Ottawa Construction News staff writer
A revised zoning by-law intended to shape Ottawa’s future growth has become a point of contention between the Greater Ottawa Home Builders’ Association (GOHBA) and the City of Ottawa, with the GOHBA expressing concerns that the by-law could hinder efforts to address the city’s housing crisis.
The new Zoning By-law, described by the city as “a land-use regulation tool that shapes the way Ottawa grows,” sets rules for development within the city. According to the city, the by-law aims to implement Official Plan policies focused on building healthy, equitable communities and increasing housing affordability.
However, the GOHBA argues that while the second draft of the by-law includes some improvements, it still contains “key barriers” that could limit the construction of much-needed homes.
“Ottawa is in the midst of a housing crisis, and zoning must be part of the solution, not part of the problem,” GOHBA executive director Jason Burggraaf said in a statement on Monday (March 31). “If we do not provide a reasonable opportunity to build the volume of housing needed, the zoning by-law will fail residents.”
The city’s report on the second draft of the Zoning By-law explains that it addresses key issues identified during public consultations on the first draft. These issues include:
- Minimum parking rates in villages: The city is considering options to implement some minimum parking requirements in new developments to reflect the limited transportation alternatives available in rural villages.
- Maximum building heights in N1 and N2 Neighbourhood zones: The city is proposing reinstating existing height limits of 11 meters or three stories in suburban neighborhoods, acknowledging that the first draft’s restrictive 8.5-meter or two-story limits would have reduced existing development rights. This point overlaps with GOHBA’s concern that the 8.5-meter limit is too restrictive.
- Conversion of R4 zones to N3 and N4 zones: The city is proposing to convert certain R4 subzones to N3 zones to more closely correspond to their existing zoning standards, recognizing that some R4 zones have height and density limits that align better with N3 zoning.
- Building-height transition framework: The city has proposed a more user-friendly framework that would permit high-rise development “as-of-right” on larger lots and ensure mid-rises are feasible on smaller lots. This is an area where GOHBA has specific concerns, arguing for a different transition approach.
- Communal parking lot permissions in all Neighbourhood zones: The city is considering permitting communal parking in Neighbourhood zones to manage parking for residents, responding to public consultation feedback indicating a desire for a more permissive approach.
Despite the city’s efforts to address concerns from the first draft, the GOHBA has outlined several key areas where it believes the second draft falls short.
- Height Permissions in N1 and N2 Zones: GOHBA argues that the proposed 8.5-meter height limit in N1 and N2 zones, particularly within the Greenbelt, is too restrictive. They advocate for a uniform 11-meter height allowance to support the development of a wider range of housing options.
- Height Transition Framework: GOHBA expresses concern that the city’s approach to high-rise transition, which focuses on lot depth, is too restrictive and will limit tower construction. The association proposes a “balanced approach” using setbacks and design considerations.
- Rear Yard Setbacks: GOHBA suggests that the rear yard setback requirements should align with the 6.0-meter standard used in recent greenfield developments.
- Double Wide Driveways: GOHBA argues against the proposed restrictions on double-wide driveways, stating that they could increase on-street parking.
The city emphasizes that most revisions in the second draft are technical and intended to correct errors and inconsistencies from the first draft.
City Council is scheduled to receive the New Zoning By-law – Draft 2 report on April 16. Public consultations on the second draft will follow and continue through June.
“Zoning needs to fulfill Ottawa’s housing needs and the objectives of the Official Plan,” said Burggraaf. “We look forward to continuing our collaboration with city council, staff and stakeholders to ensure Ottawa’s approach to zoning supports growth, affordability and livability.”
The city plans to release a third and final draft in September, with further consultation before the Committees consider a final report in December. City Council is expected to consider that report and approve the new Zoning By-law in January 2026.
