City of Ottawa Releases Draft 2026 Zoning By-law Changes

Written by

ogcadmin

Published on

March 21, 2025

The City of Ottawa has released Draft 2 of its 2026 Zoning By-law, which includes significant changes to residential zoning. Below, we break down key details about the transition from R (Residential) zones to N (Neighbourhood) zones, what these changes mean for homeowners and developers, and how to check your future zoning designation.

🔑 Key Changes in the New Zoning By-law

1. Simplification & Consolidation of Zoning Categories

Old System:

Multiple R Zones (e.g., R1, R2, R3) with complex, legacy rules.

New System:

N Zones (N1–N6) introduce six simplified tiers, reflecting increasing levels of density and scale.
Subzones (e.g., N2A, N2C) provide flexibility for local conditions while maintaining clarity.

2. Increased Permissions for Multi-Unit Housing

Old R Zones	New N Zones
Often limited to 1–2 units per lot	Now allow 4–20+ units, depending on the subzone
Multi-unit buildings often required rezoning	Triplexes, fourplexes, and small apartments now permitted as-of-right

This change supports the city's goal of increasing housing supply and enabling "gentle intensification."

3. Zoning Linked to Urban Context

The N system is designed to align with Ottawa’s transit networks and community services:

N1/N2: Traditional low-density residential areas.
N3/N4: Near corridors or community nodes, allowing mid-scale development.
N5/N6: Higher-density areas near major transit hubs, supporting mid-rise and high-rise developments.

This approach integrates 15-minute neighbourhood planning into zoning regulations.

4. Design & Sustainability Prioritization

The new zoning rules emphasize:

🌳 Tree protection and green space.
💧 Stormwater management improvements.
🚶‍♂️ Active transportation (bike lanes, walkability).
🚗 Reduced parking requirements in transit-oriented areas to support sustainable growth.

5. Reduction or Elimination of Parking Minimums

Many N subzones reduce or remove required parking for residential developments.
Encourages car-light lifestyles and more efficient land use.

6. As-of-Right Development for More Housing Types

The new by-law expands permissions for:

Fourplexes
Small apartment buildings
Mixed-use developments (in higher-intensity zones like N5, N6)

🏡 Breakdown of the New N Zones

Zone	Description
N1	Low-density, up to 4 units, preserving neighbourhood character.
N2	Allows up to 6 units, slightly greater density while retaining a residential feel.
N3	Medium-density, up to 12 units, located near corridors.
N4	Up to 20 units, supporting higher-density near transit and main streets.
N5	Mid-rise residential, supporting mixed-use development near key urban nodes.
N6	High-rise developments near major transit hubs.

🛠️ How to Check Your Zoning

Follow these 3 easy steps:

Click Here (link to zoning tool)
Enter Your Address
Find Your Zone and Subzone

🔍 Example: Comparing N2A vs N2C Subzones

Feature	N2A Subzone	N2C Subzone
Max Units per Lot	4 units	6 units
Minimum Lot Width	12m	9m
Minimum Lot Area	270 m²	200 m²
Building Types	Detached, Semi-detached, Duplex	All of N2A + Triplex, Stacked Dwelling
Max Height	9m	11m
Front Yard Setback	3.5m or average of adjacent lots	3m fixed
Rear Yard Setback	7.5m	6m
Parking Requirements	0.5 spaces per unit	0.3 spaces per unit

📄 Download Draft 2 of the Zoning By-laws

You can access the full Draft 2 Zoning By-law document here: Click Here

🏗️ Need Help with Zoning or Construction?

Thinking of building an addition, a multi-unit project, or a custom home? Our team offers comprehensive services including:

Architectural design
Zoning and by-law reviews
Turnkey construction

We’ve helped hundreds of Ottawa homeowners navigate zoning changes and build smarter. Contact us today for expert guidance!

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