DEVELOPMENT FAQS

WHO IS NATIONAL LUTHERAN COMMUNITIES & SERVICES?

National Lutheran Communities & Services (NLCS) is a faith-based, not-for-profit organization with a 132-year-history of serving older adults throughout Maryland, Virginia and Washington, D.C. Currently employing over 800 individuals and serving more than 3,500 older adults yearly, NLCS’ mission is to honor, inspire and support choice and opportunity in partnership with older adults. NLCS provides this through a variety of retirement communities and home care services. NLCS’ mission also encompasses benevolent care, which provides financial assistance for residents who have been good financial stewards yet have outlived their resources and can no longer afford the services or care they need.

NLCS currently operates four communities serving older adults in Maryland and Virginia:

• The Village at Rockville—A National Lutheran Community, Rockville, Maryland
  
• The Village at Orchard Ridge—A National Lutheran Community, Winchester, Virginia
  
• The Legacy at North Augusta—A National Lutheran Community, Staunton, Virginia
  

NLCS also operates the following service organizations:

• myPotential at Home—A National Lutheran Service, provides home care services in Virginia and Maryland.
  
• myPotential Care Center— A National Lutheran Service, provides clinical services to residents, team members, family members and older adults living in, and near, The Village at Rockville.
  
• Impact1890—A National Lutheran Service, is a grant-making organization that stewards resources to support underserved older adults aging in place in Delaware, Maryland, Virginia and Washington, D.C.
  

WHO IS THE PROJECT TEAM?

The project team is comprised of the following:

• Owner/Operator: National Lutheran Communities & Services, Rockville, Maryland.
• Owner’s Representative: ARCH Consultants, Ltd., Chicago, Illinois.
• Civil Engineer: Johnson Bernat Associates, Gaithersburg, Maryland.
• Architect: Perkins Eastman, Washington, D.C., and Charlotte, North Carolina
• Landscape Architect: Mahan Rykiel, Baltimore, Maryland.
• General Contractor: Howard Shockey & Sons, Inc., Winchester and Richmond, Virginia
• Land Use Attorneys: Lerch, Early and Brewer, Bethesda, Md., and Hyatt & Weber, P.A., Annapolis, Maryland.
• Environmental: Wetland Studies and Solutions, Millersville, Maryland
• Traffic Consultant: Wells & Associates, Tysons, Virginia.

WHAT IS THE PROJECT SCOPE?

The proposed development will be a Life Plan Community known as The Village at Providence Point—A National Lutheran Community, which will be a Maryland 501(c)3 not-for-profit organization and is a supported organization of National Lutheran Communities & Services (NLCS). The project is subject to final approval by the Maryland Department of Aging (DOA).  

NLCS has contractual agreements in place to purchase approximately 52.5 acres of land in Annapolis adjacent to Forest Drive and Spa Road.

The proposed project will be developed as a standalone Life Plan Community, and not part of a larger, mixed-use project as considered in previous development iterations.  Adjacent to the 52.5 acres NLCS will purchase and develop are 124 acres that will remain with the landowner, Janet Richardson-Pearson, through her two entities Katherine Properties LLC and Katherine Properties, Inc. The project will include a 75-acre Conservation Easement provided by Janet Richardson-Pearson, as well as easements for forest retention and replacement over most of the remaining property outside the location of the retirement community buildings and grounds.

PHASE 1:

• 216 Independent Living apartments (subject to final design)
  
• 30 Cottages
  
• 32 Health Care Suites
  
• Multiple dining venues, common spaces, a swimming pool and fitness areas
  
• Multi-purpose Chapel open to all faiths
  

PHASE 2:

• 56 Maison Court Independent Living Apartments
  
• 16 Health Care Suites
  

Project Totals: 272 independent living apartments; 30 cottages; 48 health care suites. All project totals are subject to final design.

What is the approval status with the City and when will the community be complete?

• The City of Annapolis’ Planning Commission unanimously voted to approve development plans for The Village at Providence Point on February 17, 2022.
  
• Project planning and pre-construction are moving forward with strong velocity. Current timelines project the community will open in mid 2025.
  

WHAT ABOUT THE ENVIRONMENT?

The Village at Providence Point has been praised by civic leaders and environmental advocates as a model for environmentally sustainable land development. NLCS is incorporating numerous green measures including, but not limited to green roofs, bio-retention, open spaces, preservation easements and renewable or energy-efficient technologies as part of its ongoing commitment to environmental stewardship and sustainability.  

• The Village at Providence Point is an age-restricted community positioned within a subdivision totaling approximately 53 acres, with a footprint of 35 acres, of which an estimated 28 acres will be cleared during construction.
  
