found the average parking rate in a single-detached, semi-detached, and townhome with two or more bedrooms is between 1.27 and 1.41 parking spaces per unit.

She added that municipalities in all of the County of Essex, as well as other municipalities similar in rural characteristics and population to Essex, require 1.25 spaces per dwelling unit. That is more than the Town of Essex.

Chadwick warned that raising parking requirements too aggressively can reduce housing affordability, could constrain ADUs and residential intensification, and it can create barriers on existing lots that have physical site conditions. Increasing parking requirements too aggressively can also consume land and building space that could otherwise be used for housing.

Through the review, it was concluded that garages are often used for storage rather than parking. She added that larger garage dimensions may improve functionality.

The team reviewed four options. The recommended option was to require two parking spaces for the main dwelling unit, allow the garage as a parking space, and improve garage space dimensions.

“We believe it better reflects local parking demand, recognizes Essex’s reliance on vehicles, maintains flexibility by allowing garage parking, and avoids overly constraining housing supply,” Chadwick said.

Option two required two parking spaces for the main dwelling and increased minimum lot widths for some housing forms. Option three: keep current requirements and rely more on street parking. Option four requires two parking spaces for the main dwelling unit and does not allow garage parking.

Recommended parking requirements would be two spaces for singles, semi-detached, and townhomes (up from one); ADUs to remain at one; three spaces for two units, singles, semi-detached, and townhomes plus an ADU (up from two); and four spaces for single, semi-detached, or townhomes with two ADUs (up from three).

With the ZBA initiated, public consultation will be undertaken, a statutory public meeting will need to be held, and the proposed ZBA will then be proposed for Council’s decision.

Chadwick said it is important to not only consult with residents but also with developers about the changes.

Deputy Mayor Rob Shepley liked the report and the additional parking Council is looking at adding. He would like to see the two car spaces in a garage count as one space, however, as that would be more feasible and functional.

Councillor Katie McGuire-Blais was not happy with any of the options. She pointed out most of the options show tandem parking, which is one of the reasons she wanted this file looked at. If a dwelling has an ADU and they park tandemly, they may have to knock on two doors to get a vehicle out. It works fine for a residential home. She was hoping there would be a different proposal.

The file was being revised because of the addition of ADUs.

Chadwick noted the planning act requires parking spaces for ADUs to be allowed in tandem. That is not something a municipality can override.

McGuire-Blais suggested requiring two parking spaces with no garage parking. The garage parking baffles Councillor Joe Garon. His subdivision was built to allow four cars in the driveway without using the garage. He asked if a permit could be obtained to change a garage into a living space. Chadwick said it’s doable, but would need reviewing.

The Town, Garon added, does not have a stipulation requiring residents to have to park in their garage or must use their driveway and not on the road.

Mayor Sherry Bondy believed residents should be provided with more than one option, or Council may be dealing with it again in a year. She wants the Town to ask if residents use their garage for parking, and how many vehicles on the road are acceptable. At the same time, residents need to get used to seeing more vehicles parked on roads.

“Then the community owns the by-law, not just us,” she said.