The proposed Healthy Living Campus project, on Beach Cities Health District’s Redondo Beach property at 514 North Prospect Avenue, was unveiled in a revised Draft Healthy Living Campus Master Plan on Wed., June 17, 2020.
The revised plan included:
The campus’s Draft Environmental Impact Report (Draft EIR), released March 10, 2021, examines potential short- and long-term impacts of the proposed Project – including the Phase 1 preliminary site development plan and the more general Phase 2 development program. These impacts were determined through a rigorous process mandated by CEQA (California Environmental Quality Act), in which existing conditions are compared and contrasted with conditions that would exist during construction and once the project is implemented.
The Draft EIR is lengthy, so to continue the BCHD policy of encouraging public input, the time for public review and comment has been doubled. The 90-day public review and comment period (in lieu of the mandated 45 days) regarding the 11-acre campus extends through June 10.
In addition to the proposed Community Wellness Pavilion and more than two acres of active green space, BCHD is providing residential care options for aging residents who want to remain in the Beach Cities while creating a funding source for preventive health programs and services for residents of all ages. Additionally, the Healthy Living Campus has a host of proposed features designed specifically to benefit the community at large, including:
Community Wellness Pavilion
In Southern California, earthquakes are a fact of life -- we must be prepared. Seismic experts determined the 60-year-old hospital building (514 N. Prospect Ave.) on our campus has seismic and structural issues common with structures built in the 1950s and '60s. While a seismic upgrade is not required by law at this time, the BCHD Governing Board is compelled to take a proactive approach to address these seismic issues in consideration of the building’s residents, employees and visitors.
The City of Redondo Beach’s current General Plan speaks to this seismic hazard, calling this specific type of structure (non-ductile concrete frame building) and this type of “sensitive” use to be either “upgraded, relocated or phased out.” Information about seismic hazards is included in the Geology and Soils section of the Draft EIR, and seismic studies of the 514 building are located here (include hyperlink).
Based on Project Pillars developed by the BCHD board of directors, six project objectives were established, including:
The bike path is a separate project from the Healthy Living Campus and has received Measure M funds. Learn more about the bike path at: www.bchd.org/healthpolicy.
The estimated active construction timeline has been reduced from nine years to five years and from three phases to two phases. Phase one active construction time is approximately 29 months, with Phase two expected to take 28 months.
A pricing schedule has not yet been determined, but will ultimately be consistent with prevailing market rates. The Board has discussed offering 10 percent of units at below market rates.
BCHD retained MDS Market Research to conduct market studies evaluating the feasibility of a proposed assisted living and memory care community in Redondo Beach. Field work and analysis were originally completed in April 2016 and updated in August 2018 and May 2019.
The May 2019 report states: “There is sufficient size and depth of the qualified target market (older adults needing help with Activities of Daily Living, or ADLs) to prudently introduce the proposed new assisted living units and memory care beds into the Redondo Beach area - from a quantitative perspective.”
The MDS Report projects the number of Beach Cities residents age 75 and older requiring assistance with ADLs (e.g., bathing, dressing, toileting, etc.) to be:
2019: 9,547 (32.5% of the 75+ population)
2021: 9,911 (32.1%)
2024: 10,458 (31.7%)
The MDS market studies are available at www.bchdcampus.org/campus, listed under “Project Materials.”
Additionally, a Public Policy Institute of California report found that more than one million seniors statewide will require some assistance with self care.
A Bureau of Labor Statistics report states the need for long-term support and services will increase 41% over the next decade.
We are continuing our decades-long BCHD model to provide free programs and services to Beach Cities residents through public/private partnerships. Therefore, any potential revenue generated by the Healthy Living Campus will be reinvested in the community through services like school health programs, senior care, health grants and more.
Using this model, in FY 2019-2020 Beach Cities residents received a $3.45-to-$1 return on their property tax investment in BCHD.
BCHD has a history of partnering or facilitating leases for health services, like Sunrise Assisted Living, Silverado Memory Care, Beach Cities Surgery Center, UCLA Health and South Bay Family Health Care -- a federally qualified health center.
For example, BCHD recently facilitated a loan of up to $600,000 to upgrade South Bay Family Health Care on Artesia Blvd., which improved the quality of health care for lower income adults in the Beach Cities.
Property taxes comprised 25% of BCHD’s annual revenue for FY 2018-19, according to the District’s audited financial report. BCHD's budget also includes: revenues from leases (32%), Health & Fitness operations (18%), limited partnerships (13%), interest and other revenue (12%).
(Note: BCHD's 2018-19 audited financial report received a Certificate of Achievement for Excellence in Financial Reporting from the Government Finance Officers Association of the U.S. & Canada and an Operating Budget Award for Excellence from the California Society of Municipal Finance Officers.)
