| PROPERTY OWNERS | ||
| Tax Map 36 - Parcel 5 Tax Map 37, Parcels 38 & 165 South Shore Development Co. Inc. 227 K Peninsula Farm Road Arnold, MD. 21013 |
Tax Map 37 - Parcel 188 James & Linda Muzik 349 N. Ferry Point Road Pasadena, MD 21122 |
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| Tax Map 37 - Parcels 182 & 183 Sturbridge Associates LLC 2614 Chapel Lake Drive Gambrills, MD. 21054-1637 |
Tax Map 36 - Parcel 345 Frank Ruff 2924 Kilkenny Ct. Davidsonville, MD 21035 |
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| DEVELOPER Summerfield Village LLC 1 Church View Road Millersville, MD 21108 |
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| ARCHITECT The Martin Architectural Group 240 North 22nd Street Philadelphia PA. 19103 |
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| LAND PLANNER & CIVIL ENGIEER Sigma Engineering Inc. 43 Old Solomons Island Road Suite 201 Annapolis, MD. 21401 |
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| LEGAL COUNSEL Sager A. Williams, Jr. Blumenthal, Delavan & Williams, P.A. 170 Jennifer Road, Suite 240 Annapolis, MD 21401 |
As part of Anne Arundel County's Planned Unit Development process, design guidelines are required. These guidelines are prepared to create continuity throughout the development, establish the standard for design elements of the development, afford flexibility in order to allow unique design solutions and provide a compatible development pattern with the context of the site and adjacent developments.
Accessory Structure -a use or structure that customarily is incidental and subordinate to another use or structure. These include (but are not limited to) garages, sheds and decks.
Age Restricted Development -a development that meets Federal guidelines for an age-restricted community, which in general means that at least one resident of each dwelling must be 55 years of age or older.
Conservation Easement - a recorded easement that is used to retain environmental features of the site
Lot - that portion of land that forms the boundaries of an individual parcel of land to be used for a building or house
Multi-Family Adult Independent Dwelling Unit - means a structure that is not a duplex, semi-detached, or townhouse structure and that contains more than three units located back to back, adjacent to each other, or on top of the other
Open Space -a separate parcel of land that serves to protect natural features and provide for recreational activities
Principal Structure -a primary building or house for which a lot is used.
Building Restriction Lines (BRL) - means a line drawn parallel to the property line at a set distance which identifies the limits of an area upon which a house or structure can be built on a lot
Single Family Detached Adult Independent Dwelling Unit -a structure that contains one dwelling unit used as a principal dwelling and entirely separated from any other structure on all sides
This site area has been identified in the General Development Plan (GDP) and Odenton Small Area Plan (SAP) as an important link between the different and varying land uses within this area. The GDP recognizes the "strong flux of commercial development along the Route 3 corridor in Crofton". The GDP has targeted this area as a Commercial Mixed Use area, which emphasizes more of a community commercial, village center use and less of a highway orientation. Exhibits A and B identify the land uses for this area, per the GDP. This site is further identified in the SAP as a transition area between the more commercial and higher density uses along Route 3 and the Lower density residential uses to the west. Our site is slated as Residential Low - Medium Density, which provides a buffer between land uses to the east and west. Exhibits C & D identify the proposed uses for this area, per the SAP.
Specific land uses extending 300 feet from this site are consistent with these recommendations. The property to the east of this site is the current Village at Waugh Chapel, which hosts a mixed use development of commercial and senior targeted residential development (within 4 story buildings). The property to the south was a former mining operation. It is slated as a commercial mixed use development and is currently in the county for review. The property to the immediate west of this site is a BG & E right of way for electric transmission lines. The properties farther west include property that was used in mining operations. Waugh Chapel Road separates this site from adjacent properties to the north. These properties current use are consistent with the low density residential use. They consist of single residential lots, a church, BG & E transmission center and other vacant lands. Exhibit E indicates the zoning associated with these properties.
This site will serve as a transition between the varying higher densities to the east and south, and the lower residential uses to the west and north. The multi-family detached adult independent housing units are located along the southeast portion of the site, adjacent to the higher density of the Village at Waugh chapel. The single-family detached adult independent residential lots are located along the western property line, supplementing the lower density residential uses to the west and north. A forested area is proposed around the entire perimeter of the site, providing a buffer for the development.
