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ARCHITECT, PLANNER & LANDSCAPE ARCHITECT

Hord Coplan Macht, Inc.

LAND USE ATTORNEYOffit Kurman

8171 Maple Lawn Blvd, Suite 200 Maple Lawn, MD 20759p. 443.738.1563 f. 301.575.0335

PUBLIC RELATIONS

Project Number

The Caplan Group

5054 Dorsey Hall Drive, Suite 205 Ellicott City, MD 21042p. 410.265.6100 f. 410.298.9820

Project Name

DEVELOPMENT CONCEPTPLANTO ESTABLISH

COMMUNITYENHANCEMENT FLOATINGDISTRICT

October 20, 2015

215006.00

DORSEY'S RIDGE

750 E. Pratt St, Suite 1100 Baltimore, MD 21202p. 410. 837. 7311 f. 410. 837. 6530

SHEET

CIVIL ENGINEERSFisher, Collins & Carter, Inc.10272 Baltimore National Pike

p. 410.461.2855

Ellicott City, MD 21042

TRAFFIC CONSULTANTThe Traffic Group9900 Franklin Square Drive, Suite H, Baltimore, MD 21236

p. 410.931.6600

SCALE: 1" = 50'-0"

0 50 100

CONCEPT DEVELOPMENT PLAN

NEIGHBORHOOD DESIGN1. HISTORIC BUILDING AS THE CENTRAL FOCUS:

Restoration of the Pue-Fulton homestead and smoke houseApartments and community exhibit spacePreservation of an environmental setting around the historic house

2. CREATE COMMUNITY GATHERING SPACES:Central public green space around the Pue-Fulton House with sidewalks, seatingareas and play spaceGateway green spaces and residential mews with seating and landscapeimprovementsNetwork of pedestrian-friendly streets throughout the community

3. PROTECT ENVIRONMENTAL FEATURES:Additional floodplain, stream and wetland buffersTree preservation of many of the significant trees around Pue-Fulton houseForest retentionSteep slope avoidance

PROPOSED DEVELOPMENT STANDARDSA. USES PERMITTED AS A MATTER OF RIGHT

1. Single-family attached dwelling units.2. Conservation areas, including wildlife and forest preserves, environmental areas, and

similar uses.3. Underground pipelines; electric transmission and distribution lines; telephone,

telegraph and CATV lines; mobile transformer units; telephone equipment boxes; andother similar public utility uses not requiring a Conditional Use.

4. Community meeting facility, interpretive exhibits, and apartments located in a historicstructure listed on the Howard County inventory of Historic sites.

B. ACCESSORY USES

The following are permitted accessory uses in the Dorsey's Ridge community. More thanone accessory use shall be permitted on a lot, provided that the combination of accessoryuses remains secondary, incidental and subordinate to the principal use.

1. Any use normally and customarily incidental to any use permitted as a matter of rightin the R-ED zoning District. Accessory structures are subject to the requirements forSection 128.0.A.

2. The housing by a resident family of:(a) Not more than four non-transient roomers or boarders; or(b) Not more than eight mentally and/or physically disabled persons or persons 62

years of age or older, provided the use is registered, licensed or certified by theState of Maryland; or

(c) A combination of a and b above, provided that the total number of personshoused in addition to the resident family does not exceed eight.

3. Home occupations, subject to the requirements of Section 128.0.C.4. Home care, provided that if home care is combined with housing of mentally or

physically disabled persons or persons 62 years of age or older, as allowed bySubsection 4.b above, the total number of persons receiving home care at any onetime plus the number of persons being housed shall not exceed eight.

5. Small Wind Energy System, building mounted, on single-family detached dwellings andnon-residential structures only, subject to the requirements of Section 128.0.L

6. Accessory Solar Collectors.

C. BULK REGULATIONS (Also see Section 128.0.A, Supplementary Bulk Regulations)

1. The following maximum limitations shall apply:(a) Height

(1)(2) Accessory structures ............................................................................... 15 feet

(b)(c) Maximum units per structure -

Single-family attached dwelling units .................................. 7 units per structure(e) Building length - single-family attached................................................... 160 feet

2. Minimum setback requirements:(a) From internal street and alleys, regardless of the classification of street and alley,

as measured from face of curb or edge of roadway, in the absence a curb:(1) Single Family Attached

a. Front...............................................................................................15 feetb.c. Rear ................................................................................................ 5 feetd.

