Patuxent Commons, a community in Columbia, Maryland, where older adults, families and adults with autism live in one integrated building, has received a 2026 WaveMaker Award from the Baltimore District Council of the Urban Land Institute (ULI). The project brings together residents who typically live in separate, specialized facilities.
ULI Baltimore honored the Patuxent Commons project team at its 18th annual WaveMaker Awards on Oct. 7. Mission First Housing Group developed the 76-unit community, and Moseley led the design.
About the WaveMaker Awards
The WaveMaker Awards honor outstanding real estate development projects in the Baltimore region. The program evaluates each submission on criteria including completeness, sustainability and need. This year's nominations included adaptive reuse, renovation and new construction projects, and ULI Baltimore noted that the quality of the field made the judging more competitive than in any previous year.
"This recognition reinforces what we believed when we first envisioned Patuxent Commons: people of different ages and abilities can thrive together when we create the right environment and opportunities for connection," said Sarah Constant, senior vice president of real estate development at Mission First Housing Group. "At a time when the need for affordable housing is so great, Patuxent Commons shows that we don't have to choose between providing housing and creating inclusive, supportive communities. We can and should do both."
A need identified by the community
The Autism Society of Maryland and its Housing Task Force proposed the concept for Patuxent Commons more than a decade ago to address housing instability among adults with disabilities who have low incomes. The project reflects the integration mandate of the Americans with Disabilities Act, which the U.S. Supreme Court interpreted in its 1999 Olmstead v. L.C. decision as prohibiting the unjustified segregation of people with disabilities.
The building sets aside 25% (19) of its units for adults with disabilities at very low income levels and gives older adults preference for up to 40% of its apartments. Families and individuals occupy the remaining units. Mission First Housing Group also employs a full-time community life manager who helps residents connect with one another.
"Patuxent Commons demonstrates that creating a successful intergenerational, inclusive community requires more than simply bringing different populations together in one building. It takes intentional planning and a commitment to building community," Sarah said. "My advice to other developers would be to think beyond the bricks and mortar and invest in the people and programming that make a building a true community."
Design shaped by future residents
Moseley held listening sessions with the Autism Society of Maryland, future residents and other stakeholders to shape the building's design. The sessions revealed a need the design team's accessibility knowledge alone had not identified: residents and families asked for additional Ethernet ports and USB outlets to support telehealth appointments and devices that keep them connected with loved ones and health care providers.
"What we found through the community engagement was just how much the tech these residents rely on has advanced," said David Plent, who served as project architect on Patuxent Commons.
Residents also described a shared appreciation for small clubs, activities and interest groups. In response, Moseley distributed a variety of gathering spaces throughout the building in place of a single centralized amenity space.
Savings reinvested in residents' homes
Patuxent Commons finished on budget and on schedule, and the project team reinvested the savings into upgrades for residents, including improved flooring and tile, stainless steel appliances and under-cabinet lighting.
“Our team was committed to creating quality homes that support residents’ everyday lives. Close coordination, thoughtful decisions and tremendous dedication across the project team helped us deliver under budget and months ahead of schedule. Putting those savings back into residents’ homes reinforced that commitment to add comfort and quality to the spaces they use every day,” said Kendall Schrader, project manager at Moseley.
A record of WaveMaker recognition
Patuxent Commons is the eighth Moseley project to receive a WaveMaker Award in the past five years. ULI Baltimore previously recognized Wheelhouse in 2021. Prosper on Fayette, Village Center at Stadium Place and Four Ten Lofts won in 2022, followed by 40Ten and Sojourner Place at Oliver in 2023 and Rosemont in 2024.
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