This development is within the R-5 zoning classification. The allowable density is limited to five (5) dwelling units per acre. The density permitted excludes all nontidal wetlands. There are no 25% or greater steep slopes within the site. The density permitted is as follows:
| Total Site Area - | 26.11 acres |
| Less Non-tidal Wetlands | 0.45 acres |
| 25% Steep Slopes | 0 acres |
| Net Site Area | 25.66 acres |
Allowable Density = 25.66 acres x 5 dwelling units = 128 dwelling units
Of the total number of dwelling units permitted, twenty percent are required to be Single family. Therefore the required Single family Units are:
128 dwelling units x 20% = 26 Lots Minimum
The total density proposed for this development is 128 units. 31 new lots are proposed as single-family detached adult independent residential lots, 2 lots are proposed for retention of the Muzik and Oliver Properties, and 95 units are proposed as multi-family detached adult independent residential condominium units.
The building setbacks for both principal and accessory structures are as follows:
Single Family Detached Adult Independent Dwelling Unit Residential Lot Principal Structures
Front Setback - 25 Feet
Side Setbacks - 6 Feet
Rear Setback - 20 Feet
Single Family Detached Adult Independent Dwelling Unit Residential Lot Accessory Structures
Side and Rear - 2 feet
Note: No accessory structures are permitted in the front yard
Multi-family Detached Adult Independent Dwelling Unit Principal Structures
Front Setback - 60 feet minimum
Side Setbacks - 35 feet minimum
Rear Setback - 20 feet minimum
Between Buildings - 60 feet minimum
Multi-Family Detached Adult Independent Dwelling Unit Accessory Structures
Setback All Property Lines - 5 Feet
This development provides three locations of access to this community. The main access to the site is provided from Waugh Chapel Road' which is a minor arterial road system. A secondary access point is provided to the Village at Waugh Chapel. This allows residents an easy pedestrian and vehicular access to this commercial and residential development. The southern end of this main road system will provide a future connection to the mixed-use development proposed for the adjacent parcel to the south.
The main travel ways within the development from Waugh Chapel Road will be public roads and Include Road A and a portion of Road D. A public road way and access to the properties to the south of our project is provided. Road 0 below this access to the adjacent parcels will be private. The proposed road access to the multi-family detached adult independent building will be private. Two private roadways are shown to allow access to Lots 1- 8 and Lots 9 -16. The public roads will be in accordance with standard County guidelines.
Water will be looped between the existing systems within Waugh Chapel Road and the public line within The Village at Waugh Chapel. In addition, sewer will be extended from The Village at Waugh Chapel and extended to Waugh Chapel Road. The design of the public water and sewer systems will follow current County criteria.
Stormwater management will be provided with a wet extended detention pond. Water quality and recharge will be provided with the wet pond. Extended detention will provide for CPv while the pond storage and riser structure will control the 1 O-year storm to pre-development rates. The downstream drainage courses are in good shape with no signs of erosion or flooding. The stormwater management design will follow current County and State requirements.
Each single family detached adult independent dwelling lot provides for a garage as well as parking pad for two vehicles. The multi-family detached adult independent dwelling condominiums will provide one garage space per unit. The garage units are located on the front and side of the first floor, as well as with separate garages adjacent to the buildings. In addition, at least 48 surface parking spaces will be provided for the multifamily buildings.
Loading spaces will be provided for each multi-family detached adult independent dwelling building condominium. They will be located in close proximity to the main entrance to each structure, but not interfere with vehicular circulation. A loading area will also be provided for the community club house.
The layout and design of each proposed house or structure shall consider its unique orientation and location to the site. Special attention shall be considered for retention of environmental features of the site. Consistency with other design elements indicated in these guidelines will be required.
Due to the relatively small size of this development, the entire project will be built at one time and will not be phased. An existing driveway within the interior of the property serves several single family properties to the south of the project. The proposed road and utility system will be constructed initially, in order to allow for continued vehicle access to these properties. The development of the multifamily detached adult independent dwelling structures and the single family detached adult independent dwelling structures will begin after the initial road construction.
The Architectural vocabulary of Summerfield Village will contain a blending of styles that will give the Village a highly detailed and substantial appearance. Buildings will relate to each other in area, scale, proportion, similarity of materials and harmony of fenestration.
The design of the Village as portrayed by the elevations and renderings submitted are balanced and harmonious. Free standing buildings and structures will be integrated into the design vocabulary of the Village and will be designed with scale and signage appropriate to their size. The length of any facade section will be relieved or changed approximately every 100 feet which will provide the variety appropriate for the period building styles of the Village.
