MEDICAL OFFICE BUILDINGS DEVELOPER TRAMMELL CROW COMPANY
PROJECT DIRECTOR ANNE L. CORBETT
ARCHITECTS SHALOM BARANES ASSOCIATES
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Project Description The McMillan Campus for the Advancement of Health and Wellness (“McHW”) is located in Northwest DC, directly adjacent to four of the most powerful and prestigious hospitals in the region; Children’s National Medical Center (“CNMC”), Washington Hospital Center, National Rehabilitation Hospital, and the VA Medical Center. The initial phase of the McHW development will satisfy a critical need for the expansion of the surrounding medical institutions, along with the space demands of other hospital systems, physicians, research facilities and healthcare-related users. The District’s healthcare-related facilities have been a historically underserved market, primarily due to scarcity of land and limited development opportunities. Consequently, developments located adjacent to or within the District’s medical clusters are, for the most part, limited and outdated. The District’s existing stock of healthcare facilities is scattered across the city and located either on the campus of the various hospitals, or within a small number of individual, off-campus facilities. Unfortunately, most of these off-campus facilities provide doctors with limited, unattractive and often inconvenient options for their office and clinical space. The District’s lack of available, convenient, Class-A medical space hampers many hospital systems’ ability to expand, attract, and retain the most talented physicians and researchers. Similarly, the lack of available first-class medical facilities has stymied cutting edge medical and research institutions within the bio-tech and biolife sciences space from locating in the District, opting instead for facilities in the surrounding suburbs. The McHW seeks to address these market needs by fulfilling the immediate demand for new, state-of-the-art, Class A, healthcare and research space. As recently articulated in the Mayor’s Five-Year Economic Development Strategy, the District and Vision McMillan Partners are working collaboratively to ensure the McHW becomes a best-in-class, global medical center by establishing a medical hub that brings together local hospitals, universities and research institutions, and leverages these anchor institutions to help grow the nearby local economy.
Building Architecture Bounded by 1st Street, NW to the west, Michigan Avenue, NW to the north, North Capitol Street to the east and the historic north service court to the south, the first phase of the McHW development is a 214,507 square foot site situated at the far north end of the site. With the retention of Cell #14 at the corner of North Capitol Street and Michigan Avenue, the building’s footprint is weighted to the western side of the site, and rises in roughly two halves that are separated by the proposed new Half Street. The 9-story building extends to its full 130-foot height at the corner of Michigan Avenue and First Street, matching the height of the CNMC. As the proposed new structure
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extends to the east, the height steps down to a maximum of 115 feet on Half Street, and further down to 100 feet at the far east and northeast extensions. These extensions are setback from North Capitol Street by almost 150 feet and from the residential developments on the east side of North Capitol by nearly 250 feet. With the building’s footprint occupying just slightly more than half of the total site area, a substantial amount of open space is proposed, preserving important sightlines across the historic site. Beside the retention of the ¾-acre filtration Cell #14, a new “Healing Garden” is proposed along Michigan Avenue. The proposed reconstruction of the “Olmstead Path” along Michigan Avenue will provide a pedestrian link between the two major open spaces and preserved elements or reinterpretations of features currently located on the site (i.e. sand washers, cell walls, etc.) will be interspersed throughout the Healing Garden. The primary pedestrian and vehicular entrances are located on the southern side of the building at the main floor level, from the North Court. The major public vehicular access is at the eastern portion of the building at that level. An additional parking entrance, intended primarily for the everyday occupants of the building accessing the main floor level at the western portion of the building is proposed from First Street. Direct access points to retail uses and retail parking are provided from the North Court as well. A secondary patient entrance is from the Michigan Avenue side of the building, oriented toward the adjacent hospitals. A vehicular driveway loop off of Michigan Avenue will also provide visitors, particularly patients, with convenient and covered access to the patient lobby spaces.
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McHW’s ground level is on the south side, opening up on to the historic court. This court will be activated by retail on both the north and south sides of the court. All of McHW’s retail will be located on this floor, along with the primary parking entrance for retail patrons. The proposed building will provide ample parking to support McHW, a critical operational requirement. Two of the potential anchor tenants of the McWH, both currently housed in facilities adjacent to the McHW site, operate a combination of surface and structured parking facilities in order to meet the demand of their existing operations. Unfortunately, their combined parking solution requires a mix of on-campus parking facilities (surface lots, above-grade structures and below-grade structures), as well as off-campus satellite lots, scattered among various locations throughout the District. Use of these satellite lots requires continuous shuttle bus service between parking lots and the campus facilities. The planned structured parking facility for McHW, will provide sufficient parking to consolidate employee, visitor and patient parking, alleviating the need for any additional surface lots and potentially reducing the satellite lots currently utilized by some occupants.
