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MEDICAL OFFICE BUILDINGS DEVELOPER TRAMMELL CROW COMPANY

PROJECT DIRECTOR ANNE L. CORBETT

ARCHITECTS SHALOM BARANES ASSOCIATES


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shalom baranes associates

architects

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developments located adjacent to or within the District’s medical clusters are, for the most part, limited and outdated.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.

Medical Office Buildings

McHW

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

82 October 24, 2013

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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AN AV

E

NORTH SERVICE COURT

NORTH CAPITOL ST

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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

shalom baranes associates

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SCREEN FACADE DIAGRAMS

GRID PATTERN

F

circa 1930

F

G CLIMBING VEGETATION

G

circa 1938 88 October 24, 2013

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SCREEN DETAILS Medical Office Buildings

shalom baranes associates

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BUILDING MASSING DIAGRAMS

RAISED PLINTH

circa 1904 90 October 24, 2013

circa 1938 McMillan Buildings


BUILDING MASSING DIAGRAMS

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SIMPLE GEOMETRY

EMBEDDED FORMS

ST EP DO WN

circa 1904 McMillan Buildings

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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: VIEW LOOKING WEST INTO THE NORTH SERVICE COURT

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RENDERING:LOOKING EAST DOWN THE NORTH SERVICE COURT

1ST STREET

MICHIG

McMillan Buildings

AN AV

E

NORTH SERVICE COURT

NORTH CAPITOL ST

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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 WEST INTO MICH. AVE COURTYARD

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RENDERING: LOOKING EAST INTO MICH. AVE COURTYARD

1ST STREET

MICHIG

McMillan Buildings

AN AV

E

NORTH SERVICE COURT

NORTH CAPITOL ST

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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

architects

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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shalom baranes associates

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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60’

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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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