N4 (Neighbourhood 4) is Ottawa's highest-density Neighbourhood zone — designed for low-rise apartments, larger multi-unit buildings, and stacked townhouse projects. N4 replaces parts of the old R4 and R5 designations and represents the upper tier of as-of-right residential density in established Ottawa neighbourhoods. This 2026 guide covers what you can build on N4, density and FSI rules, height limits, parking and amenity requirements, and the typical N4 development scenarios in Ottawa's 2026 market.
N4 permits everything in N1/N2/N3 plus: low-rise apartment buildings (typically up to 4 storeys, with some N4A subzones permitting 6), large multi-unit buildings (8+ units), stacked dwellings in larger configurations, rooming houses and retirement homes (subject to licensing), supportive housing, and live-work units. N4 still excludes purely commercial uses, big-box retail, and heavy industrial — those require M-series mixed-use or industrial zoning. Bill 23's 4-unit-per-lot floor still applies,...
Floor Space Index (FSI) is the primary control on N4. Typical FSI maximums: 1.5 (N4A) to 2.5 (N4D in transit-overlay zones), with density bonuses available under Section 37 of the Planning Act for community benefits (affordable units, public realm contributions, sustainable design certifications). Maximum unit count: typically driven by FSI rather than a hard cap; an N4 lot of 600 m² with FSI 2.0 = 1,200 m² of gross floor area, supporting roughly 12–18 units depending on average unit size. Build...
Maximum height: 13.5–18 m typical (4–6 storeys depending on N4 subzone). N4D in select transit-overlay areas can permit 6+ storeys with density bonusing. Step-back requirements: above 3 storeys (or 11 m), buildings facing N1/N2 properties must step back 2.0–4.5 m from the third floor up to soften the transition. Sky exposure plane (45° angular plane from rear lot line) applies in many N4 subzones. Roof projections, mechanical penthouses, and elevator overruns are excluded from height calculation...
Parking: 0.5–1.0 per unit depending on N4 subzone and transit proximity. Inner-urban N4 in transit-priority areas may have zero parking minimums (only maximums). Bicycle parking: 1.0–1.5 per unit, with at least 75% secured/covered. Visitor parking: 0.1–0.2 per unit. Indoor amenity space: minimum 2.0 m² per unit. Outdoor amenity space: minimum 4.0 m² per unit (can include shared rooftop, courtyard, or ground-level amenity). Loading: typically required for buildings 12+ units (1 loading space, 3.5...
N4 projects typically trigger Site Plan Control approval — a more rigorous review than a basic building permit. Site plan submission requires: surveyed site plan, building elevations, landscape plan, servicing/grading plan, transportation impact brief (for 12+ units), tree retention plan, shadow study (5+ storeys), and noise/vibration assessment for transit-adjacent sites. Site plan approval timeline: 4–9 months typical. Application fee: $7,500–$22,000+ depending on project size. Pre-application...
Typical N4 projects in Ottawa (2026 costs): (1) 8-unit small low-rise apartment (3 storeys): $2.8M–$4.2M construction, $0.8M–$1.4M land, $200K–$400K soft costs. (2) 12-unit stacked townhouse: $3.6M–$5.4M construction. (3) 20-unit low-rise (4 storeys with elevator): $6.5M–$9.5M construction, plus elevator-driven $250K–$400K. (4) Adding 2 storeys to an existing 2-storey N4 building: $850K–$1.6M depending on structural reinforcement needed. N4 is where most Ottawa small-developer infill activity ha...
Typically 13.5–18 m (4–6 storeys) depending on N4 subzone. Some N4D subzones in transit-priority areas permit 6+ storeys with density bonusing. Above-the-limit heights require either rezoning or major variances.
Driven by FSI rather than a hard cap. Typical FSI of 1.5–2.5 on N4 supports 8–24 units on a standard 500–700 m² lot. Density bonusing under Section 37 can increase the limit further in exchange for community benefits.
0.5–1.0 spaces per unit depending on N4 subzone and proximity to rapid transit. Inner-urban transit-priority N4 areas (Downtown, Hintonburg, Westboro near LRT) have zero parking minimums — only parking maximums. Always verify your specific subzone.
Yes — almost all N4 projects of 4+ units trigger Site Plan Control approval. Timeline 4–9 months, fees $7,500–$22,000+. Pre-application consultation with the City is strongly recommended 3–6 months before formal submission.
Most of what is now N4 was previously zoned R4 (Residential Fourth Density) and parts of R5. The new N4 designation consolidates these and adds clearer subzone gradations (N4A through N4D) with explicit FSI and step-back rules to manage transitions to lower-density neighbours.