• The project will provide one-to-one onsite reforestation, complying with the Forest Conservation Ordinance. Approximately 24 acres will be reforested onsite, in addition to 3.5 acres of street trees to meet the City’s no-net-loss requirements, totaling just shy of 27.5 acres. Trees six inches in diameter or less will be considered for transplanting where feasible.
  
• On the 175-acre site, there are currently 124 acres of forest. Between conservation, reforestation, and accounting for the 28 acres that will be cleared and replanted, 124 forested acres will be permanently preserved in a conservation easement with Scenic Rivers Land Trust.
  
• Efforts to retain specimen trees will also be prioritized.
  
• Stormwater management will be integrated with the landscape, so it becomes a feature of the site and will be treated through Environmental Site Design (ESD) measures. Stormwater management initiatives include an estimated 62,000 square feet of green roofs, 15,300 square feet of porous pavement driveways and 79 micro-bioretention facilities, also known as rain gardens. Additionally, the project will provide stream restoration of a highly degraded stream channel draining from Annapolis Middle School.
  
• The combination of the ESD features and the proposed stream restoration will provide approximately 126% of the required ESD volume treated on the project and will effectively control a 25-year storm event.
  
• The community will use energy efficient technologies such as Combined Heat and Power systems to produce heat for hot water and excess building heat, energy efficient ballasts, LED lighting, and Energy Star appliances and commercial kitchen equipment.
  
• Dual electric vehicle (EV) charging stations will be installed to allow charging at designated parking spaces and a portion of total parking will be allocated for green vehicles.
  
• Building automation systems and generator equipment will be incorporated in the larger apartment building, allowing Providence Point to participate in utility sponsored demand reduction and response programs during peak use periods for electricity.
  

WHAT ABOUT TRAFFIC?

The traffic impact by The Village at Providence Point will be minimal. The City of Annapolis commissioned a traffic assessment conducted by STV, a leading traffic engineering firm, in July of 2018. That traffic study was based upon a previous configuration of the property which included a higher number of units, estimating the project would generate approximately 76 additional trips at the morning peak hour and 82 additional trips at the evening peak hour. Changing the variable to the current proposed number of units for the retirement community, the traffic generated would be 64 and 68 additional trips for the morning and evening peak hours, respectively.

The traffic assessment identified improvements to the intersection of Forest Drive and Spa Road that can provide relief from traffic congestion. These efforts will work towards improving the overall traffic, compared to the existing conditions. Proposed improvements include, but are not limited to:

• Widening the south leg of Spa Road approaching Forest Drive to add a second northbound left turn lane, resulting in double left turn lanes and a shared through and right turn lane.
  
• A new deceleration lane on Spa Road for southbound right turns accessing the development site at Skippers Lane from Spa Road.
  
• Converting the intersection of Forest Drive at Crystal Spring Farm Road to a right-in, right-out only intersection.
  
• Changing the southbound lane use at the intersection of Forest Drive at South Cherry Grove Avenue to a dedicated left turn lane and a shared left/through/right turn lane, while maintaining split phasing in the north and southbound directions.
  

The project will also build out Skippers Lane, a parallel access road to Forest Drive, within the property’s boundaries as an equitable contribution to the relief road concept referenced in the City’s Comprehensive Plan.

To further enhance the concept of the relief road, the project is willing to make an additional six-figure contribution to extend Skippers Lane to the west of the property, contingent upon the City undertaking the design and construction obligations of this Skippers Lane link, and upon the cooperation of all affected property owners.

Obtaining all necessary approvals from Anne Arundel County and the Maryland State Highway Administration to implement signalization timing improvements at Cherry Grove and Spa Road intersections along Forest Drive.

Coordinating with Annapolis Middle School’s start and dismissal times to avoid traffic conflicts as much as possible, by accordingly staggering construction vehicles and employee schedules.

During the construction phase, parking will be provided onsite for workers and the project management team.

Bus transportation will be provided to area locations, including shopping, doctor’s appointments, and trips to downtown Annapolis. This will further alleviate additional cars on the road.  

WHAT ABOUT SCHOOL OVERCROWDING?

The Village at Providence Point is an age-restricted Life Plan Community for individuals age 62 and over. As such, there will be no negative impact to local school systems.  

WHAT ABOUT ECONOMIC IMPACT AND JOBS?

The project will create numerous construction phase jobs, equivalent to about 200 full-time positions over the construction period and representing approximately $25 million in salaries and wages.  Approximately 200 full and part-time jobs will be created once construction is completed. On average, NLCS pays 5% above the competitive medians for comparable senior living jobs. Once completed, the project will have an estimated 500 residents as part of the Annapolis community, supporting local businesses. The Village at Providence Point will pay approximately $1.7 million in real estate taxes yearly, based on current land values.

To learn more and stay up to date on the project, visit www.thevillageatprovidencepoint.org and www.nationallutheran.org.  The Village at Providence Point is subject to final approval by the Maryland Department of Aging.

Updated December 2022