As part of District policy, BCHD provides a compensation program that is competitive, legally compliant, and equitable. The pay structures conform with California minimum wage standards and the pay grade assignments maintain internal equity for hourly, non-exempt, exempt, and management jobs.
A compensation consultant reviews the compensation structure and ensures alignment with the organization structure, job content, market trends, and other developments.
For instance, the CEO salary range was established by considering similar job classifications and qualifications standards to assure that the job would be assigned to a pay grade that was competitive and aligned appropriately using the District's major internal job evaluation factors.
The labor market definition was established by using commonly accepted selection criteria pertaining to similar geography (Southern California and Redondo Beach), industry (health, educational, and recreational services for private and not-for-profit organizations), organizational size (accounting for budget and number of employees) and benchmark classifications and qualifications requirements.
BCHD's communications budget, which includes salaries, print publications, mailers to residents, flyers for programs and services, advertising, health promotion, website and more, made up five percent of BCHD’s overall budget.
Fact: The project has not been approved, and a vote to consider the project won’t be conducted until the Environmental Impact Report (EIR) is complete. The BCHD Board has only endorsed a project description to move forward with the EIR.
Fact: The NOP provides a very broad project description for purposes of determining which types of environmental analysis must be conducted as part of the EIR. The California Environmental Quality Act (CEQA) process anticipates that the project description might change in response to scoping comments. When the final EIR is released to the public – and prior to BCHD Board review of the project – is when the project description will be finalized.
Fact: The overall square footage of the proposed buildings decreased 18% from the 2019 Draft Master Plan to the 2020 Draft Master Plan. The footprint of the project has also decreased and has shifted closer to the Vons shopping center, to address concerns expressed by nearby residents.
Fact: The Center for Health & Fitness is included in Phase 2 of the project.
Fact: BCHD has served the health of our community for more than 60 years, our preventive health programs and services earned visits from the U.S. Surgeon General and L.A. County Department of Public Health and garnered universal acclaim. A report by the Little Hoover Commission, California’s Independent State Oversight Agency, cited Beach Cities Health District (BCHD) as a “model for transitioning California healthcare districts to preventive care.”
Fact: BCHD’s budgetary practices are available to the public online and the budget is reviewed by its resident advisory Finance Committee and discussed at public Board meetings. An annual report with an overview is also mailed to Beach Cities households each year. Budgets are submitted annually to the California Society of Municipal Finance Officers for review. BCHD continues to be the only California health district to meet these standards of excellence and has received 17 CSMFO Excellence or Meritorious Awards since the 2007-2008 fiscal year. BCHD is also the recipient of a Transparency Certificate of Excellence from the Special District Leadership Foundation.
BCHD has not denied there are effects on neighbors from our operations, similar to other organizations, schools or businesses located near residences.
Further, the draft Environmental Impact Report currently being prepared will assess and analyze any impacts associated with the proposed Healthy Living Campus upgrade.
Since BCHD's Campus opened in 1960, neighbors were aware the campus was nearby before they moved in. The South Bay Hospital was operating through 1998 in addition to medical office space on the campus at 510 and 520 buildings.
The following information is from BCHD's CEQA (California Environmental Quality Act) attorney:
"In the course of planning a redevelopment project, it is natural and beneficial to all parties for the project proponent to confer with the local agencies that will be asked to review and approve the project. It is also natural and beneficial to both parties for a Lead Agency under CEQA to confer with a Responsible Agency about the respective roles of the two agencies. CEQA anticipates, encourages, and requires early consultation among agencies – lead agencies (like BCHD), responsible agencies, trustee agencies, Native American tribes – both formal and informal consultation. These provisions are found in Public Resources Code sections 21080.3, 21080.3.1, 21080.3.2, and 21080.4, and in CEQA Guidelines sections 15060.5, 15082, 15083, and 15086.
See PRC 21080.3(a), (“Prior to determining whether a negative declaration or environmental impact report is required for a project, the lead agency shall consult with all responsible and trustee agencies. Prior to that required consultation, the lead agency may informally contact any of those agencies.”)
Consultation with the City of Redondo Beach at the initial stages of the planning process for the Healthy Living Campus Redevelopment Project is prudent and essential to ensure that the CEQA process, the resulting EIR, and the application materials prepared for City review, all meet the City’s needs as Responsible Agency and reviewing body."
Wood PLC is an experienced, global leader in the delivery of project management, engineering, consulting and environmental (CEQA) services to a variety of clients across the globe. Wood operates in more than 60 countries, employing around 55,000 people and was selected by a committee of BCHD staff and CWG members.
