City of Ottawa Releases Draft 2 of 2026 Zoning By-law Changes

The City of Ottawa has released Draft 2 of its 2026 Zoning By-law, which includes significant changes to residential zoning across the city. Below, we break down the key changes in 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.

For a broader explanation of what Ottawa's new zoning by-law means and why it was introduced, see our companion article on Ottawa's new zoning by-laws — what you need to know.

🔑 Key Changes in Draft 2 of the New Zoning By-law

1. Simplification and Consolidation of Zoning Categories

Old System: Multiple R Zones (R1, R2, R3, etc.) with complex, legacy rules that varied by neighbourhood and were difficult for most homeowners to interpret.

New System: A simplified set of N Zones (N1–N4) that apply consistently across the city, with clear rules for each density tier. This makes it significantly easier for homeowners to understand what is and isn't permitted on their property.

2. More Housing Options Permitted As-of-Right

One of the most significant changes in Draft 2 is the expansion of housing types permitted as-of-right. Key additions include:

• Secondary suites in virtually all residential zones (basement apartments, garden suites, coach homes)
• Duplexes and triplexes in N2 and some N1 zones where previously they required rezoning
• Small multiplex buildings (4–6 units) in N3 zones along appropriate streets
• Accessory dwelling units (ADUs) in rear yards of most residential lots

This directly affects the economics of residential properties across Ottawa. Explore what this means in practice:

• Cost to build an ADU in Ottawa
• Cost to build a coach home in Ottawa
• How to build a legal duplex in Ottawa
• Basement renovation permit requirements

3. Updates to Setbacks and Lot Coverage

Draft 2 includes revised setback standards and updated lot coverage maximums across multiple zone types. These changes affect:

• Home additions: Updated rear and side setbacks may affect how large an addition can be built. See home addition permit requirements and home addition costs in Ottawa.
• Garage additions: Setback rules for detached and attached garages have been updated. See garage addition permit requirements.
• New home construction: New builds must meet the updated setbacks and lot coverage standards. See the cost to build a house in Ottawa.

4. Height Limit Changes

Draft 2 increases permitted building heights in many zones, particularly near transit corridors, mainstreets, and urban centres. In some residential N2 and N3 zones, mid-rise development (4–6 storeys) is now permitted where 3 storeys was previously the maximum.

5. Parking Requirement Reductions

In transit-supportive zones, new developments are no longer required to provide a minimum number of parking spaces. This is intended to reduce costs for new housing and encourage transit use.

6. Mixed-Use Permissions in Residential Zones

Draft 2 allows limited commercial uses in some residential zones, enabling small-scale live-work arrangements, home occupations, and neighbourhood commercial uses at ground floor levels on appropriate streets.

What's New in Draft 2 vs. Draft 1?

Draft 2 responds to feedback received during public consultation on Draft 1. Key revisions include:

• More refined transition zones in established neighbourhoods
• Additional heritage protections for designated heritage areas and conservation districts
• Clarified rules for garden suites and coach houses including maximum size, height, and placement standards
• Revised parking standards that are more nuanced by distance to transit
• Updated definitions for secondary suites, ADUs, and multiplex buildings

How to Check Your New Zoning Designation

Ottawa's new zoning map is publicly available. Visit Ottawa's GeoOttawa mapping portal, search your address, and enable the Future Zoning or Draft Zoning By-law layer. For a step-by-step guide, see our full article on how to check your new zoning classification in Ottawa.

What This Means If You're Planning a Renovation or Build

If you're planning any construction project in Ottawa — a renovation, addition, secondary suite, or new build — it's essential to understand how the new zoning by-law affects your property. See our guides on how to get a building permit in Ottawa and the specific permit requirements for your project type:

• Do you need a permit for a home addition in Ottawa?
• Do you need a permit for a garage addition in Ottawa?
• Do you need a permit for a basement renovation in Ottawa?
• Do you need a permit to build a house in Ottawa?
• Cost to build a house in Ottawa
• Cost of home additions in Ottawa

Work With a Contractor Who Knows Ottawa's Zoning Rules

At Ottawa General Contractors, we stay current with every update to Ottawa's zoning and building rules. Contact us today to discuss how the new zoning by-law affects your property and what options are available to you.

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