USE OF TERRA LOSA, SITE DESIGN, THE TERRA LOSA DEVELOPERSLANDSCAPE AND ARCHITECTURALGUIDELINES

The information contained in the Site SEVEN PRIVATE DEVELOPERSDesign, Landscape and ArchitecturalGuideline document is provided as anaid to assist the Applicant tounderstand the objective of Terra Losa.The Developers and its designated"Developers Representative" assume noresponsibility for the accuracy of theinformation provided, or for any lossesor damages resulting from use thereof.

Terra Losa has endeavored to plan aneighbourhood with strong identity andincorporate the philosophy andpractices of crime prevention throughenvironmental design. The planning ofdefensible space will be carefullyexamined in the development ofindividual sites.

The Applicant should thoroughly reviewthe restrictive covenant and guidelinesbefore starting the design of anyproject.

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Terra Losa

TABLE OF CONTENTS

I OBJECTIVE 1

II ADMINISTRATION 3

III GENERAL DESIGN PROVISIONS 5

IV DEFENSIBLE SPACE 8

V LANDSCAPING PROVISIONS 12

VI ARCHITECTURAL PROVISIONS 21

VII THE DEVELOPERS COMMITMENT 25

VIII LAND USE & DEVELOPMENT COVENANT CAVEAT SCHEDULE 32

I Objectives

Terra Losa is a suburban community withinthe Edmonton urban environment. Terra Losatakes the form of a high quality,mixed use development that provides aresidential component and a business park.Special attention to the quality ofenvironment, the neighbourhood identity and crime THE TERRA LOSA, SITE DESIGN, LANDSCAPEprevention through environmental planninq AND ARCHITECTURAL GUIDELINES HAVE BEENwill enhance the desirability of Terra Losa. PREPARED WITH THE ASSISTANCE OF:

The two elements, residential and businessare knit together by boundary definitions, CITY OF EDMONTONsome common landscape/architectural - Planning and Development Branchrequirements, and walkways with central - Planning Section, Edmonton Policerecreational facilities. It is these PRIVATE ARCHITECTURAL FIRMissues that address the importance of astrong neighbourhood identity, for those PRIVATE DEVELOPERwho live in, work in, and visit the community.Terra Losa will provide a recognizableidentity and sense of place. The Terra Losa PRIVATE CONSULTING FIRMneighbourhood outline plan shows the proximity WITTEN PRIVATE CORPORATIONof the various propsed land use districts.

The Site Design, Landscape and ArchitecturalControl Guideline has been developed toassist in achieving this quality of spirit,strong identity, and sense of place, with anemphasis on defensible space. Alldevelopments shall be planned and designed asan integral part of the proposed streetscapeand overall development of Terra Losa.

The Terra Losa identity will be ensured bycreative implementation of the conceptsaddressed in this Site Design, Landscapeand Architectural Guideline andthe restrictive covenant registered oneach parcel of land.

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ZONES*

II AdministrationThe Site Design, Landscape and The Applicant will be required to provideArchitectural Guideline the "Developer's Representative" in duplicate:"Guideline") are provided as anaid to the interpretation of the a) A site plan showing the provisions forTerra Losa restrictive covenant. front, rear and side yards, theThe restrictive covenant is section provision for off street and vehicleVIII of this Guideline. parking, access from street, pedestrian

ways from parking, amenity areas toThe Applicant shall be required to buildings and sidewalks.submit plans for any proposed project b) Plans showing elevations in sufficientin Terra Losa to the "Developer's detail to demonstrate architecturalRepresentative" (shall mean that design and to identify materials andperson or firm appointed by the finishes including samples, colour chipsDevelopers) prior to applying to theCity of Edmonton for any permits. and other pertinent data to fullyThe Developer's Representative has identify all materials and finishes.the responsibility to review all plans c) A landscape plan sufficient in detailto ensure the Applicants meet the including contours, top of slab ofobjectives of Terra Losa as set out in ground floor of each building to allowthe restrictive covenant and the evaluation of the siting of buildings andGuideline. The Developer's Representative types of landscaping relative towill use professional assistance environmental aspects of crime prevention,as necessary to review Applicant's plans plus the aesthetic features of the proposedto ensure that creative aspects of project.design are duly acknowledged relative to d) Plans showing the interior halls, publicthe total neighbourhood of Terra Losa.