Samantha Perry, the lead for the Operations Readiness Sector for Wood PLC in Aberdeen, Scotland, reports that Wood is not an “investor” or an “equity partner” in the Greenfield Davis Oil Refinery. Wood PLC is simply providing Operations Readiness and Assurance (ORA) services. A summary of Wood’s ORA services is available at: https://www.woodplc.com/capabilities/consulting/asset-integrity/operational-readiness-and-assurance.
Yes. BCHD has started a public EIR process. All findings and potential impacts will be publicly disclosed and discussed. The Draft Environmental Impact Report was released March 10. A public review and comment period will run from March 10 to June 10, 2021.
The Notice of Preparation (NOP) for the EIR was issued June 27, 2019.
The EIR process began with five public scoping meetings in July 2019 when responsible agencies and the public commented on the scope and content of the EIR. The EIR preparers will consider this information in developing the public draft EIR.
At the June 17, 2020 BCHD Board of Directors meeting, a refined Healthy Living Campus Master Plan was presented, with fewer RCFE units, less square footage and less construction time. The Board voted to continue preparation of the Draft EIR based on the refined Master Plan.
With the EIR process ongoing, no final decisions regarding the proposed campus have been made. The concept phase is complete and we are now conducting the environmental analysis, culminating with the release of the Draft EIR in March 2021.
For more information visit bchdcampus.org/eir.
Release of Draft EIR
The next step for the EIR is the release of the Draft EIR on March 10, 2021.
Public Review of Draft EIR and Comments
Once the Draft EIR is released, the public will have an opportunity to issue formal comments about the Draft EIR. The public review and comment period will run from March 10 until 5 p.m. (Pacific) on June 10, 2021.
General Project Questions/Feedback
Questions and general feedback about the Project can be emailed to HLCinfo@bchd.org or submitted directly to BCHD staff using our online comment card. Community Outreach Contact: Dan Smith, BCHD communications manager, at (310) 374-3426, ext. 156.
Environmental Impact Report (EIR) Comments
All official Draft EIR public comments received by the June 10 deadline will be included and responded to in the final Environmental Impact Report. Draft EIR comments address the technical sufficiency of the impact analysis, mitigation measures and alternatives. There are numerous methods for community members to submit comments, including:
Public comments at the March 24 meeting followed the Draft EIR presentation by Wood Environment at the regularly scheduled BCHD Board of Directors meeting.
For more information on how to submit a comment or join a meeting, visit bchdcampus.org/eir.
Yes. As outlined in Section 32121(j) of the California Health and Safety Code, healthcare districts are empowered under state law to establish, maintain and operate healthcare facilities, including retirement programs, services and facilities. Additionally, all elements of the Healthy Living Campus will comply with local zoning regulations.
For the Healthy Living Campus, RCFE will consist of Memory Care and Assisted Living units.
Memory Care currently exists on the BCHD Campus, with Silverado operating 60 units (120 beds) of specialized care for people living with Alzheimer’s and other forms of dementia.
Assisted Living, which is designed to be “home-like,” with private or semi-private apartment-style rooms, provides a continuum of long-term care services including a combination of housing, personal care services and health care specific to individuals who need assistance with normal daily activities (bathing, meals, etc.). Assisted living residents are less likely to require help with activities like bathing and dressing, but often receive assistance with meal preparation, laundry, and medication management. In general, the care provided in assisted living is at a lower acuity and residents have a higher level of independence than the patients in skilled nursing facilities.
Yes, and a critical need considering the imminent senior tsunami approaching our country and community. According to the peer-reviewed journal Health Affairs, one of the most important public health discoveries in recent years is the degree to which one’s physical environment (home) influences health status and premature mortality. This is especially true for the more vulnerable senior population.
The Residential Care for the Elderly community on the Healthy Living Campus could benefit the City of Redondo Beach by helping the city meet Regional Housing Needs Allocation (RHNA) for affordable housing, since 10% of the proposed units are being considered at below-market rates. This could mitigate potential legal actions and minimize the possibility of the state revoking local control over land use for noncompliance.
As has been the BCHD model for decades, any potential revenue generated will be reinvested in the Beach Cities through community health programs and services like school gardens, senior care management, health grants, anti-obesity programming and substance-use prevention in schools. Currently, this proven model allows BCHD to provide $3.50 in programs and services for every tax dollar received. In addition to administering more than 40 critical health programs in the Beach Cities, here are a few examples of the outside programs and services that BCHD also helps fund through this financial approach:
Programs of All-Inclusive Care for the Elderly, or PACE, is a Medicare and Medicaid program that helps people meet their health care needs while remaining in their home/community instead of moving into a nursing home or other care facility.
With PACE, a team of health care professionals works with patients and their families to assure properly coordinated care is provided. The healthcare teams typically care for a small number of people, so they really get to know their patients. For more information about PACE visit, https://bchdcampus.org/pace-and-rcfe