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MORE REASONS TO OPPOSE
High-risk for little to no benefit.
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Using public land for Private developers to build an own a a massive RCFE structure, BCHD will have little to zero control.
Due to lack of district funds and financial project risk, BCHD's Financial Advisor - Cain Bros. now recommends a developer for a long-term lease only - for a total of 95 years during which BCHD would have with no ownership of the structure.
BCHD also seems to ignore what the experts in the field have cited for top reasons for them to drop out of bidding:
not financially feasible, concerns with the RCFE building design, project and scope is too complex.
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Reasons to Oppose the Project
5+ years of construction = PERMANENT damage to our community and quality of life.
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RCFE STRUCTURE IS WHOLLY INCOMPATIBLE WITH SURROUNDING NEIGHBORHOODS
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BCHD proposed buildings are wholly incompatible with the surrounding neighborhoods, and disruptive for the location. ​
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The massive luxury Assisted Living Facility (RCFE) would be the TALLEST building in all three of the beach cities (save two condos built in the early 1970s in Redondo Beach). It's on a HIGHLY visible elevated site rising 30 ft. above street level. The massive facility would tower 100 ft. above homes.
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The proposed 6-story, city blocks-long assisted living building and 8-story parking garage will block views, reduce sunlight, cast long shadows and impact the privacy of surrounding homes in all directions.​
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The 11-acre construction site sits on a bluff, 30 ft. above street level, and another 30 ft. above homes to the east. Learn more...
"SIGNIFICANT AND UNAVOIDABLE" NOISE IMPACTS PER CEQA
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Per the FINAL EIR: CONSTRUCTION NOISE CANNOT BE MITIGATED – EXCEEDS Federal Transit Administration (FTA) THRESHOLD for the entire 5+ years of construction. Impact is Significant. ​
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“The construction noise levels would exceed Federal Transit Administration (FTA) thresholds and this impact would remain significant and unavoidable during both Phase 1 and Phase 2 of the proposed Project.
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From the FEIR: “Construction-related noise would be significant. Construction activities associated with proposed Project... would result in a temporary, but prolonged increase in noise levels at the following noise-sensitive residential on all streets surrounding the site:
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Beryl Street between North Prospect and Flagler Lane\
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Flagler Lane and Flagler Alley between Beryl Street and North Prospect Avenue
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Diamond Street between Flagler Alley and North Prospect Avenue
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North Prospect Avenue between Diamond Street and Beryl Street.”
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More than 60 hours of construction per week. 6 days a week of construction; (7:30 a.m. to 6:00 p.m. Monday through Friday; and 9:00 a.m. to 5:00 p.m. on Saturdays)
BCHD - MISLEADING, MISGUIDED and NON-TRANSPARENT
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BCHD was BOTH the Lead Agency and Certifier/Approver of its own EIR. They cited “overriding considerations” to hazards that are MITIGATIBLE.
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Hazardous Noise - Extreme building height and position on edge of hill negates using sound barriers, which can only be built to 3 stories.
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Rather than going for a public vote for a bond to finance a retrofit of the building, as is common for public agencies, BCHD has chosen to avoid going to the taxpayer/owners and chose "development" over this option, as CEO Tom Bakaly stated in the Dec. 2020 Board meeting.
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BCHD's perceived "moneymaker" - the massive luxury RCFE is built in Phase 1. Phase 2 is the "Community" portion of the project is not funded.
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BCHD's seismic consultants clearly stated that there is no legal obligation to retrofit the 514 hospital building and that it can likely be used until 2040. Ultimately, retrofitting and remodeling the building is clearly a responsible choice.
Despite mass public opposition, a petition signed by 1200+ registered voter residents, and the ramifications of the pandemic, BCHD is moving forward in the process.
TRAFFIC
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Increased traffic, congestion and safety issues will overwhelm nearby neighborhood streets with nearly 10,000 heavy haul trips planned during construction, not counting worker trips.
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Heavy haul truck route - Hawthorne Blvd in Torrance to Del Amo Blvd to N. Prospect on to the site past homes and West High School.
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All major surrounding thoroughfares and intersections in the cities of Redondo Beach and Torrance will be impacted.
HEALTH HAZARDS
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The proposed project will expose thousands of residents, the public, and nearby schools to a minimum of 5 ACTIVE years of demolition and construction, hazardous cancer-causing pollutants, noise, vibration, and daily disruptions.
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Towers Elementary school with 600+ school children aged 4-10, teachers and staff is located just 350 ft. downwind from the demolition and construction site
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Beryl Heights Elementary school with 450+ school children is ~900 ft. away
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Redondo Union and West High schools with over 5,000 students combined are 0.3 and 0.7 miles away.
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Hazardous VOCs (volatile organic compounds) and carcinogens were found on the site. According to the Phase II Environmental Assessment Report by Converse Consultants dated 2/26/20. PCE (perchloroethylene) was detected in 29 of 30 samples, with findings of levels in amounts up to 150 times the allowable residential screening level.​​​​
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Learn more...
PUBLIC VS. PRIVATE - POOR USE OF TAXPAYER FUNDS
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The public health district has strayed far beyond its mission, now planning to allow use of public land in a very long-term lease (likely ~95 years) to private developers for it's massive $450M assisted living project.
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BCHD is using $16M of taxpayer funds for HLC Pre-development and extensive PR and marketing consultants to sell the project.
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The BCHD project would be the ONLY neighborhood incompatible use of a P-CF zoned site in Redondo Beach. All other 6 P-CF zoned parcels besides BCHD are 2 stories or less: Andrews Park, North Branch Library, Grant Fire Station, Broadway Fire Station, Beryl Maintenance Yard/Police Range, etc.
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Land zoned P-CF should not be used for private developers. RCFEs are commercial enterprises that belong in commercial/residential zones.
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According to the Market Feasibility Study performed by their consultants MDS
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80% of target renters are from outside the Beach Cities
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Only 9% of the target renters live in Redondo Beach,
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Redondo Beach public services such as Fire Department/Paramedics will be excessively taxed with the 24/7 operation of the proposed 325-bed assisted living and 400+ PACE program.
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BCHD refuses to take responsible actions that any public entity is required to do - live within their means and reduce expenses when necessary
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South Bay Hospital - the only construction ever voter-approved on the site, was sized exclusively for the Beach Cities.
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WHAT YOU CAN DO
Please let your elected officials, decision makers, and others affected know that you oppose this project; they must take the responsible action.
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See resources here:
Emails to Local and State Officials
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BCHD Overdevelopment Facebook for additional reasons.