How the new zones work
The old by-law sorted streets by building type: R1 for detached houses, R2 for two-unit houses, up to R5 for high-rises. The new by-law (s.801(1)) simply permits "dwelling unit" in every Neighbourhood zone and controls how much building fits instead of what kind.
- The number (N1 to N6) sets density and height.
- The letter (A to F) sets lot width and setbacks, from A (most urban) to F (most suburban).
So "N3B" is a low-rise multiplex zone on a narrow, urban lot.
Units by zone
| Zone | Units allowed (2026-50, under appeal) | Max per building | Height |
|---|---|---|---|
| N1 | 0.8 per 100 m² of lot, minimum 4 | 4 | 11 m, 3 storeys |
| N2 | 1.5 per 100 m² of lot, minimum 4 | 6 | 11 m, 3 storeys |
| N3 | 2.5 per 100 m² of lot, minimum 4 | 12 | 11 m, 3 storeys |
| N4 | No unit maximum | — | 14.5 m (about 4 storeys) |
| N5 | No unit maximum | — | 30 m (mid-rise) |
| N6 | No unit maximum | — | set by height suffix or schedule (high-rise) |
Source: By-law 2026-50, Table 801A and s.801(4). Pro-rated counts round to the nearest even number; every serviced lot gets at least 4 units (s.801(4)(d)). Unserviced lots: 2 units (s.801(6), s.803).
Lot sizes that unlock more units
- N1: 4 units on any serviced lot. Going higher takes a second building and roughly 625 m² (6 units) or 875 m² (8 units).
- N2: 4 on any lot, 6 from about 333 m². 8, 10 and 12 need about 467, 600 and 733 m² and a second building.
- N3: 4 on any lot, then 6 from about 200 m², 8 from 280 m², 10 from 360 m², 12 from 440 m². No per-building cap for rows of attached units (s.801(4)(f)).
- N4 to N6: no unit cap. Height (14.5 m, 30 m or the suffix), setbacks and lot width decide the size.
Our calculation from Table 801A; the City doesn't publish these thresholds. Exact rounding at the boundaries can vary.
Lot width and setbacks (subzones A–F)
| Subzone | Min. lot width | Front yard | Rear yard |
|---|---|---|---|
| A | 6.0 m | 3 m | 6 m in Area E, else 25% of lot depth |
| B | 7.5 m | 3 m in Area E, else 4.5 m | 6 m in Area E, else 25% of lot depth |
| C | 10.0 m | 4.5 m | 6 m in Area E, else 25% of lot depth |
| D | 15.0 m | 6 m | 25% of lot depth |
| E | 18.0 m | 6 m | 25% of lot depth |
| F | 24.5 m | 6 m | 25% of lot depth |
Source: By-law 2026-50, Table 801B. Rear-yard rules for subzones A–C are under appeal.
No density limit: N4 to N6 and mixed-use zones
The unit maximum stops at N3. Neighbourhood zones N4, N5 and N6, plus Mainstreet (MS1, MS2), Corridor (CM1, CM2), Hub (H1–H3) and Neighbourhood Mixed-Use (NMU), have no maximum number of units. Height, angular planes, setbacks and lot width govern instead, so these are the lots with the most upside. The real count comes from a site plan.
- Mainstreets: generally 30 m. Up to 100 m on wide rights-of-way.
- Hub zones: permit high-rise near O-Train stations.
Source: By-law 2026-50, Part 9.
Parking
There are no general minimum parking requirements for urban residential buildings. Near rapid-transit stations, buildings of 11+ units have parking maximums instead. Visitor parking applies only past the first 12 or 24 units, depending on area.
Source: By-law 2026-50, Part 6 (s.602–603).
What this means for buyers and owners
- A detached house on a 40 × 100 ft lot (~372 m²)
- In N2: room for 6 units.
- In N3: room for 8.
- On the same lot, today:
- The appeal means the old rules may still cap you lower.
- The old by-law allowed 3 units per lot through additional dwelling units (By-law 2008-250, s.133).
- Lot width matters. A lot narrower than its subzone minimum may need a minor variance.
- Building it is the real test. Servicing capacity, trees, grading and building code all matter as much as zoning.
Thinking about a multiplex? Our development team checks feasibility before you buy.
Zoning: City of Ottawa Zoning By-law 2026-50 and geoOttawa zoning layer. Contains information licensed under the Open Government Licence – City of Ottawa. Not a zoning confirmation; verify with the City before relying on it.