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 and the planning team will hold multiple public listening sessions in 2020 to gather ideas and feedback. Following this public input period, the planning team will present a recommended plan and potential alternatives.
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 will 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.
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.