Proposed zoning bylaw risks undermining Ottawa’s housing goals, GOHBA warns

Ottawa, ON — The Greater Ottawa Home Builders’ Association (GOHBA) has submitted its official response to the second draft of the City of Ottawa’s proposed zoning bylaw, urging council to ensure the final version supports, rather than impedes, the city’s housing goals.

While GOHBA applauds several improvements in the updated draft, the Association remains deeply concerned about two key elements: low-rise height permissions and the proposed height transition framework for high-rise development.

“These zoning rules will shape the city for generations. If we don’t get them right, we risk making it harder, not easier, to build homes where people want to live,” said Jason Burggraaf, Executive Director of GOHBA. “We have to make decisions today that future residents - our kids and grandkids - will thank us for.”

Inside the Greenbelt, the second draft of the proposed bylaw caps housing in N1 and N2 zones at 8.5 metres tall, equivalent to just two storeys. Outside the Greenbelt, the rule allows for 11 metres in low-density neighbourhoods, enabling three-storey builds.

GOHBA believes this discrepancy undermines the city’s Official Plan and limits housing in the areas best suited for growth: walkable, transit-accessible neighbourhoods close to amenities and jobs.

“If you look at where people want to live, it’s close to services, transit and local businesses. The city’s current height limits inside the Greenbelt ignore that reality,” said Burggraaf. “We need a uniform standard that permits three-storey buildings across the board.”

In addition to low-rise concerns, GOHBA is calling for revisions to the high-rise height transition framework. The second draft requires a 30-metre tower setback from rear lot lines, which makes high-rises on many sites along transit corridors and main streets effectively undevelopable at needed densities.

GOHBA is proposing a more balanced and context-sensitive approach, suggesting that up to a 20-metre setback be combined with smart design elements, such as privacy-conscious balconies, thoughtful landscaping and façade articulation.

These changes would still protect neighbours while allowing urgently needed housing near transit, jobs and amenities.

“Instead of blanket restrictions, let’s use urban design tools to keep neighbourhoods liveable while adding more homes,” said Burggraaf. “Ottawa has a once-in-a-generation opportunity to create zoning that encourages smart growth. Now is not the time to squander it.”

GOHBA urges residents, stakeholders and policymakers to consider the long-term impact of the zoning bylaw. With a housing target of 151,000 new homes by 2030, every zoning rule in Ottawa must work toward - not against - that goal.

You can read GOHBA’s full submission here.  And check out GOHBA's explainer videos below for a visual representation of the low-rise concerns and setback issues.