Zoning By-law 2008-250 & Schedule 333
Current zoning already permits up to 18 storeys on much of the block, but 38 storeys is not permitted and requires a Zoning By-law Amendment.
Key Points
- Current zoning already permits up to 18 storeys on much of the block, via a 2015 OMB decision (Schedule 333).
- The Carleton Tavern / Morning Owl portion is capped at 13.5 metres (~4 storeys).
- 38 storeys is not permitted as-of-right and requires a Zoning By-law Amendment.
- The height debate is not a jump from 8 to 38 — it is a question of whether doubling the already-permitted 18 storeys is justified.
- Both an Official Plan Amendment and a Zoning By-law Amendment require Planning & Housing Committee approval.
Full Analysis
Policy Context
Zoning implements the Official Plan at the site level, establishing maximum building heights, permitted uses, setbacks, and floor space provisions. Much of the northwest quadrant of the block is governed by Schedule 333, which reflects a 2015 Ontario Municipal Board (OMB) decision. Schedule 333 is accessible through the City’s zoning schedules or via the GeoOttawa zoning map viewer.
As-of-Right Height Permissions
Under Schedule 333, maximum permitted heights on the block range from 2 to 18 storeys depending on location. The Carleton Tavern / Morning Owl portion is separately capped at 13.5 metres (~4 storeys).
This means 18 storeys is already permitted on a large portion of the block. 38 storeys exceeds current zoning and requires amendment.
Three Height Benchmarks
There are three relevant height thresholds for this site:
- Secondary Plan → 8 storeys (the adopted policy framework)
- Current Zoning (OMB 2015) → up to 18 storeys (the as-of-right permission)
- Proposed → 38 storeys (requires both OPA and ZBLA)
The existence of 18-storey permissions complicates arguments that this is purely a jump from 8 to 38, but it also sharpens the debate: the question becomes whether doubling the permitted height can be shown to maintain compatibility, transition quality, and mainstreet character.
Compatibility & Transition Implications
Because 18 storeys is already permitted, a straightforward argument that no high-rise belongs here is difficult to sustain. The debate shifts to proportionality, visual dominance, shadow impacts, transition quality, and whether doubling the permitted height maintains compatibility with the surrounding context.
Amendment Requirements
To reach 38 storeys, the applicant must secure:
- An Official Plan Amendment (to the Wellington Street West Secondary Plan)
- A Zoning By-law Amendment (to exceed the 18-storey cap)
Both require Planning & Housing Committee approval.
Why It Matters Here
This zoning layer is essential context for any submission: 38 storeys is not as-of-right, 18 storeys already is, and the core planning question is whether doubling the permitted height is justified under the applicable policy framework.