spaces, entrances, parkade layouts,Applicants are encouraged to address the walkways and the people movement areas

from sidewalk to entrance, building toelements of good design practices: human parking, building to garbage etc.activities and defensible space as setout in section IV of this Guideline, e) Plans locating and showing nature of allbehavior, open spaces, the spatial signage with sufficent detail as torelationship of structures and graphics, size, colours.compatibility with neighbouring f) A written statement as to proposed use.developments. Within this framework,the builders are encouraged to strivefor individuality in each project.

g) An undertaking that plans approved bythe Developer's Representative will bethe plans submitted to the Cityfor Development and Building Permits -also a statement as to what if anyrelaxations of City requirements willbe asked for.

Developer's Representative can bereached at:

III General Design Provisions1) All buildings must be designed by or 6) Individuality is strongly encouraged

i n formal association with a registered with a deliberate attempt to avoidarchitect. All landscape design must uniformity. Entranceways should bebe carried out by or in formal assocation easily identified.with a certified landscape architect.

7) All building projects should be designed2) All developments must conform with the to take into account adjacent develop-

City of Edmonton Zoning Bylaw, the developments. The visual mass of a multiLand Use and Development Restrictive family project should be minimized byCovenant Caveat as interpreted in the careful siting of unit clusters, theSite Design Landscape and Architectural use of vegetation, berms, and fences.Guidelines. The requirements of the The siting of long blocks directly alongTerra Losa Covenant shall be considered any street frontage, the use of largeas supplementary to the requirements monotonous blocks or a series ofof the Land Use By-Law. essentially identical units will not be

approved. Significant degrees of3) Compliance with the Terra Losa Guidelines elevation articulation, roof forms,

shall not be taken as approval or compliance heights and products will be encouragedwith City, Provincial and/or Federal to create good compatible designs.regulations, policies and/or standards.Responsibility for obtaining appropriate 8) Signage by the Developers at the variousapprovals from Government authorities and entranceways will establish certaincomplying with their various regulations, elements, such as the base and framingpolicies and standards shall at all times to be incorporated throughout thebe that of the Applicant. neighbourhood as a common feature.

4) The "Developer's Respresentative" will be 9) Parking at grade or in structures mustthe approving authority for adherence to be designed with a balance of defensiblethe Terra Losa "Land Use and Development space planning and aesthetics.Restrictive Covenant Caveat".

10) All buildings shall be designed with due5) Through the use of natural materials, consideration to the practices and

colours and textures, each project should philosophy of "Defensible Space" andreflect a human scale, compatible to the outlined in Section IV.Terra Losa neighbourhood.

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Signage

Signage will help create a common element throughout Terra Losa. There is a standardStructural system for all Terra Losa signage. Each project has the freedom to apply itsown graphics to identification signs, however, all information signs will use standardizedgraphics. Thus a common element will be created by structure, and variety created byindividual graphics.

The identification signage shall have a base expressing the same characteristics of thesignage at entranceways. The signage can be free standing on the base or framed in afashion similar to entrance signs. The frame to be 75mm pipe or tubular steel channel,finished in an earthtone colour.

The information signage shall be mounted on similar pipe or tubular channel stand, thehorizontal portion being the full length of the information sign. In all cases thelettering on information signage will be in Helvetica Bold or Medium, Black on a whitebackground.

The size and location of signage should be considered as an integral part of thearchitechtural plans. For buildings in the IB Zones with multi tenancies and CNCprojects the signage must be in keeping with good architectural practices.

On corner sites, no signage will be allowed within the triangular area of 8m, from the corner.No temporary, moving, flashing signs will be allowed.

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Parking areas developed on grade or instructures should be designed withparticular attention to surveillancemethods, lighting, pedestrian access andsafety. Unobstructive views in order toimplement the principles of defensiblespace.

