Posts about Hospitals
People want more ways to get around by foot and on bike in the corridor that runs from from Columbia Heights to Brookland, and they want them to be safer. After receiving that message, DDOT drafted potential plans for making it happen.
DDOT's Crosstown Multimodal Transportation Study focuses on an area defined by Kenyon and Harvard Streets between 16th and Park Place; Irving Street and Michigan Avenue around the Washington Hospital Center; and Michigan Avenue from the hospital center to South Dakota Avenue. Cars in the area zip along Irving and Michigan, but for people on bikes and foot, there isn't a safe or easy way to get around (a fact compounded by the congestion once drivers get to either side of the hospital).
Also, the area's transit isn't great. Both the H2 and H4 bus routes connect the Columbia Heights Metro Station, the Washington Hospital Center, and the Brookland Metro Station along the Irving/Columbia Road-Michigan Avenue corridor. However, Medstar also provides shuttle service on the same route between the hospitals and the Columbia Heights Metro every 10 minutes during rush hour and 30 minutes during other times. This service largely duplicates WMATA's service and adds additional traffic to already congested streets.
After the first public workshop about the study, nearly 700 people commented on how to address all of these issues. Back in April, DDOT unveiled three concept plans for the corridor. Here's a summary:
A new street grid
Each of DDOT's proposals suggests removing the Michigan Avenue overpass and creating a street grid west of the hospitals. Doing so would go a long way in making the area safer for people on foot and bike, as it'd get rid of unnecessary high-speed ramps and car lanes; it'd also mean chances to add new green space. How many surface streets are in that grid depends largely on where bus and bike lanes need to be.
More options for bike riders
Those who gave DDOT input were clear that they'd like to see more bike connections, and that those connections be made made up of space that's only for bikes. The proposals include a few options for doing that, from protected bikeways that run in both directions to off-street lanes next to pedestrian walkways.
Around the hospitals and toward Columbia Heights, the stronger proposals would create bike lanes in one of the existing travel or parking lanes. With one exception in one proposal, bikes and buses would not share the same lanes, and west of the hospitals, bike lanes and bus lanes would not be on the same streets.
Dedicated bus lanes
The plans aim to improve bus service (shorter trips, specifically) by creating dedicated lanes for buses. While the extent of dedicated lanes varies among the concepts, they all suggest dedicated lanes on either Irving Street, Columbia Road, and/or Harvard Street west of the hospitals. This would be accomplished by using one lane currently used during rush hour and parking during off peak hours.
No more cloverleaf
None of DDOT's three options would do away with the North Capitol Street overpass. All of them, however, would replace the freeway-style, cloverleaf-shaped ramps that run between North Capitol and Irving with more direct connections. Doing so would make it much easier to keep car speeds down and control traffic flow.
DDOT has scheduled its third Crosstown Study workshop for June 9th at Trinity Washington University. You can give input on the potential plans there.
In addition to the third workshop, DDOT will have two Public Engagement Events on Saturday, June 11: one in Brookland, at the Monroe Street Farmers Market (716 Monroe Street NE), and one on the west side of the Columbia Heights Metro station (3030 14th Street NW).
As new homes, offices, and shops sprout around the region's Metro stations, Forest Glen has remained a holdout due to neighborhood resistance to new construction. But that may change as WMATA seeks someone to build there.
Last month, the agency put out a call for development proposals at Forest Glen, in addition to West Hyattsville and Largo Town Center in Prince George's County and Braddock Road in Alexandria. WMATA owns 8 acres at Forest Glen, most of which is a parking lot, and developers have already expressed interest in building there.
Forest Glen should be a prime development site. While it's on the busy Red Line, it's one of Metro's least-
On one side of the Metro station is a townhouse development that's about 10 years old, while across the street are 7 new single-family homes. The land the parking lot sits on is valuable, and it's likely that WMATA will get proposals to build apartments there because the land is so valuable. But zoning only allows single-family homes there, the result of a 1996 plan from Montgomery County that recommends preserving the area's "single-family character," due to neighbor concerns about traffic.
As a result, whoever tries to build at Forest Glen will have to get a rezoning, which neighbors will certainly fight. It's true that there's a lot of traffic in Forest Glen: the Beltway is one block away, while the adjacent intersection of Georgia Avenue and Forest Glen Road is one of Montgomery County's busiest. While traffic is always likely to be bad in Forest Glen, though by taking advantage of the Metro station, there are ways to bring more people and amenities to the area without putting more cars on the road.