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1ST STREET
MICHIG
E AN AV
NORTH SERVICE COURT
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NORTH CAPITOL ST
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RENDERING: LOOKING EAST DOWN THE NORTH SERVICE COURT
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RENDERING: LOOKING SOUTH DOWN NORTH CAPITOL STREET
1ST STREET
MICHIG
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PLINTH DIAGRAMS
OVERHANGING PLANTS
A
circa 1928
B A ACCENTED ENTRY
B circa 1904
C
CANTED CELL WALL
C
circa 1904
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PRIMARY SKIN DIAGRAMS
D
D E
circa 1904
FRAMED OPENING
E
circa 1944
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PRIMARY SKIN DETAILS Medical Office Buildings
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SCREEN FACADE DIAGRAMS
GRID PATTERN
F
circa 1930
F
G CLIMBING VEGETATION
G
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SCREEN DETAILS Medical Office Buildings
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BUILDING MASSING DIAGRAMS
RAISED PLINTH
circa 1904 90 October 24, 2013
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BUILDING MASSING DIAGRAMS
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SIMPLE GEOMETRY
EMBEDDED FORMS
ST EP DO WN
circa 1904 McMillan Buildings
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RENDERING: VIEW LOOKING WEST INTO THE NORTH SERVICE COURT
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RENDERING:LOOKING EAST DOWN THE NORTH SERVICE COURT
1ST STREET
MICHIG
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RENDERING: LOOKING WEST INTO MICH. AVE COURTYARD
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RENDERING: LOOKING EAST INTO MICH. AVE COURTYARD
1ST STREET
MICHIG
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MICHIGAN AVENUE LEVEL
AN MICHIG
E AVENU
NW
NOTES: 1. Interior plan layouts are conceptual and shown for illustrative purposes only. Final layouts may vary. 2. Refer to Loading Diagram for truck maneuvering information. 3. Refer to Landscape Diagram for additional landscape information.
PARKING ENTRANCE COVERED DROP-OFF
COVERED DROP-OFF LOBBY
HALF STREET
LOBBY
DN
NORTH SERVICE COURT
DN
N 0
30’
60’
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RETAIL/PARKING NORTH SERVICE COURT LEVEL
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NOTES: 1. Interior plan layouts are conceptual and shown for illustrative purposes. The final layouts may vary. 2. Retail entrance locations will depend on retail leasing. 3. Refer to Zoning Tabulations page for parking tabulations.
PARKING
LOADING
COMMUNITY ROOM
COMMUNITY SPACE
UP
OPTIONAL RETAIL
HALF STREET
SLOPE UP
4. Refer to Below-Grade Levels P1-P4 page for parking notes.
LOADING
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PARKING
NORTH SERVICECOURT
UP
N 0
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30’
60’
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TYPICAL LEVELS 3-6 RETAIL
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MEDICAL OFFICE OFFICE CIRC’ PARKING/ LOADING/ MEP
N 0
30’
60’
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SECTION
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HALF STREET
1ST ST NW
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N CAPITOL ST
CELL #14
SECTION 1
MICHIGAN AVE
SECTION 2 McMillan Buildings
AN AV
E
1 NORTH SERVICE COURT
2
1ST STREET
MICHIG
NORTH CAPITOL ST
NORTH SERVICE COURT
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Consolidated P.U.D. Drawings
ELEVATIONS
NORTH SERVICE COURT
NORTH SERVICE COURT
1. EAST BUILDING EAST FACADE
3. WEST BUILDING EAST FACADE
NORTH SERVICE COURT
2. EAST BUILDING WEST FACADE
MICHIGAN AVE
NORTH SERVICE COURT
4. WEST BUILDING WEST FACADE
1
3
2
1ST STREET
MIC
4
NORTH SERVICE COURT
NORTH CAPITOL ST
6
AVE HIG AN
6 N 0
30’
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ELEVATIONS
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N CAPITOL ST
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HALF STREET
5. NORTH ELEVATION
HALF STREET
N CAPITOL ST
6. SOUTH ELEVATION
NOTES 1. Flexibility is requested to vary the final selection of the exterior materials within the color ranges and general material types proposed, based on availability at the time of construction without reducing the quality of materials. 2. Flexibility is requested to make minor refinements to exterior details and dimensions, including belt courses, sills, bases, cornices, railings and trim, or any other changes to comply with the building codes or that are otherwise necessary to obtain a final building permit.
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