(a) From vicinal properties(1)(2) Structure setback from Open Space Lot and BGE right-of-way................20 feet

3. Minimum distances between buildings:(a) Between Single Family (Attached)

(1)(2) Face to side................................................................................................25 feet(3)(4) Side to side............................................................................................... 10 feet(5)(6) Rear to face ............................................................................................. N/A

D. MODERATE INCOME HOUSING UNITS At least 10% of the dwellings in the development shall be Moderate Income Housing Units.

E. CONDITIONAL USESConditional Uses in the Dorsey's Ridge community are subject to the detailedrequirements for Conditional Uses given in Section 131.0 for R-ED zoned properties. Forthe list of permitted Conditional Uses, refer to the chart in Section 131.0.

F. OPEN SPACE AND ACTIVE RECREATIONForty percent (40%) of the gross acres of the site will be designated as Open Space. Theactive recreation needs of the community will be met by the playground, common areaaround the Pue Fulton House, the on-site gathering places and mews and, pathwayson-site and linking to offsite pedestrian and bicycle connections.

G. PARKINGDorsey's Ridge will comply with the off-street parking requirements of Section 133.0Off-Street Parking and Loading Facilities for all uses.

ARCHITECTURAL DESIGN GUIDANCEA.DESIGN INTENT:

1. The residential architecture shall establish a harmonious and common neighborhoodcharacter, while being respectful of the distinctive and historic architectural heritage ofthe Pue-Fulton House.

2. Buildings shall activate and frame pedestrian-oriented neighborhood spaces, such as,

entrances, stoops and porches providing visual interest around these spaces.

3. Where possible, visually distracting building elements such as garage openings, parkingareas and mechanical equipment shall not be located within view from streets and

B. GENERAL ARCHITECTURAL ELEMENTS:

1. Townhouse entrances should orient to and address the street or public open space.

2. Townhouses shall be designed to be stylistically and materialistically distinctive from the

3.visual interest by incorporating higher quality of materials, such as masonry andfiber-cement siding, and higher quality of detailing..

C. CORNER TOWNHOUSES:

1. Corner townhouses have two facades oriented towards important public spaces: openspaces and streets. These units shall have primary building entrances placed on the sideelevation towards the street to give the impression of a detached home when viewed

quality of materials, more fenestration and a higher quality of detailing.

2. Corner townhouses shall be designed to minimize views into the alley from the street.Wing walls, trellises, landscape and building extensions shall be used to screen the alley.Screen structures shall connect to and be designed as an extension of the corner houseusing similar details and materials.

D. FRONT GARAGE TOWNHOUSES:

1. Front garage townhouses shall provide architectural design elements to reduce thevisual prominence of garage openings from the street. These elements may include thefollowing:

a. Doors constructed with neutral materials and color,

b. Narrow garage openings or the use of two narrower garage doors,

c.townhouse, and

d. Roof eaves or facade details to cast shadows over garage opening.

2. Front garage townhouse driveways shall be designed to the narrowest useable width.

COMMUNITY ENHANCEMENTS1. RESTORATION OF HISTORIC PUE-FULTON HOUSE AND SMOKE HOUSE2. COOKS LANE IMPROVEMENTS3. SIDEWALK, CROSSWALK AND PATHWAY CONNECTION BETWEEN SEVERAL

NEIGHBORHOODS AND THROUGH THE BGE RIGHT-OF-WAY TO SCHOOLS ANDSHOPPING

DCP-02CONCEPT PLAN

DEVELOPMENT PROGRAMRESIDENTIAL PROGRAM: Townhouses: 70 DU Apartments: 2 DU

Total: 72 DU

Moderate Income Housing Units (MIHUs): 8 DU (10% of 72 DU) MIHUs include: 7 Townhouses (16-feet wide with 1-car garage) 1 Apartment (within Historic Pue Fulton House)

PARKING REQUIRED: Residential (2.5 spaces per DU): 180 Spaces

PARKING PROVIDED: Garages and Driveways: 248 Spaces On-Street & Off-Street: 32 Spaces

Total: 280 Spaces (3.88 Spaces per DU)

TYPICAL CONCEPT TOWNHOUSE ELEVATIONS0 20 40

Note: Elevations describe building height, general facade organization, fenestration patterns and conformance withdesign guidelines. See Illustrative Narrative for material palette and housing precedents.