Make it easier to reach Metro without a car
Today, two-thirds of the drivers who park at Forest Glen come from less than two miles away, suggesting that people don't feel safe walking or biking in the area. There's a pedestrian bridge over the Beltway that connects to the Montgomery Hills shopping area, a half-mile away, but residents have also fought for a tunnel under Georgia Avenue so they won't have to cross the 6-lane state highway.
Montgomery County transportation officials have explored building a tunnel beneath Georgia, which is estimated to cost up to $17.9 million. But county planners note that a tunnel may not be worth it because there aren't a lot of people to use it.
And crossing Georgia Avenue is only a small part of the experience of walking in the larger neighborhood. Today, the sidewalks on Forest Glen Road and Georgia Avenue are narrow and right next to the road, which is both unpleasant and unsafe. WMATA has asked developers applying to build at Forest Glen to propose ways to improve pedestrian access as well, and they may want to start with wider sidewalks with a landscaping buffer to make walking much more attractive. Investing in bike lanes would also be a good idea.
Provide things to walk to
Another way to reduce car trips is by providing daily needs within a short walk or bike ride. The Montgomery Hills shopping district, with a grocery store, pharmacy, and other useful shops, is a half-mile away from the Metro. But it may also make sense to put some small-scale retail at the station itself, like a dry cleaner, coffeeshop or convenience store, which will mainly draw people from the Metro station and areas within walking or biking distance. Some people will drive, but not as many as there would be with larger stores.
Putting shops at the Metro might also encourage workers at Holy Cross to take transit instead of driving, since they'll be able to run errands on their way to and from work. Encouraging this crowd to take transit is important, since hospitals are busy all day and all week, meaning they generate a lot of demand for transit, making it practical to run more buses and trains, which is great for everyone else.
Provide less parking
Whatever gets built at the Metro will have to include parking, not only for commuters, but for residents as well. While Montgomery County's new zoning code requires fewer parking spaces, each apartment still has to have at least one parking space. Even small shops will have to have their own parking. The more parking there is, the more likely residents are to bring cars, which of course means more traffic.
Thus, the key is to give future residents and customers incentives to not drive. The new zoning code does allow developers to "unbundle" parking spaces from apartments and sell or rent them separately. Those who choose not to bring cars will then get to pay less for housing. The code also requires carsharing spaces in new apartment buildings, so residents will still have access to a car even if they don't have their own. If Montgomery County ever decides to expand Capital Bikeshare, the developer could pay for a station here.
And the developer could offer some sort of discount or incentive for Holy Cross employees to live there, allowing hospital workers to live a short walk from their jobs.
No matter the approach, there are a lot of ways to build in Forest Glen without creating additional traffic. A creative approach can do wonders for the area's profile and elevate the quality of life for residents there.
Prince George's County Executive Rushern Baker made the smart growth choice early this week, selecting the Largo Town Center Metro Station for a new $650 million, 259-bed regional medical center.
The decision caps a year-long campaign by the Coalition for Smarter Growth and community smart growth advocates to demonstrate the benefits of putting the new hospital at a Metro station. It will replace the existing Prince George's Hospital Center in Cheverly.
Operator Dimensions Healthcare will announce its official decision tomorrow. The organization's full board will vote on the recommendation for a new hospital site after its executive committee meets today.
With a projected influx of over 2000 workers each day, the new hospital will spur mixed-use development at one of Prince George's 15 mostly-underutilized Metro stations. Thousands of workers and visitors in this transit-accessible location presents a prime opportunity to create a walkable, mixed-use facility that could ultimately anchor a vibrant new downtown for Prince George's.
During the selection process, officials seriously considered rival site Landover Mall, which is over a mile away from any Metro station. From the beginning, placing the hospital at the shuttered mall seemed to be a given, especially considering that the University of Maryland Medical Systems Corporation was rumored to seek a site with 120 acres. In the end, a much smaller site with Metro access emerged as an important component for the winning site.
There are major economic, environmental, and social justice advantages to putting the hospital at a Metro station. While much hospital construction of the last 50 years has been increasingly spread out on large campuses, many new successful hospital centers take advantage of leading urban designs, compact footprints, access to transit, and mixed-use environments.
Smart growth advocates have pushed hard to encourage Prince George's officials to choose such a location for the medical center. Together with leading hospital design and construction experts, the Coalition for Smarter Growth released a series of case studies to encourage officials to choose the Largo site in February.
Building on the momentum of those case studies, the Coalition for Smarter Growth delivered a petition with over 1000 signatures and sent hundreds of emails to county officials asking that the hospital be placed at a Metro station. In February, a community meeting drew over 300 Prince George's residents in overwhelming support for a Metro-accessible medical center.