On recognizing the principles ofdefensible space for on grade parking thecreative use of landscaping will berequired to establish an aestheticallypleasing parking area. For every tenparking stalls in a row, an areaequivalent to one stall should be used forlandscaping to provide visual relief.

All areas used by vehicular traffic mustbe graded, paved to drain and bemaintained at all times. Entry ways musthave gates or landscaping treatment todefine their location and purpose.

IV Defensible SpaceGENERAL PHILOSOPHY

Terra Losa is a planned mixed use neighbourhood eliminating differences. A city plannedbased on the principles of crime prevention on defensible space principles therefore,through the use of defensibel space concepts. would appear to be a collection of

distinctively different neighbourhoodsThere are two ways to address with each community emphasizing its owndefensible space. A simple way of individuality through the use of physicalachieving defensible space by physical features and social organizations.means and a more complex way by psychologicaland social means. Both methods are valid and In the case of Terra Losa, our guidelinesboth can interact. deal almost solely with the design of

physical features as they can be readilyBy physical means, we refer to aspects like identified and described. The incorporationdesign of streets, design of interior spaces documents presented in connection with thein buildings, design of buildings in relationship community centre are concerned withto their surroundings, use of landscaping, design describing the means by which the socialof recreational areas, etc. By psychological organization necessary to Terra Losa canand social means, we are talking about people also begin to be achieved.developing a sense of territory by cognition(or knowing) and then defending or protecting You will notice that the guidelines arethat space by bonding together in community written as well to maintain high aestheticorganizations. and architectural standards because this

is another aspect of defensible space.Physical space can be designed, but social Buildings and public spaces which do notresponse cannot be designed it must be have good design and do not appear to beallowed to develop freely without intervention looked after, are not cared for by residentsor paternalism. However, defensible space which in turn leads to vandalism and relatedthrough social means can be stimulated by undesirable behaviour patterns.providing some form of the physical communalnetwork as in the case of Terra Losa throughthe provision of a community centre.

Some of the ideas suggested by defensible spacerun counter to traditional planning philosophiesin that in order to develop an attachment to hometurf, people must be able to recognizedifferences. Traditional planning throughregulations has too often been concerned with

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Defensible Space - General ProvisionsWe note below the significant physical andarchitectural features of Terra Losa suggestedby the philosophy of defensible space and thereasons for their incorporation in theguidelines.

1) External Boundary DefinitionThis is necessary so that residents canrecognize the limits of their neighbour-hood or territory. This can help develop asense of community and therefore asense of self policing and self protectionachieved by berming, fencing and signage.

2) External GatesThis helps to define when a residentpasses into his or her territory and thusestablishes a zone where strangers orintruders can be more readily identifed.

3) Internal Fences Around Separate DevelopmentsIn this way zones of influence can beestablished which identify public, semi-public, and private zones. This achieves on amicro scale, what external boundariesestablish on a neighbourhood scale. As aresult residents develop a protectivefeeling for their housing and immediateconfines.

4) Privatization of StreetsReinforces a sense of community.Privatization with the use of gates,street lamps, street furniture should beconsidered.

5) Definition of Multiple Housing andApartment DevelopmentsIt is also recommended that individualhousing developments be clearlyidentified in Terra Losa by the use ofdistinctive fencing, hedges signs, asnoted in 3.Further, for RA8 and RA9 medium and highuse buildings, gates visible from themain entries should be incorporated.

6) Play AreasPlay areas should be decentralisedwherever possible, with a clear hierarchyof uses, i.e. - adult and teen areas, totlots, etc.

7) Self PolicingIn planning housing developments avoiddesigning areas that cannot be readilyobserved or overlooked by windows.Planting should be transparent andareas should be clearly visible.

8) Amenity AreasAmenity areas in higher densitybuildings should be designed to encouragesocial interaction. i.e. lobbies shouldhave seating close to the entrancewindows, laundry areas should also includeseating etc.

9) ParkingAvoid large on grade parking areas whichcannot be easily observed. Planting shouldbe transparent in parking areas. Under-ground parking should include adequatelighting and security surveillance methods.Entrances to elevators and stairs should beclearly visable, avoid long corridors.

