Major zoning move could bring more multi-unit lowrises to Ottawa's core

Older neighbourhoods in Ottawa could soonsee more lowrise apartment buildings popping up betweenhouses as the city updates itszoning rules in an attempt to encourage more rental units.

The changes to what are known as R4 zones are four years in the making, and stem from the city's earlier issues with illegal rooming houses in neighbourhoods such as Sandy Hill and Old Ottawa South.

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City staff closed aloophole allowing the rooming housesa few years ago, but also saw them as a symptom of a greater need: a shortage of affordable rental housing. As a result, the city decided to update its 50-year-old zoning rulesto make it easierfor developers to build walk-up apartments in established neighbourhoods.

The changes wouldallow an eight-unit building on a lot just 12 metres wide, and a 12-unit building on a lot just 15metres wide. Larger lots up to 38 metresin width won't have a cap on the number of units developers can build.

Coun. Jan Harder, who chairs the city's planning committee, called it a "really important policy piece" Thursday as committee members gave their unanimous approval, sending the matter on to city council for the final OK.

Most of Hintonburg, Vanier affected

The zoning changes would affect neighbourhoods from Westboroin the west to Blair in the east and south to the Rideau River.

Community associations have had these changes on their radar a long time, and most agree on the overall goals of creating more affordable housing, adding density toexisting areas to cut down on traffic emissions, and having more people livingin areas where they canwalk to neighbourhood amenities.

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But during Thursday's virtual meeting, they also pressed city officials on such details asbuilding facades,parking andgreen space requirements, and unit sizes.

"There's nothing zoned lower than R4 in Hintonburg, so our entire area will be affected by the changes," said Jay Baltz of the Hintonburg Community Association.

Historically, the area ended up with lowrise buildingsthat weren't interesting to look at but cheapto build, Baltz said. That's happening again, he said, as developers anticipate the city's new direction.

"We've had a slew of rezoning applications for lowrise apartment buildings in Hintonburg," said Baltz. "Almost universally, the first iteration was a plain box."

Community groups also questioned whether thenewunitswouldtruly be more affordable than the old buildings they're replacing.

Othersworried about ending up with an overabundance of bachelor and one-bedroom apartments, rather than units more suitable for families.

That lack of housing for the "missing middle" options for families that are neither single-family homes nor condos in tall towers is a key challenge in Ottawa, and in many North American cities.

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Even though Thursday's decision dealt only with core neighbourhoods, city staff are preparing maps for this fall that could "upzone" or increase the densityallowed in areas all over the city.

That's because Ottawa city council approved goals last spring to deal with a growingpopulation byintensifyingexisting areas, in addition to expanding its urban boundary.