The path to a smart growth hospital is not over yet. Many decisions can happen during the design and construction phase that will advance or diminish the positive impact the medical center can have on the county. The IRS and Census Bureau headquarters at the New Carrollton and Suitland Metro stations are prime examples of "what not to do" when locating a major employer at a Metro station.
Despite future hurdles and a history of sprawl projects like Konterra and Westphalia, this decision shows the Baker administration's and state's commitment to smart growth and transit-oriented development. Putting the new regional medical center at Largo Town Center pursues the promise of real transit-oriented economic development with a more than half-billion dollar investment.
The effort offers Prince George's the opportunity to take advantage of existing transit connections not only to provide better access to quality healthcare, but to build the kind of mixed-use district that study after study shows is where people want to live, work, and play. This regional medical center can be a true catalyst for that kind of healthy smart growth development.
If you live in Prince George's and think this is a good decision, you can take a moment to thank County Executive Baker for his leadership and smart choice here.
What's the difference between a hospital that's a springboard for economic development, and one that's not living up to its potential? Answer: Design, location, and connectivity. Local groups compiled a set of case studies to point the way as Prince George's County moves forward with its proposed Regional Medical Center.
The new hospital is an important healthcare facility for the county, and as an employer of 2,000 workers, it can also catalyze economic development in an area where new investment has lagged.
Hospital officials are rumored to be interested in a sprawling 80-120 acre suburban-style site away from Metro, likely the old Landover Mall site. The sponsors of the case studies hope that these examples of great hospitals, designed by leading architectural firms, can help decision-makers understand the benefits of a more mixed-use, compact and transit-oriented site.
Envision Prince George's Community Action Team for Transit-Oriented Development, the Coalition for Smarter Growth, and American Institute of Architects Potomac Valley collected the design case studies. They provide examples of mid- to large-scale hospitals with footprints of 1.5-48 acres. In fact, larger hospitals (measured in number of beds) are at the lower end of this range of acres, while the smaller hospitals tended to occupy more land area.
While Prince George's continues to pursue additional federal offices (like the new FBI headquarters), a new $600 million medical center could be one of the best opportunities to jump-start transit-oriented development at one of the county's 15 underutilized Metro stations.
In contrast to courting federal agencies, the state and county control the decision about where to locate and how to design a new medical center. Not encumbered with stringent federal security requirements, a regional medical center offers a better opportunity to connect to surrounding uses and fuel spinoff economic activity than an FBI or Homeland Security building.
Why a smaller, urban footprint?
Hospitals must plan for growth, and a working "rule of thumb" for traditional suburban or rural 200-bed hospitals (similar in size to the Prince George's facility) is a minimum of 40 acres. This footprint provides a suburban or rural site with room for the initial building, associated drop-offs, parking, and room for future growth. Growth is common in medical facilities, whether for outpatient clinics, specialty centers, or the hospital itself.
Hospitals in a more urban context plan for similar growth, but within sites that are typically 10 acres or less. This smaller footprint offers several benefits over a suburban medical campus. Connecting a hospital center to a larger mixed-use environment where people can work, shop, and live helps attract and retain highly sought-after skilled healthcare workers. By better integrating into the surrounding community, an anchor institution like this can support a vibrant, walkable, thriving new hub.
Designers also point to sustainability benefits from a more urban design and context. A limited footprint disturbs less land and reduces the heat island effect. Placing a more compact medical center in an urban hub also allows for more environmentally-friendly transportation choices with frequent transit service, and walk and bicycle options for short trips. Driving and parking will remain an important mode of access, but a more urban hospital allows for lower parking supplies, greater access for those who do not have a car, and the choice to take some trips on foot or by bicycle.
While a footprint of 10 acres may seem small compared to a suburban campus of 40 acres or more, hospital complexes around the country and beyond are developing successful, busy hospitals on sites as small as a few acres.
The just-released case studies of 11 successful moderate to small-footprint hospitals of comparable size to the planned Prince George's regional medical center share 3 common success factors: access, flexibility for future growth, and a connection to the surrounding environment.
Success factor: Access
An important factor for any healthcare facility is convenient and easy access to and from the site. High-quality public transportation, stores and services, and housing within walking distance create opportunities for staff and visitors to get outside the hospital while still being nearby, and enable some to come and go without having a car.
Several of the examples in the report show major hospitals that are integrated into city blocks. Hospital staff and visitors have easy access to a local services and transit options. For example, the Kaiser Permanente Los Angeles Medical Center is a 448-bed hospital, 7 stories tall situated on 3 acres of land. Within a block is the Red line light rail station and major bus routes.
