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BCHD MUST BE DENIED 1.25 FAR SINCE IT SERVICES 80% to 95% NON-RESIDENTS

Public Comment - BCHD Owning Cities, Councils, Planning Commissions, LAFCO Board


BCHD is attempting to secure preferential 1.25 FAR for the Prospect Avenue site so that it can develop a SUPERMAJORITY NON-RESIDENT FACILITY.


DISTRICT WAS VOTER APPROVED FOR RESIDENTS WHO RESIDE WITHIN THE DISTRICT

As you are all aware, BCHD began as the South Bay Hospital District. The SBHD was authorized by voters to develop a hospital for the "residents who reside" within the District.  How do we know? The District swore to that fact in its pleading to the Superior Court in order to condemn and seize the private, single family dwelling land of the 510, 514, 520 N. Prospect site.


The District swore to the Superior Court that this was its legal basis for taking land that was low-density for residential use:


SOUTH BAY HOSPITAL FAILED IN THE LATE 70s AND CEASED PUBLIC OPERATION IN 1984 - ENDING THE DISTRICT'S LAWFUL FULFILLMENT OF THE VOTER APPROVAL

According to the Daily Breeze, "Facing increasing competition from private hospitals such as Torrance Memorial Medical Center and Little Company of Mary, the publicly owned South Bay Hospital began to lose patients and falter financially in the late 1970s. Layoffs became increasingly common. By 1984, the 203-bed hospital was forced to give up its publicly owned status. The South Bay Hospital District signed a lease deal with American Medical International in 1984, with AMI taking over operation of the facility."


SOUTH BAY HOSPITAL(now MEDICAL CENTER) FAILED YET AGAIN AND FOLDED IN 1998

According to the Daily Breeze, "Its financial problems continued despite the name change, however, with AMI’s attempts to sublease the hospital to Daniel Freeman Medical Center in Inglewood ended without a deal in November 1994. Tenet Healthcare Corp. assumed control over the hospital when it acquired AMI in 1995. By then, the hospital’s future was becoming increasingly bleak, with fewer doctors signing on as residents. In1997, Tenet announced that it would give-up its lease with the Beach Cities Health District in May 1998, essentially abandoning the hospital."


NAME CHANGE TO BCHD IN ORDER TO KEEP THE ASSETS AND PROPERTY TAX REVENUES AND IGNORE THE ONLY VOTER APPROVAL FOR THE DISTRICT

According to the Daily Breeze, "Two name changes followed: In 1994, the South Bay Hospital District changed its name to the Beach Cities Health District, and, in February 1995, South Bay Hospital became South Bay Medical Center."  This enabled the twice-failed hospital to retain the assets and property tax revenues and essentially ignore its only voter-approved function of a publicly owned and operated hospital.


BCHD HEALTHY LIVING CAMPUS IS TARGETED AT A SUPERMAJORITY OF NON-RESIDENT/NON-TAXPAYERS OF THE DISTRICT

As it stated to the Superior Court, the District's only voter approval was to provide a benefit for the "Residents who reside" within the District.  Yet BCHD abandoned that public vote mandate without another vote.  BCHD's HLC consists of 1) PACE facility, 2) allcove, and 3) RCFE assisted living.


PACE = 95% NON-RESIDENT ENROLLEES - BCHD has yet to even compute a likely mix of PACE enrollees according to California Public Record requests.  Thus, in consultation with the National PACE Association and using US Census data, PACE will only serve 1 in 1000 seniors, on average, in the 3 beach cities.  Thus only 17 of the 400 PACE enrollees (under 5%) will be "residents who reside within the District".


allcove = 91% NON-RESIDENT SERVICE AREA - BCHD agreed to a service area for allcove of LA County Public Health Service Planning Area 8. SPA8 has a 1.4M population from Long Beach to Catalina Island to the LAX area.  BCHD also  agreed to a 30 year operating requirement for PACE with an estimated liability of $175M across those 30 years. 


RCFE Assisted Living = 80% NON-RESIDENT TENANTS - BCHD conducted 3 studies using MDS consulting. MDS determined that zip codes 90254, 90266, 90277 and 90278 would only provide less than 20% of the prospective tenants for the facility. The rest would be 30% from outside the area completely and 50% from Palos Verdes, Torrance and other more local areas.


BCHD IS USING DISTRICT TAXPAYER LAND, TAXES AND FACILITIES TO SERVICE A SUPERMAJORITY OF NON-RESIDENT WHO DO NOT RESIDE IN THE DISTRICT

The District is far outside of its voter approval. In fact, BCHD is now operating in the same fashion as any other commercial provider. It plans to service the wealthy (RCFE assisted living) and non-residents (allcove and PACE).


  1. BCHD's benefits to the District are diminished. 

  2. BCHD's Healthy Living Campus is 80% to 95% non-residents who do not reside within the District. 

  3. BCHD should not be allowed to damage surrounding neighborhoods with preferential zoning of its P-CF site.  

  4. BCHD is no longer operating under the voter approval, and should be limited to 0.5 FAR like a Commercial enterprise, or the 0.75 FAR proposed for all Public sites.


The City of Redondo Beach operates for the nearly EXCLUSIVE benefit of Redondo Beach residents and taxpayers. Therefore, if the City seeks to provide those PURE BENEFITS to residents, it can easily justify a 1.25 FAR for its facilities.

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StopBCHD.com (StopBCHD@gmail.com) is a Neighborhood Quality-of-Life Community concerned about the quality-of-life, health, and economic damages that BCHDs 110-foot above the street, 800,000 sqft commercial development will inflict for the next 50-100 years. Our neighborhoods have been burdened since 1960 by the failed South Bay Hospital project and have not received the benefit of the voter-approved acute care public hospital since 1984.Yet we still suffer 100% of the damages and we will suffer 100% of the damages of BCHDs proposal.

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