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The High-Rise Apartment Zone (RA9) is the tallest and highest density standard zone in Edmonton’s Zoning Bylaw. The zone is typically located in central neighbourhoods, as well as along existing and planned LRT routes.

The properties that are zoned High-Rise Apartment Zone (RA9) are shown in this map. The purpose of the project is to ensure that the rules in the zone work well together so that it is possible to develop a high-rise apartment, particularly on smaller development sites.

The objective is to enable the development of modest high-rise apartments (18 storeys) on sites zoned for high-rise apartments.

High-Rise Overlay Regulations

Additionally, in three areas of the city, the High-Rise Residential Overlay applies, and it reduces the allowable height by more than 50%, resulting in approximately six-storey buildings.

The High-Rise Residential Overlay adds more development regulations than the basic High-Rise Apartment Zone (RA9). The added regulations help improve the urban design.

This project represents an opportunity to create better high-rise development in Edmonton.

Project Stage

Project Stage: Proposed Amendment

This project is currently at the proposed amendment stage.

The updated proposed amendments will be brought forward for consideration at a June 2018 City Council Public Hearing for a final decision.

On January 30, 2018 City staff presented a draft amendment at the Urban Planning Committee meeting (Item 6.2). Additionally, on June 7, 2017 City staff presented the results of initial consultation at the Urban Planning Committee meeting (Item 6.5).  

Draft Amendment Review

The City circulated the proposed amendments for review and comment, from March 19 to April 16, 2018. Please provide comments to James Veltkamp, prior to the deadline.

The highlights of the proposed Zoning Bylaw text amendment include:

  • Increasing the base height, floor area ratio, and residential density, in order to achieve a modest high rise of approximately 18 storeys
  • Adding urban design and architecture regulations to improve building aesthetics and interface with the public realm at ground level
  • Removing low-density uses, adding supportive non-residential uses and more use-specific regulations
  • Updating the High Rise Residential Overlay to harmonize with the changes to the underlying zone. Including expanding the area of application in Garneau

Public Engagement

Industry and community workshops were hosted in the first quarter of 2017, and they were accompanied by an online survey, which closed on April 10, 2017. View the workshop results and the online survey results

As a result of the feedback collected from participants, some options were prepared and circulated to workshop participants. Three options were in circulation between March 23 and April 10, 2017.

Additionally, the City circulated draft copies of the text amendment to interested persons for review and commenting over October 24, 2017 to November 21, 2017.

Read the comments received from the circulation. Due to the extent of changes to the draft amendment resulting from the October circulation comments, another draft amendment was circulated between December 21, 2017 and January 18, 2018 for review prior to the Urban Planning Committee meeting.

The feedback received during the circulation was used to refine the text amendment, including changes to the mix of uses, improving the clarity of regulations, and changing the intended outcome of the regulations. The main themes of the input on the draft included:

  • The mix of uses
  • The intensity of the site (height, density, floor area ratio)
  • The location of the building and uses on the site, including size of setbacks and stepbacks, and how the building looks and feels at ground level (windows, entrances, shape of the building)
  • Governance (ability to appeal, discretion of development officer)

The City of Edmonton is committed to citizen engagement. For more information about involvement opportunities, or to share your views, please contact the project planner, James Veltkamp.

For More Information

James Veltkamp

Title Planner, Zoning Bylaw



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