Closer to home, the 6-7 story, 371-bed George Washington University Hospital occupies 2 acres. The front door of GWU Hospital opens onto the busy entrance of the Foggy Bottom Metrorail station and is embedded in a thriving urban district that mixes health, university, private office, retail and housing uses in a highly walkable, transit-accessible environment.
Medical facilities woven into the fabric of a larger mixed-use district served by transit can have an advantage when competing for medical professionals who desire to be in a lively, diverse place, and need flexibility with their commutes in a two-worker household.
Success factor: Flexibility for future growth
While suburban hospitals are typically designed with extra acreage to accommodate future growth, urban medical centers can anticipate similar growth, but plan smartly within a more constrained footprint.
Planning a smaller-footprint facility guides planners to take into account their overall surroundings, making better use of pedestrian connections to the surrounding community and supporting services. In the case of both the vertical high rise addition to Mercy Medical Center in Baltimore, with the 260-bed Bunting Center inpatient hospital on 1.5 acres, and the 350-bed American Hospital Dubai campus on 11 acres, planning for growth accounted for the sites' larger surroundings.
The hospital designers from AECOM point out that an urban design and location provides significant advantages in offering the ability to walk to a nearby restaurant to avoid yet another meal at the hospital cafeteria or the convenience of staying at a nearby hotel for someone visiting a sick relative.
Success factor: Connection to green spaces
Numerous studies show that access to outdoor places and views of green spaces create a state-of-the-art healing environment. But urban hospitals don't need to concede healing green features to their suburban and rural counterparts. Roof gardens, courtyards, and natural light are all achievable in small-footprint hospital centers.
The centerpiece of the Bunting Center at Mercy Hospital healing environment is a multilevel roof garden, accessible on various floors and overlooked by room occupants above the midway point along the rise of the building. The 9th floor garden offers direct access from the ICU waiting room.
On the 28 acre campus of the 600-bed Seattle Children's Hospital, 41% of the campus is dedicated as open space. Pedestrian paths are provided throughout the facility to promote walking and offer outdoor connections.
Innovative design and urban context show the possibilities
The 11 case studies offer examples of innovative architectural design, connectivity to the surrounding context, access to transit, green features and compact footprints. These features highlight how a regional medical center for Prince George's and Southern Maryland could establish a new leading healthcare facility that not only attracts the staff and patients it needs to succeed, but fits into a larger district that thrives on the influx of activity.
Prince George's County and Maryland leaders say that bringing jobs to the areas around Metro stations is one of their top priorities. They can follow through on this promise by making sure that the $600 million regional medical center planned for the county lands at a Metro site.
When Metro came to the region starting in 1976, suburban counties handled it in different ways. Arlington zoned the areas by its stations for lots of new residences and offices while keeping lower densities farther away.
As a result, more than half of the county's property tax assessment value comes from only 11 percent of its land area— Continue reading my latest op-ed in the Washington Post.
Continue reading my latest op-ed in the Washington Post.
Rumors are flying about potential locations for a new $600 million regional medical center in Prince George's County. Some point to a huge, low-
It's hard to tell which way county officials lean. They mention that Metro station sites are under consideration. At the same time, they've talked about needing 100 to 120 acres of land for a regional medical center.
100 acres means a suburban, automobile-oriented layout, not a Metro station site. But why need it be 100 acres, or any specific number? Farm fields are measured in acres. Medical facilities should be measured in number of hospital beds and square feet.
Major hospital complexes can use far less space, and do so efficiently, if they are designed to be transit-oriented. A more compact site design will allow room for the facility to grow and will better connect to a nearby mix of housing, retail, and other uses that would thrive on a large workforce and steady stream of visitors. A design with great pocket parks and plazas would create health benefits by encouraging walking and offering cleaner air through transit. It would also ensure access to new jobs for those without cars.
Housing a leading regional medical center at one of Prince George's several underused Metro stations is a tremendous opportunity for the county. The regional medical center will be a major investment to address health care needs for the county, Southern Maryland and the region. It also brings to Prince George's one of the most important economic development opportunities in many years.
UCSF shows the way
Prince George's County should look to the University of California, San Francisco (UCSF)'s Medical Center at Mission Bay for an example of a transit-oriented medical center. The Mission Bay complex will anchor a medical and biotech research cluster that is attracting young professionals to live, work, and play in an emerging neighborhood built on old industrial land and rail yards.
UCSF is adding 3 hospitals to its current 43-acre satellite research campus for a total of 878,000 square feet, but it will only take up 15 acres. This expansion will add 289 beds and give the new complex a 58-acre footprint.
Mission Bay has great public transportation access, including two stops of the new Third Street light rail line and the local bus system. Transportation assessments of current users show most get to the UCSF Mission Bay facility by a mode other than single-passenger cars: 25% ride with others, 23% take light rail or other transit, 9% walk or bike, and 43% drive alone.