The materials used for the Village are well integrated into the overall composition of the Village. These materials will reflect the architectural vocabulary of Main street America and include brick, wood, stone, masonry, metal, stucco, siding and glass. In addition, these high quality materials reflect the character found in the surrounding residential communities.
Building components will be designed in good proportion and reflective of the character of a Main street America. Building heights will be proportional to their facades. Roofs, parapets and eaves will be integrated to form neat, harmonious banding as well as providing varied but complimentary shapes.
The Scheme of the Village will be a harmonious mix of antique colors with subtle contrasting of trim. Accents will be used where appropriate. Signage color will be harmonious and integrate into the overall color scheme.
Mechanical equipment and other utility hardware will be screened at grade level by architectural fences, screen walls, significant landscaping, or naturalistic berming. No significantly exposed (substantially visible from public view) mechanical equipment or antennas will be permitted at grade or on building rooftops. There will be no wall mounted meters, pipes, stacks, exhaust fans, etc. exposed to view. Roof top mechanical equipment will be screened from public view by parapet walls or architectural screens consistent with building materials and colors chosen for the Village.
Refuse and waste removal areas, service yards and other exterior storage and work areas will be screened from public view.
In areas where masonry walls or solid decorative fencing is not employed, hardy evergreen materials 4 to 5 feet high will be used. Small screening problems (i.e., utility boxes) may require only a few plants and/or mounding to effectively eliminate their impact.
The building design and overall layout will relieve the Village of any monotonous effect. Variation of detail, form, and siting is inherent in the site plan and architectural period theme. Footprints, courtyards and roof scapes will provide sufficient variety to further reduce the overall scale of the Village.
The facades of the Village's multifamily buildings will be separated into smaller components of rich architectural detailing, fenestration, multiple colors and materials, varying roof structures and heights to provide a visually interesting shape and character. For the purpose of these Standards a "facade" is defined as "the exterior wall of a building exposed to public view or that wall viewed by persons not within a building", Accordingly, single buildings will have the impression of being multiple randomly constructed buildings connected together
Careful attention to retaining existing forested areas and providing additional reforestation areas are important to the character of this development. The preservation of specimen trees or other significant trees shall follow the standard practices adopted by Anne Arundel County and the Forest Conservation Manual.
Landscape plantings shall be provided for each new house and condominium building. The plant materials shall be chosen from the suggested plant list. Hardscapes and screening materials shall be consistent with the styles outlined in these guidelines. These include walls, fences, patios and other special features.
Lighting standards are provided in order to create a consistent theme throughout the development, highlight significant design features and provide sufficient visibility. Lighting features and fixtures shall be consistent with the recommendation listed in these guidelines. Technical requirements shall follow the normal Anne Arundel County code requirements.
Signs and the materials that they consist of create a significant impression to visitors of the community. The materials, sizes and forms shall follow the requirements of these guidelines.
A number of recreational amenities have been proposed for this development. These include both public and semi-public amenities.
Proposed Open Space areas have been provided throughout and along the perimeter of the development. These areas will either remain forested or be reforested, in order to provide a wooded buffer between this development and adjacent existing development. A hiker-biker trail has been proposed along the perimeter of the site which allows pedestrian circulation around the perimeter and throughout the interior of the development. As part of the main road system, sidewalks on each side of the roadway would further pedestrian movement through the interior of the development.
A clubhouse area has been provided to serve as a nucleus for this development. The clubhouse is located in the center of the development and is within an easy walking distance to all residences. The footprint of the clubhouse is approximately 3,200 square feet in size and can offer a variety of uses, including community meetings, exercise rooms and other gatherings. A pool and spa located at the rear of the clubhouse, provide for swimming, sunbathing and social events. A parking area adjacent to the clubhouse provides direct access for those traveling to the clubhouse by vehicles. The large expanse of lawn areas adjacent to the clubhouse and pool can provide for a variety of smaller active recreation needs.
The four story residences provide additional amenities to the residents of these buildings. A centrally located plaza provides a common area between these buildings for residents to meet and enjoy the outdoors. Lavishly landscaped, the plaza will afford intimate spaces as well connecting spaces for larger audiences.
The developer reserves the right to amend the PUD Design Guidelines to respond to site conditions, changes in technology, market conditions, and neighborhood concerns. The developer will assign its right to amend the Design Guidelines to a homeowner's association once such an association is established and operating.