10) Proximity of Work Places to ResidencesAchieved by the planning of Terra Losashould be further reinforced by walkwaysbicycle paths etc.

11) Enrichment of EnvironmentThis is necessary to encourage 'prideof place' and sense of territory.Designers should strive for individualityin signs, entrances, windows, etc.

V Landscape Provisions1) Each site shall be landscaped in 8) Berms - Some berms will be rough graded

accordance with an approved plan. and shaped by the Developer, where suchThe plan shall show adjacent berms exists permission from theroadways, lanes and sidewalks. Developer's Representative is required

before altering the berm. Details on2) Specifically, all plant materials berms are available from the Developer's

shall be of a species capable of Representative. The Applicant will behealthy growth in Edmonton and responsible for the finish landscapingshall conform to the standards ofthe Canadian Nursary Trades Association. 9) Where sites abut exterior boundaries of

3) The mixture of tree sizes at the the Terra Losa outline plan area, andtime of planting shall be equivalent fencing is used, all fences on a boundarylent to a minimum of 50 percent will be of the same design and stain onlarger trees. The minimum size of wood.small deciduous trees shall be 60mm 10) Fencing which serves individual sites and/caliper and for large deciduous or buildings should be designed so as totrees, 90mm caliper. The minimum permit a balance between security andsize for small coniferous trees shall visibility consistant with the principlesbe a height of 2.5 meters and for of defensible space.large coniferous trees a height of 11) Where "Vista's" occur at "T" intersections3.5 meters. the "Vista" will require landscaping as

4) Coniferous trees shall comprise a per illustration.minimum proportion of 1/3 ofall trees planted 12) Landscaped areas shall be maintained.

5) Wherever space permits, trees shall 13) Landscaping should be transparent inbe planted in groups. overall appearance and developed so as to

avoid sheltered opportunities for crime.6) Shrubs shall be a minimum height or 14) The following map identifies areas for

spread of 600mm at the time of planting. special attention to landscaping and7) The "A" and "B" landscape modules sketches suggesting the treatments for

hereafter specified are for use in these areas.specific areas.

w

The Developers will construct a 1.5m highberm along 95th Avenue. In the residentialdistrict the applicants will be required tosupply topsoil, seed and landscaping as permodule "B".The applicants of the commercial/industrialsites will be required to use landscape as permodule "A".

Building heights adjacent to this streetshould be stepped back so as to minimizethe "corridor" effect, which single facedbuildings may create.The Developers will construct a 1.0m highberm along 178th Street. The applicants willbe required to supply topsoil, seed andlandscaping as per module "B".

Lots Abutting 170 Street 3

To improve the visual connection between thebusiness park component of Terra Losa and170th Street, the existing berm may be regardedprovided that on site structures and landscapingserve to provide an equivalent sound buffer for theresidential area as did the original berm.

Buildings will be setback from the propertyline as per the City of Edmonton standards.Fencing will be permitted on the rear yardproperty line and parking will be encouragedwithin the rear yard setback.

The storm water retention pond serving theentire development will be constructedconsistent with City standards. In order toprovide a park setting peripheral to the pond,the "B" landscape module will be followedbetween buildings and the 100 year storm line.Parking located adjacent to the rear yard mustbe heavily buffered. Fencing will not bepermitted beyond the facade of any building.Docks if developed, must be at least 20m apartand of a design approved by the Developer'sRepresentative.

The 3m strip of land between the propertyline and the 100 year storm line must bemaintained by individual lot owners. Viewsshould remain open to this lake, therefore,dense planting along the strip isdiscouraged.

Pedestrian walkways will be required onseveral sites, encouraged on otherswhere they provide part of a physicalcommunal network between the work/livecommunity centre.

The Developer will provide the basefor berms where pedestrian walkwaysare required.

The applicant will be required toprovide appropriate landscaping,relative to walkways and uses abuttingwalkway right-of-ways or easement.