Making the proposed center a truly regional destination requires connecting it to the region while offering a distinctive experience once you arrive. Metrorail access and walkable design can create that connectivity and sense of place. A sprawling hospital campus that requires patients and visitors to drive from one parking lot to the next will not. Navigating a campus like that is frustrating, stressful, and can put patients and workers at risk, particularly those with mobility challenges.
Beyond smart growth advocates, industry leaders also see transit-oriented development as the future. Eric Fischer, Managing Director of Trammell Crow Healthcare Services, a major real estate development company commented, "A hospital on Metro is a good thing. It provides easy and affordable accessibility for workers, patients, and vendors. It would be an unfortunate opportunity for Prince George's not to deeply consider the use of one of its Metro stations for such a facility. We have found that public transportation is a key component to the long-term viability for these kinds of institutions."
Landover Mall and Bowie State are not adequate substitutes
Rumors suggest that the Landover Mall site, more than a mile from the nearest Metro, is a leading contender. It's a long, unpleasant walk from Metro at a time when the county has sufficient vacant land at Metro stations like Largo Town Center, Morgan Boulevard, and Branch Avenue.
The Bowie State University MARC station may also be in the running. While MARC commuter rail offers a certain level of transit access, it provides a fraction of what Metrorail service provides: dozens versus hundreds of trains during the week, with no MARC service on weekends.
Running a hospital requires 3 rush hours and a 24 hour, 7 days per week schedule. MARC simply doesn't have the frequency or operating hours to meet more than a small portion of the access needs. Also, the outside-the-beltway Bowie site is far from where most county residents live, forcing long trips for many, whether staff or patients.
Locating the new medical center at a Metro station is a key part of a strategy that will attract and retain workers. With a great walkable design, it can also draw in the large share of Prince George's residents who currently leave the county for their healthcare. Prince George's and the state of Maryland should seize this opportunity and build a truly transit-oriented medical center.
The agreement on the Georgetown University campus plan says that so long as relations go well, the parties will start discussing in 2018 some long-term goals, including one to "identify and develop next 100 acres."
The agreement doesn't give context for this goal. Given the timing, I'd guess the purpose of this new 100 acres is to relocate the hospital and medical school. But regardless of what purpose this 100 acres would serve, the bigger question that jumps to mind is: where is GU going to find 100 acres?
Georgetown University's main campus is 100 acres. There aren't many available parcels close by that are that large. But there are a few:
St. Elizabeths is a historic psychiatric hospital located across MLK Ave. in Ward 8. It has 350 acres spread over its west and east campuses. At one point the hospital served 8,000 patients. Nowadays it serves only a very small group of patients, primarily those determined mentally incompetent to face trial (including Albrecht Muth).
In 2007, the Department of Homeland Security announced plans to consolidate its many offices around the DC area onto the west campus of St. Elizabeths. The District kept the east campus, and is planning to redevelop it. The east campus is 170 acres itself. So there's definitely room if GU wanted to be an "anchor tenant" of the development. The city would probably be happy to make a deal with GU if it meant the construction of a top notch hospital square in the middle of the city's poorest ward.
Alternatively, DHS has dragged its feet actually moving to the west campus. A senior DHS official said that they doubted the move would ever happen. It's remotely possible that DHS might be looking to back out of the deal, and GU could step in.
Old Soldiers Home
The Old Soldiers Home is a massive 250-acre plot of land in Ward 5 that contains the historic Lincoln cottage, where Abraham Lincoln escaped the summer heat. Right now the campus still houses a small population of retired veterans, but about half of the property is a golf course.
In 2005, the administrators of the home proposed to develop the southern section of the property. After some pushback from the surrounding neighborhood (and, as I hear it, from retired generals who like to golf) the plans seem to have been shelved.
It's a lot less likely an option for GU than St. Elizabeths, but you never know.
Reservation 13 is the location of the old DC General hospital. The city has been working on plans to redevelop the parcel for years. Despite having issued an RFP several years ago, the city recently went back to square one on the project.
If building a hospital is part of plans, rebuilding a hospital on the site of the old DC General could make GU's pitch appealing to the city. But I doubt this would happen.
For one, the whole Reservation 13 is only 67 acres. And the city doesn't want to go from one single use to another for the property. Second, even if the city thinks it's a good idea, the neighbors really don't want one large institutional use for the property.
Those are the only properties I can think of in the District proper. GU, of course, could explore site in Virginia or Maryland, but I suspects they want to remain more central.
So if I had to bet, I'd say St. Elizabeths.
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