Less Car

Zoning in Orleans – Tying Zoning Principles into Ottawa’s Transportation Master Plan

This post is part of my feedback given to the city of Ottawa in response to the draft Transportation Master Plan:

As the Transportation Master Plan (TMP) is finalized, it is imperative to recognize that transportation outcomes and housing affordability are inextricably linked. The success of the TMP’s mobility goals—particularly shifting towards sustainable modes—depends fundamentally on land use patterns shaped by zoning. Furthermore, modernizing Ottawa’s zoning is not just complementary to the TMP; it is foundational to addressing the city’s escalating housing crisis. The choices made now regarding zoning will significantly determine our ability to provide sufficient, diverse, and affordable housing for current and future residents.

Here are some key zoning principles, derived from extensive research and best practices, that must be integrated with transportation planning to tackle the housing crisis effectively:

  1. Move Beyond Single-Family Exclusivity:
    • The Problem: A vast majority of residential land in North American cities, including large portions of Ottawa’s suburbs, is restricted exclusively to single-family detached homes or sometimes multi-unit dwellings. This severely limits housing supply and diversity, driving up costs.
    • What to do: Relax exclusive single-family zoning, particularly in areas well-served or planned to be served by transit. Allow for a greater variety of housing types and low impact businesses by-right in these neighbourhoods.
  2. Legalize and Encourage “Gentle Density” (Missing Middle Housing):
    • What it is: This includes house-scale buildings with multiple units, such as duplexes, triplexes, fourplexes, and townhouses, that can integrate sensitively into existing neighbourhoods.
    • Impact: Missing Middle housing is often “affordable by design” due to smaller unit sizes and shared land costs. It significantly increases housing choice for diverse households (seniors, young families, singles) currently priced out of many areas and adds supply incrementally without drastically changing neighbourhood character.
    • Action: Amend zoning bylaws to permit these types by-right in most residential areas, especially near transit and amenities.
  3. Enable Accessory Dwelling Units (ADUs) Universally:
    • What they are: Small, independent units on the same lot as a primary home (e.g., granny flats, garage apartments).
    • Impact: ADUs are a straightforward way to add rental units to the housing stock with minimal visual impact, providing affordable options and income for homeowners. They offer flexible housing for family members (seniors, students, caregivers).
    • Action: Permit ADUs by-right across all single-family zones city-wide with clear, permissive regulations (size limits, no extra parking mandates).
  4. Mandate and Facilitate Mixed-Use Development:
    • The Link: Integrating residential uses with commercial, office, and institutional uses creates complete communities where daily needs are closer, reducing reliance on cars and making transit viable.
    • Impact: Allows for diverse housing types (e.g., apartments above shops) in accessible locations, increasing supply in desirable areas often served by transit. Supports local economies and amenities, making neighbourhoods more self-sufficient.
    • Action: Rezone transit station areas and arterial corridors for mandatory or incentivized mixed-use development. Consider Form-Based Codes to ensure high-quality, pedestrian-oriented design.
  5. Eliminate Minimum Parking Requirements:
    • The Problem: Mandated parking significantly increases housing construction costs (by tens of thousands per space), which are passed on to residents, inflating prices and rents. It consumes valuable land that could be used for homes.
    • Impact: Eliminating parking minimums, especially near transit, demonstrably lowers housing costs, makes more projects financially feasible (increasing supply), and allows for more efficient land use. It directly supports affordability and enables more diverse housing types.
    • Action: Abolish parking minimums city-wide near LRT stations and frequent bus routes, and significantly reduce them elsewhere. Consider parking maximums in transit-rich areas.

The Urgency for Ottawa:

Ottawa is at a critical juncture. The housing crisis demands bold action, and zoning reform is one of the most powerful tools available. Relying solely on transportation infrastructure improvements outlined in the TMP, without concurrently reforming restrictive land use regulations, will fail to achieve the desired shifts in mobility and will exacerbate housing unaffordability.

Making the right choices on zoning now—embracing gentle density, mixed-use, ADUs, and parking reform—is essential to:

  • Unlock Housing Supply: Allow the market and non-profit sectors to build significantly more homes of diverse types.
  • Improve Affordability: Reduce construction costs and provide more options at various price points.
  • Support TMP Goals: Create the densities and land use patterns necessary for successful transit and active transportation networks.
  • Build Resilient Communities: Foster walkable, equitable, and climate-friendly neighbourhoods.

Inaction or timid reforms on the zoning front will lock the city into patterns of sprawl and car dependency that undermine both housing affordability and the goals of the Transportation Master Plan. We urge you to champion these integrated zoning and transportation principles to secure a more affordable and sustainable future for Ottawa.