What and where is the Historic Glenn Dale Hospital redevelopment site?
Located in Glenn Dale, Maryland – situated on the east and west sides of Glenn Dale Road (MD 953) and north of Annapolis Road (MD 450) – the former Glenn Dale Hospital consists of 23 historic structures in a campus-like setting located on 60 acres, surrounded by 150 acres of parkland. The institution opened in 1934 as a tuberculosis hospital and sanatorium. In 1982, the campus was cited as deficient and failed to pass fire and safety inspections, ultimately closing Glenn Dale Hospital.
There was a plan to redevelop the site as a Continuing Care Retirement Community (CCRC) – what happened?
In 1995, the site was sold to The Maryland-National Capital Park and Planning Commission (M-NCPPC) by the District of Columbia for $4.1 million. Prior to this acquisition, the Maryland legislature passed a law at the urging of the community mandating any redevelopment of the 60-acre core of the former hospital site as a Continuing Care Retirement Community (CCRC). It was also determined that 150 acres of additional land would be reserved for park land.
While adaptive reuse of the site as a CCRC offered a potentially exciting economic development opportunity for Prince George’s County, past efforts to sell the site to a development entity have been unsuccessful. The primary reasons have been the market viability of the mandated CCRC use, paired with the cost for remediation and preservation of the existing historic structures.
In 2010, M-NCPPC unsuccessfully advertised for proposals to purchase the 60-acre hospital campus “as-is” with the M-NCPPC retaining the surrounding 150 acres as parkland. During this time, M-NCPPC worked to designate the hospital on the National Register of Historic Places, which made tax credits available for restoration, and in 2014 Preservation Maryland placed the Glenn Dale Hospital on its list of threatened historic properties.
In 2014, a coalition was formed to pursue the redevelopment of the historic 60-acre Glenn Dale Hospital campus. Members of the coalition included Price George’s County Council members Dannielle M. Glaros (3rd District), Todd M. Turner (4th District), Andrea C. Harrison (5th District), several members of the Prince George’s County State House and Senate Delegations, staff from the Office of the County Executive, the Prince George’s County Redevelopment Authority, and the M-NCPPC, which owned the property.
Wasn’t there a feasibility study conducted on the CCRC use?
In June 2017, under the guidance of the County’s Redevelopment Authority, a team led by The Alexander Company – a national leader in historic preservation and adaptive reuse – was selected through an RFP process to determine the feasibility of adaptively re-using the site as a CCRC. In August 2017, the Alexander Company began the feasibility study, and concluded in April 2018. The results were presented to the community in May 2018. Review the complete feasibility study and community meeting presentation.
The feasibility study found that the licensing process alone would take 7-10 years to complete. Additionally, according to the Maryland state rules on CCRCs, future residents would need to put down deposits to fund the initial construction causing them to have to wait longer than five years to start living on the site. For these reasons, as well as a substantial funding gap, it was determined that a CCRC was not feasible, though it was clear the community still desired a senior housing component on the site.
County Council members, with the support of redevelopment advocates from throughout the Glenn Dale community, worked to change the legislation mandating CCRC development. In 2019, the restriction was lifted from the deed. To that end, M-NCPPC would then pursue hiring consultants to move forward with redevelopment of the site in another way.
With the advocacy of Preservation Maryland and the same advocates referenced above, the Maryland Legislature also amended the State’s historic preservation statute to allow individual buildings to be eligible for state historic tax credits as separate projects under the $3 million “per project” cap, thus potentially increasing the amount of equity to help fund a redevelopment effort.
This brings us to today.
What happens next?
The planning team, led by The Alexander Company and including more than a dozen consulting firms, is currently seeking community input on the future of the Glenn Dale Hospital redevelopment site. The first listening session was held in October 2019. The planning team held another community meeting in October 2021 to present the conceptual designs for the adaptive reuse of the Historic Glenn Dale Hospital campus. Feedback received during that meeting is currently being reviewed, and will be used to create one final conceptual plan. That conceptual plan will be shared in another community meeting to-be-scheduled in 2022.
What will these plans include?
The recommended plan will present a number of development concepts that include existing context land uses, plans and accompanying densities, construction type and square footage of buildings. It will also include vehicular/pedestrian circulation, parking, open space, amenities, and infrastructure.
Will the historic buildings be preserved?
