The City of Ottawa has reached a pivotal milestone in its comprehensive zoning bylaw review, releasing the third and final draft on September 8, 2025. This bylaw overhaul represents the city’s largest comprehensive zoning review since 2001 and is central to addressing both housing affordability and climate change goals. Public consultations are now underway, with open houses scheduled throughout September and council set to deliberate on the final version in December.
Three-Storey Buildings Permitted Across All Neighbourhoods
One of the most consequential changes in the draft is the citywide permission for three-storey buildings (up to 11 metres in height) in all urban neighbourhoods. This would apply broadly unless restricted by existing secondary plan policies or site-specific provisions.
This change is intended to allow for larger, family-oriented units within four- to six-unit buildings. The approach reflects Ottawa’s effort to diversify housing options beyond single-detached homes while encouraging gentle density.
Fourplexes and the Elimination of Parking Minimums
The bylaw also moves forward with a federal commitment made under the Housing Accelerator Fund, enabling fourplexes on all serviced residential lots across the city. This measure aligns with Ottawa’s strategy to increase density within existing neighbourhoods rather than relying solely on new suburban developments.
In parallel, the city is eliminating minimum parking requirements. Developers and property owners will now have greater flexibility to determine how much parking is necessary for a project, a change meant to lower construction costs and reduce land use dominated by vehicles. New maximum parking rules will apply near rapid transit stations, while 25% of parking spaces in mid- and high-rise developments will need to be EV-ready. In the downtown core, new surface parking lots will be banned altogether as part of the city’s climate and urban design goals.
Adjustments for Mid- and High-Rise Development
For taller buildings, the new rules include several notable revisions:
The required setback for the tower portion of high-rises from adjacent low-rise buildings has been reduced from 30 metres to 25 metres.
The maximum allowable height for high-rise buildings has been increased from 27 to 30 storeys in designated urban areas.
In suburban areas more than 600 metres from a rapid transit station, high-rise buildings will be capped at 18 storeys.
These changes aim to balance the need for higher density near transit nodes with sensitivity to neighbourhood context.
Expanding Tree Canopy and Small-Scale Businesses
The zoning review also emphasizes environmental sustainability. New requirements will expand soft landscaping provisions and limit underground parking encroachments to ensure sufficient soil volume for trees to mature. This is expected to support the city’s goal of expanding Ottawa’s tree canopy, which has become a growing priority in the face of urban heat and climate adaptation concerns.
At the same time, the bylaw introduces more flexibility for neighbourhood-level businesses. Retail and service uses will be permitted in mid- and high-rise buildings, and small-scale enterprises will be allowed in residential neighbourhoods. The intention is to create more walkable communities where residents can access daily needs without relying on cars.
Public Consultation and Next Steps
The final draft is now available for public review until October 3, 2025. During this period, residents can provide feedback through virtual and in-person open houses, including a major session at the EY Centre on September 23. Virtual sessions are scheduled for September 17 and 25.
Following consultation, the draft will move to a joint meeting of the Planning and Housing Committee and the Agriculture and Rural Affairs Committee before heading to City Council. The final decision is expected on December 17, 2025.
Scope and Support
The scope of Ottawa’s zoning reform is broad: citywide permission for three-storey homes, fourplexes allowed on all residential lots, removal of parking minimums, EV-ready infrastructure, higher allowable heights for dense housing, and expanded tree and small-business provisions.
The Greater Ottawa Home Builders’ Association (GOHBA) has already voiced support for the city’s proactive approach with these zoning proposals to address housing needs; however, the public consultation will provide an opportunity for stakeholders to share their views on how these changes could affect neighbourhoods.