The following is the text from the presentation given by Councillor Marty Carr in person on June 10th and virtually on June 13th 2024.


This is the first of two drafts ahead of the final version

  • Draft 1 available as of May 31, 2024
  • Draft 2 Q1 2025
  • Final Version Q4 2025

City-wide consultation on Draft 1 will run from June-October 2024

  • Begins June 20th with Zoom meeting with City Staff (link on engage Ottawa)

Engage Ottawa

Questions, comments, concerns, issues with the maps or webpage? Email:

Overview of Changes

  • Simplification of zones 
  • Minimum of four dwelling units proposed per lot in all Neighbourhood Zones serviced by municipal water and sewer systems
  • Expansion of requirements of soft landscaping
  • New permissions for non-residential uses
  • Elimination of parking minimums
  • New permissions to address climate change adaptation and mitigation


  • Majority of the ward to be low density/missing middle (4-6 dwelling units per lot)
  • 8-12 units “per lot” along Minor Corridors and Mainstreets (generally as zoning is by lot, not by street)
  • Density is calculated by units per hectare in Draft 1 not by lot area
    • Minimum setbacks and building height requirements must still be met to permit development
    • Setbacks and lot width are regulated in the subzones (A-F)

Heights Strategy

  • Aligns with the Official Plan (OP)
  • The secondary plan establishes low rise maximum of 4 storeys on:
    • Pleasant Park Rd. from Riverside Dr. to the Allotment Gardens
    • Kilborn Ave. from Lamira to WRENS Way
    • Lamira from Bank St. to Kilborn
    • South side of Smyth Rd. between Alta Vista Dr. and Lynda Lane
  • Rest of Smyth Rd. will be 9 storeys
  • Heron Rd., Pleasant Park Rd., and Kilborn Ave. not covered by secondary plan will be a maximum of six storeys

Proposed Zones

  • Neighbourhood Zones N1-N6, Subzones A-F (p. 167)
    • Permit a full range of housing options within the neighbourhood designation of the OP
    • Provide more opportunities for amenities and services integrated into neighbourhoods
  • Minimum of 4 dwelling units per lot permitted without special permissions
  • N5: mid rise N6: high rise – both permit mixed use
  • Neighbourhood commercial suffix (-C): Allows for small scale commercial use (80% of parcels with this suffix will have minor corridor zoning)
  • Not all zones are correct on the map tool at this time. Staff are aware and working to correct the errors. Please report suspected errors to staff via email to

Minor Corridor- CM (p.190)

  • Replaces 23 current zones along minor corridors
  • Permits residential and non-residential uses
  • Permits increased front or side yard set back to allow for commercial patios, bicycle parking, trees, or benches
  • Waste storage must be screened from view and outdoor storage is not permitted
  • CM3 subzone permits additional auto-oriented uses as per OP policies (p.194)
  • CM3 is the minor corridor designation which applies in the outer urban transect

Minor Corridor Subzone 3 – CM3 (p.194)

  • Minimum building height: 6m, but not less than 2 storeys
  • Maximum building height in lots zoned CM3:
    • (i) For areas up to and including 10m from a lot line abutting a N1, N2, N3, or N4 zone: the lesser of 15 m or 4 storeys
    • (ii) For any area greater than 10m away from a lot line abutting a N1, N2, N3 or N4 zone: The lesser of 20 m or 6 storeys
  • Pleasant Park Rd., Kilborn Ave., Arch Street, St. Laurent Blvd. south of Russell Rd. and Walkley Rd. north of Heron Rd. (outside of the H3)

Mainstreet Zone 2 – MS 2 (p.187)

  • Wider main streets with larger lots to allow mixed use
  • Minimum building height 2 storeys or 7.5 m
  • Maximum heights range from 6-9-18-25. See details in text and Secondary Plan.
  • St. Laurent Blvd. north to Russell Rd., Smyth Rd., Walkely Rd. south of Heron Rd.

Hubs – H3

  • Intended to mix non-residential uses close to areas that have been previously purely residential
  • 3 storey minimum building height in Transect C (incl. Alta Vista)
  • 6 storey maximum height for non-residential use does not include larger scale or high impact non-residential uses such as night clubs or sports stadiums
  • Heron Rd. & Walkley Rd., Russell Rd., St. Laurent Blvd.
Map indicating the proposed H3 zone at the intersection of Walkely Rd. and Heron Rd.
Map indicating the proposed H3 zone along St. Laurent Blvd. and Russell Rd.

H2 (p.178) – Elmvale Mall

  • Schedule 372 (see image below) is proposed to be carried forward to establish height maximums for Elmvale Mall
  • H2 is a successor to Transit Oriented Development Zone
  • Schedule 372- height maximums
    • Sector A 9 storeys
    • Sector B 16 storeys
    • Sector C 2 storeys
  • Minimum height 3 storeys in H2 zone outside of Sector C
Schedule 372- a map showing 3 sectors of Elmvale Mall and their corresponding height maximums as described above

Services and Stormwater Management (p.72)

  • Strengthening the requirements for the adequacy of servicing and stormwater management to allow for greater density
  • Redevelopment and infill not subject to the site plan control process will require that post-development peak runoff rates be controlled to pre-development levels
  • The city must confirm that the appropriate infrastructure is available prior to development. Ensuring necessary services are present to support the density permitted through the zoning changes will be addressed through the infrastructure master plan
    • Systems will be evaluated, and upgrades will be prioritized based on development intensification pressures and where local systems capacities are most limiting
  • Planning and Infrastructure teams will work together to develop a process that will ensure property services are in place for development
  • If it is determined that insufficient capacity is available for an individual development project, there are three possible outcomes:
    • the development will not be able to proceed,
    • the developer could fund any local upgrades needed to accommodate the development, or
    • the developer could wait until a local servicing study is completed and implemented by the City, including a financial plan for any upgrades recommended by the plan
  • Pursuant to the approval of the Infrastructure Master Plan, the processes, programs, tools, and bylaws required to enable capacity management will be developed.

Soft Landscaping and Parking (p.140, 178)

  • Increasing the percentage of the minimum buffer of soft landscaping for a parking lot based on the number of parking spots.
    • New provision to introduce minimum soil volume requirements in association with the width of landscape features provided in a parking lot
  • Soft landscaping required for any part of yard not occupied by accessory buildings, patios, etc. Little change from the current bylaw, except it applies city wide, not just in the greenbelt
    • New provision to require rear yard soft landscaping, and minimum soil volume, to ensure that there is enough landscaped area and soil volume to support at least one mid-sized tree

Parking Minimums

  • Parking minimums will be removed
  • Adopting a choice-based approach
  • Provides flexibility to property owners, businesses, and developers in providing parking
  • Between 2020-2021, Edmonton and Toronto removed all parking minimums, Calgary removed all parking minimums for non-residential use
  • Maximum Parking Space rates will be carried forward
  • Minimum number of EV-Parking spaces required when parking is provided

Home-Based Businesses (p.92)

  • Continue to be allowed where residential use is permitted in the home, rear yard, or accessory unit given it follows provisions of by-law
  • New provisions permit home-based businesses that produce low-risk foods (as defined by the province: e.g. home baking, coffee beans, candies, etc.)
  • See table 301 in the Draft Zoning By-law


  • Encouraging the most density near transit
  • Increase the prevalence of EV-charging stations, require EV-ready parking spaces where parking is provided, and encourage tree retention and forest regeneration.
  • Bicycle parking requirements for buildings with 13 or more residential units
  • Soft landscaping requirements to promote tree growth