To the extent possible the reuse of the existing buildings will be incorporated into the proposed plan. The proposed plan must conform with the Secretary of Interior’s Standards for Rehabilitation, which requires minimal change to the defining characteristics of historic buildings, their site, and environment.
Will new zoning and entitlements be required for the redevelopment?
Yes. The Property is currently zoned O-S: Open Space, which provides for areas of low-intensity residential development. A special exception would be required for the historic adaptive reuse / planned retirement community. The steps to obtain the entitlements that would allow the site to be redeveloped, include but are not limited to:
- A preliminary plan of subdivision
- Traffic study
- Natural resource inventory
- Storm water study
- Detailed site plan and a concept plan that includes density, capacity, and uses
Is redevelopment of the entire site being proposed?
No, the redevelopment focus continues to be the 60-acre core of the site. M-NCPPC will draft a Master Park Development Plan to determine the types of amenities appropriate for the surrounding 150 acres of parkland, better connecting that parkland to the historic Glenn Dale Hospital campus and the greater Glenn Dale community.
Has the planning team done a traffic analysis to study the impact of the four conceptual plans shared in October 2021?
Yes, a traffic impact analysis was completed by The Traffic Group on three degrees of density from conceptual plans. Presently, the main four intersections – identified here, are rated A through C for AM and PM traffic. For comparison purposes, a C traffic rating means the intersection is average and not overburdened. A rating higher than C is great, while a rating lower than C means that intersection/roadway improvements may be required. The Traffic Group determined that the four conceptual plans would not alter the intersection ratings identified above or overburden existing roadways to a level that would require any improvements to be made.
Of the conceptual plans shared in October 2021, will solar panels be incorporated, or will these be 'smart homes?'
The current planning process is more high-level to determine appropriate land uses and densities. The inclusion of solar panels and smart home features will be up to individual builders and owners, or could be included in the future zoning and entitlement proffers.
Will there be access to public transportation after the Glenn Dale Hospital Campus is redeveloped?
Prince George’s County operates TheBus – a county bus service to meet local transportation needs of its residents and visitors. Presently, TheBus does not service Glenn Dale. However, this transportation option is consistently evaluated to identify improvements that will make services more convenient and accessible, and service routes could change in the future. Prince George’s County also offers the Call-A-Bus program, an on-demand curb-to-curb bus service for all residents of the county who are not served by or cannot use existing bus or rail services.
Will sale of this public land be used to fund infrastructure improvements, to include schools, public transportation, and roads?
There will be proffers with the redevelopment which will include any appropriate impact fees. Proffers are a commitment from a landowner or developer to reduce or eliminate the impact of new development on neighboring properties and the county.
Will development occur before commitments to fund supporting schools are secured?
Proffers must be met before any development commences. As explained above, proffers are a commitment from a landowner or developer to reduce or eliminate the impact of new development on neighboring properties and the county.
Will Glenn Dale Road be expanded beyond two lanes?
At present, the planning concepts do not encompass Glenn Dale Road expanding beyond two lanes.
Will sale of this public land to private developers be reinvested back into Glenn Dale?
It is anticipated that the sale of parcels will aid in closing the financial gap created by the environmental remediation, inclusion of community amenities, infrastructure improvements, and rehabilitation of the historic structures.
How will asbestos remediation be handled?
Safety is a priority, and a safety-first track record is an important factor in selecting contractors for the future redevelopment of the historic Glenn Dale Hospital campus. The site improvements will likely be conducted under a Maryland-Department-of-Environment-approved environmental Remediation Action Plan that assures worker safety, prevents releases, and requires containment and proper disposal of environmental hazards. Asbestos and lead-based paint remediation are required to be performed by appropriately licensed contractors, who will provide negative air pressures in the work areas and will be required to encapsulate and/or properly dispose of contaminated materials.
How will the community stay informed and involved in the development process?
We are committed to maintaining open communications and always welcome your questions and feedback. We encourage residents and interested members of the community to stay informed by:
- Following our website, join our mailing list, and submit your questions, comments and feedback.
- Please see our updates page for the very latest information about these community meetings and how you can voice your opinion in the conversation.
- Following the project’s approval progress with the Maryland-National Capital Park and Planning Commission: mncppc.org.
- Attending meetings with civic organizations and homeowners’ associations. Contact us if you are interested in scheduling a meeting with our planning team.
Have another question not outlined here?
Please contact us if you have any additional questions or wish to share feedback with the planning team.