1) Background
The McLeod Building was designated as a Provincial Historic Resource on January 3, 1995. The McLeod Building was also designated, by Bylaw 12564 as a Municipal Historic Resource on May 22, 2001.
Alterations to the McLeod Building must receive prior approval from the Provincial Minister of Community Development and must conform to the provisions of the Municipal Designation Bylaw 12564.
2) General Purpose
To accommodate a range of uses for the McLeod Building and develop sensitive site development criteria, so that development will be compatible with the designation of the McLeod Building as a Municipal Historic Resource and as a Provincial Historic Resource.
3) Area of Application
Lots 31 and 32 (excepting thereout the most southerly 32 feet in width throughout of the said lots), Plan F, located at 10134 - 100 Street, the McLeod Building, Downtown, as shown on Schedule ”A” of this Bylaw, adopting this Provision.
4) Uses
a) Apartment Housing
b) Apartment Hotels
c) Minor Home Based Business
d) Major Home Based Business
e) Residential Sales Centre
a) Bars and Neighbourhood Pubs
b) Broadcasting and Motion Picture Studios
c) Business Support Services
d) Custom Manufacturing Establishments
e) Exhibition and Convention Facilities
f) General Retail Stores
g) Hotels
h) Indoor Participant Recreation Services
i) Major Alcohol Sales
j) Minor Alcohol Sales
k) Major Amusement Establishments
l) Minor Amusement Establishments
m) Major Secondhand Stores
n) Minor Secondhand Stores
o) Mobile Catering Food Services
p) Nightclubs
q) Personal Service Shops
r) Professional, Financial, and Office Support Services
s) Private Clubs
t) Restaurants
u) Specialty Food Services
v) Spectator Entertainment Establishments
w) Veterinary Services
x) Fascia On-premises Signs
y) Projecting On-premises Signs
a) Government Services
a) Child Care Services
b) Commercial Schools
c) Community Recreation Services
d) Extended Medical Treatment Services
e) Health Services
f) Natural Science Exhibits
g) Private and Public Education Services
h) Public Libraries and Cultural Exhibits
i) Religious Assembly
5) Development Regulations
a) The maximum Floor Area Ratio shall be 9.0
b) No new construction above 9th floor roof level of the existing building shall be permitted, except for a roof garden or patio that must not be visible from street level. Maximum Height shall not exceed that established by the Airport Protection Overlay Schedule for the City Centre Airport (Schedule 810A), of the Zoning Bylaw.
c) There shall be no minimum Yard or building Setback requirements.
d) Street Frontage:
i) at least 65% of at-grade street Frontage shall be developed for retail, services and other commercial Uses to provide for retail continuity.
e) Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw.
f) Signs shall be developed in accordance with Schedule 59F of the Zoning Bylaw and in consultation with the City of Edmonton Heritage Officer.
g) Parking shall be in accordance with Section 54 of the Zoning Bylaw, and the following:
i) Existing parking shall remain and additional parking shall not be required for Conversions to Residential Uses; and
ii) The subject Site shall not be developed for non-accessory surface parking. Parkades may be allowed at the discretion of the Development Officer, if Uses, other than parking, are provided fronting onto 100 Street and 101A Avenue.
6) Development Regulations
The Development Officer shall have regard to the following guidelines when reviewing development applications:
a) This Site includes the McLeod Building which, together with the lands on which those facades are located, are designated as a Provincial Historic Resource as per the Alberta Historical Resources Act.
b) The McLeod Building and associated lands are also designated as a Municipal Historic Resource as per Bylaw 12564 approved by Council on May 22, 2001.
c) Any future development must conform to the ”Guidelines for Rehabilitation” published by Alberta Community Development and be approved by the Provincial Minister of Community Development.
d) Any future development must also conform to the requirements of City of Edmonton Designation Bylaw No. 12564 and Policy C-450A’s General Guidelines for Rehabilitation.
The intent of these guidelines is to ensure the design of any addition will be sympathetic to the historical facades of the McLeod Building. The facades of the McLeod Building have been identified as historically and architecturally significant. Since the facades are designed in a particular style, it is desirable to design an addition that will complement the building’s overall design and does not overtly compete with the older structure by means of its own design features.
It is important that the owner and architect consult the City of Edmonton Heritage Officer at the preliminary stage and throughout the design process.
The design of new construction should consider and be sympathetic to the following design features of the historic McLeod Building:
a) Chicago School of Architecture - The McLeod is the finest example of this style of architecture in Edmonton. Typical features being a solid ground level with an accessible second floor, typical floors of less ornamentation in-between the lower and upper floors (six in this case) and an elaborate top floor capped by a decorative cornice or parapet.
b) Classical architectural detailing including: Keystones, Voussoirs, rustication, antefixae, triglyphs, modillion and polychromed friezes, ornate pillars, ornate cornices, etc.
c) Proportions of the facades - the building exhibits a regular 3:5 vertical divisioning between the window to column spacing.
d) Building materials - while new material does not necessarily have to be the same material, any new material should be compatible with the existing cream/buff terra cotta and brick.
e) Colour - the colours of any addition should be complementary to the colours originally on the McLeod Building.
f) Design elements - the notable feature to be carried across would be a strong and detailed cornice feature.
g) Rear in-fill - as much of the existing rear walls and openings are to be maintained and incorporated into any in-fill addition development that would utilize the whole site.
h) Any development shall maintain, to the satisfaction of the Development Officer and Heritage Officer, the external appearance and lobby area of the regulated portions of the building defined in the designation Bylaw as existing at the time of adoption of this Bylaw.
i) The design and appearance of any additions shall complement the original 1915 historical building in scale, material, proportions, detail and design elements.