The Official Plan outlines in a broad manner the land use and development guidelines within Ottawa. A Zoning By-law, on the other hand, outlines how a specific parcel of land may be used. Zoning By-laws also regulate lot size, parking requirements, building height and other site-specific factors.
If a proponent wishes to develop a property in a manner that deviates from the current zoning provisions, they must apply for a Zoning By-law Amendment; also referred to as a rezoning. For example, a change of use from residential to commercial would require a Zoning By-law Amendment.
Sometimes a property owner only wants to make a minor deviation to a Zoning By-law provision such as a building setback or height restriction. Owners who want to differ only slightly from Zoning By-law provisions can alternatively apply to the Committee of Adjustment for what is known as a minor variance.
Before making an application, you should discuss your proposal with staff. Pre-consultation with City staff is required for a Zoning By-law Amendment. The pre-consultation process is designed to help promote the exchange of information and development considerations early in the planning process and a customized list of the studies and plans required in support of a development application is provided. If you fail to consult with staff, the City cannot guarantee the completeness or accuracy of your application submission which may result in processing delays.
An application for a Zoning By-law Amendment involves public consultation including providing notice to all property owners within 120 metres of the subject site. City Council must approve any amendment to the Zoning By-law, which is subject to an appeal process.
The Planning Act has a provision whereby City Council must make a decision on any Zoning By-law Amendment application within 90 days of receiving a complete application. If City Council does not make a decision within this timeframe, the applicant can appeal to the Ontario Land Tribunal on the basis that a decision has not been made within this time period.
For additional details on the steps associated with the processing and review of development applications, please refer to the City’s development application process information.
There are three types of Zoning By-law Amendments – a major rezoning, a minor rezoning and one that arises from the severance of a surplus farm dwelling. A minor rezoning only applies to the following:
The following fees (effective January 1, 2024) apply to an application for Zoning By-law Amendment.
Major Zoning Amendment $30,846.78
Minor Zoning Amendment $16,344.78
Related to Severance of Surplus Farm Dwelling $6,822.76
The Conservation Authority will invoice for any additional fees and technical report review as required.
A Zoning By-law Amendment application that has been withdrawn, in an effort to resolve circulation or City comments, may re-apply within a 60-day timeline at a reduced fee, effective January 1, 2024, of $5,779.00.
Please see additional information related to the City’s Development Application Fees including information related to reductions for multiple applications, on-site signs, Ontario Land Tribunal City Legal Costs as well as refunds.