In order to effectively buffer theresidential area from the business parkand CNC site, the developers will roughgrade a 2m high berm and install a hedgealong the property line. The individualsite owner must topsoil and seed theportion of the berm within his site andinstall plant material alternating betweenthe A and B landscape modules. Fencing isdiscouraged in this zone but will beconsidered at a minimum distance of 6.5mfrom the property line at the discretionof the Developer's Representative. Theheight of the berm is to be established asin the pre construction drawings.

4

Terra Losa 17

The Developer's will construct a 2mberm which will minimize the impact ofthe business park on the residentialdevelopment.

The individual lot owners will beresponsible for the installation oftopsoil, seeding and the developmentof the berm to the standard of the Blandscape module. Fire exits will bepermitted.

Where "T" intersections occur, specialattention to buffering type landscapingwill be required to create an effectivevista. The complete vista of landscapingand structures will be examined.

The landscape treatment will be a balance of aesthetics and principles of defensible spaceplanning. Visibility from sidewalks and entrances to buildings must be preserved, thelandscaping should not provide opportunities for undesirable to hide or commit crimes.

To provide aesthetics, various combinations of landscaping can be used.

Retaining Wall,Berm & Land-scaping BufferA wall 1.0mmaximum inheight is to beutilized with aberm slopemaximum of 3:1.

Berm andLandscapingBuffer ____This optionconsists of a1.2m berm with3:1 maximum slopeson both sides.Planting densitywill be as per thelight module. Theberm height to bemeasured from topto adjacent streetcurb.

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The landscape module "A" shall be composed The "B" landscape module shall be comprisedof the following materials: of the following materials:5 decidous trees; preferably green ash or 3 deciduous trees; preferably green ash orbasswood, a minimum of 85mm caliper basswood, a minimum of 85mm in caliper3 evergreen trees; preferably white or 2 evergreen trees; preferably white orgreen spruce, a minimum of 2.5m in height green spruce, a minimum of 2.5m in height22 shrubs; preferably all deciduous, a 10 shrubs; preferably all deciduous, a600mm height/spread minimum minimum of 600mm in height/spread

VI General Architectural Provisions1) The creative use of building materials 6) Compatibility of adjacent projects

is encouraged to project a feeling of without creating uniformity will bewarmth. Materials of earth tone considered when reviewing plans.finishes such as textured concrete,wood, brick, stone and stucco with 7) The following sketches and commentsappropriate wood trim will be are used as examples to illustrateencouraged. how materials and design features

could be used, plus how various2) Applicants are to incorporate sloping land uses might relate.

roof elements on each building. Fortownhouses it can be simple sloped roofsand for the high rises and commercialbuildings the sloping detail can be thescreening of mechanical systems andmechanical rooms.

3) Certain aspects of design are not easilyprescribed by rules and regulations,especially such intangibles as thespatial relationship of structures andopen spaces, the architectural compatibilityof buildings, the patterns of human activityand behaviour. Therefore, the Developer'sRepresentative will use the services ofprofessionals to evaluate the compatibilityof each Applicants proposal..

4) Individuality of each project will beencouraged with the visual tie to theneighbourhood by use of materials,landscaping and signage.

5) Within each project, a mixture ofresidential sizes of units and types willbe encouraged.

It is the intention to create diversity Sloped roofs and front facing buildingsof building styles, not only through will encourage rear and side yardform, but through the use of materials. parking to provide an interesting

streetscape.

The low rise to medium transition Elevator penthouses and mechanicalillustrates change of materials, yet rooms should be screened with slopingretention of a common element the enclosures to reflect the buildingsloped roof. form of the adjacent lower rise

developments.

A residential quality can be achievedthrough diversity of materials, impactreducing roofscapes, colour coordinationof materials, and textured facades tosuggest a transition through character.

Architectural ExamplesRESIDENTIAL/BUSINESS

The transition of uses if reduced throughthe implementation of a landscaped bermwhich is illustrated in the supplementarylandscape (6).

To complement the character in theresidential developments adjacent tobusiness districts, business buildingforms can assume and reflect residentialcharacteristics.

