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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: Council Decision

At the June 11, 2018 City Council Public Hearing, the proposed text amendment to the High Rise Apartment Zone and the High Rise Residential Overlay (item 3.11) was approved by City Council. 

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

Subsequent motion

Following deliberations at the June 11, 2018 City Council Public Hearing, City Council passed a motion asking City staff to reduce barriers to housing developed under Section 94 Community Housing Provisions in the High Rise Apartment Zone (RA9); as well as increase the maximum amount of non-residential floor area that can be developed, to ensure a commercial podium can be developed within the zone.

City staff will return to City Council Public Hearing on September 17, 2018, with a proposed bylaw. 

By returning directly to City Council Public Hearing with specific instructions for changes, the text amendment is at the proposed amendment stage. 
Project Stage: Proposed Amendment

Public Engagement

City Staff hosted workshops, surveys, and multiple meetings with development industry and community league representatives between January 2017 and  May 2018. The comments and recommendations were considered and incorporated into the proposed text amendment, as appropriate. 

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

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2nd Floor, 10111 104 Avenue NW
Edmonton, AB  T5J 0J4

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Outside Edmonton: 780-442-5311


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