VII The Developers InvolvementThe Developers have committed to set The following map and sketches cover:the mood for the neighbourhood by:

1) Installing entrance signage to 1) Residential Entrywayidentify the neighbourhood andthe sense of territory.

2) To develop basic berms as buffers 2) Business Park Entrywayto external streets and for theinternal transition fromresidential to industrial. 3) Pedestrian Walkway

3) The installation of distinctivestreet lights, street furniture 4) Community Centreand planters to "Privatize" theTerra Losa streets.

4) Provide the basic walkway systemwhich ties the business/industrial,residential and community centretogether.

5) Develop a lake as part of thequality and identifiable featureof the Terra Losa neighbourhood.

6) Develop the Community Centre as afocal point.

Residential Entryway & Streetscape 1

A well defined entrance will bedeveloped at each of the fourentrances to the residentialcomponent. The residentialstreetscape will consist ofseparated sidewalks andboulevard street tree planting,and residential entrances willhave landscaped entryways withsignage. The Developer's willbe responsible for the developmentand construction of the residentialentryways and streetscape elements.

Business Park Entryway & Streetscape

In order to establish a characterfor the Business Park, an entrywayexhibiting spatial treatment willbe developed at each of the fourentrances to the Business Park. Thebusiness entryways will have singlesidewalks, landscaped medians andlandscaped signage. The Developer'swill be responsible for thedevelopment and construction of thebusiness entryways.

Pedestrian Walkway 3

A 1.5m pedestrian walkway will be provided by theDevelopers to link the residential and business componentsof Terra Losa. The walkway will be developed within utilitycorridors wherever possible and will be curvilinear withinthe defined right-of-way. Lighting will be to the City ofEdmonton standards, berming will be encouraged, and fencingwill be discouraged within the setback zone.

Individual lot owners will provide continuous landscapingadjacent to the walkway as per landscape module B.

Terra Losa Community Centre 4

The Terra Losa Community Centre is designed toreinforce the identity and image for the totalcommunity. The Community Centre will, with avertical statement such as the tower, be thefocus point of the community.

The Community Centre will be constructed ofmaterials and finishes consistent with theRestrictive Covenant. Located in a parksetting with walkways, berms and the lake,creating an inviting focal point.

The purpose of the Terra Losa Community is toprovide a multi-use meeting/recreationalfacility for residents and tenants of thebusiness park.

The Community Centre is provided to give asense of community and to encourage residentsto develop self-help community projects suchas neighbourhood watch, snow clearing,control of garbage disposal, daycare, andcommunity involvement including both recreationaland social.

The key location of the Terra Losa CommunityCentre will become the focal point.

Programme Objectives of Community Centre

A. A Place to Meet: Seating Area E. Educational Related Uses- To create an informal, intimate - Enclosed area that can also be

gathering place- Small group functions- Relaxed atmosphere with view to lake- Area for displays -- Minor recreational activities

used for meetings (privacy)while other functions are insessionDaycare, playschool classes(indoor - outdoor play area)

- Craft classesB. A Place to Meet: Main Hall

- Multi-purpose space to accomodate F. Landscaping - Outdoorsocial needs: - The area will be fully landscapeda) Community sponsored dances - Walkway linkages will circleb) Concerts - including facility through Terra Losa they will

stagec) Meetings regarding community affairs

begin and end at the communitycentre building

- Central in function - Two outdoor tennis courts withlighting

C. A Place for Recreation: Indoor- Multi-purpose main hall provides for G. Administration and Functional Areasmixed indoor recreational activities: - Central control reception officea) Vollyball areab) Halfcourt basketball - Kitchen facilities for minor foodc) Floor hockey preparation and a base ford) Gymnastics, fitness classes caterers to operate from fore) Table tennis larger functionsf) Badminton - Sufficient storage area for the

purpose of storing chairs, tables,D. Change/Washroom Facilities indoor recreational equipment and

storage of daycare equipment- Small locker room change room facility - Mechanical room and janitorial

to accommodate recreational needs equipment storage- Possible changing area for summer/winter outdoor activities

VIII LAND USE AND DEVELOPMENT COVENANT CAVEAT