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Consultants present master plan to remake Valley View campus into intergenerational continuing-care community
Summary
Consultants from Health Dimensions Group and Community Living Solutions told the Orange County committee a master plan would repurpose the Perry Building, develop a 72-acre parcel for mixed senior housing and amenities, and recommends the county issue an RFP; estimated capital costs for full buildout range from $110 million to $140 million.
Consultants from Health Dimensions Group and Community Living Solutions presented a master plan during the county committee meeting to redevelop the Valley View campus into an intergenerational continuing-care campus, addressing housing, memory care, affordable units and a county welcome/resource center.
The presentation, led by Brian Ellsworth of Health Dimensions Group, said the market assessment shows rising demand in the primary market area for senior housing. Ellsworth said the study found five-year market demand of about 126 market-rate independent living units, 63 assisted-living units and 41 memory-care units. He also presented a capital-cost estimate, saying the plan’s full development would cost “somewhere between $110,000,000 and $140,000,000,” with those costs expected to be borne by private developers under proposed financing scenarios.
The consultants proposed dividing the campus work into three parts: a developable parcel of roughly 72 acres for new apartments, assisted living, memory care and active-adult housing; repurposing the Perry Building for affordable housing; and a “welcome center” or consolidated county services building on the campus edge. The Perry Building repurpose concept shows roughly 24 units on the first floor and 25 on the second floor, with additional adjacent space for county meal services or program use, the consultants said.
The master plan document includes a suggested mixed delivery model: some components could be sold, others leased long term, and the affordable-housing portion would likely follow low-income housing tax credit financing. Ellsworth recommended that the county issue a request for proposals (RFP) for developers with senior-living experience and consider segmenting the RFP to allow bidding on one or more subcomponents.
The consultants also flagged a county facility condition assessment done earlier that estimated roughly $50 million in repairs and renovation needed for the existing Valley View nursing facility. Ellsworth said the consultants recommend the county consider bringing nursing-home modernization into the master-plan scope so proceeds from any land sale or leases can be reinvested for facility modernization and operating sustainability.
Committee members asked about unit counts, housing types and phasing; the consultants said buildings could be phased and include a mix of cottages, townhomes, and multistory apartment-style independent living so views and scale are preserved across the hill. The report also emphasizes transportation, partnerships with aging services and educational institutions, and making the campus a countywide resource for aging-in-place information and services.
Next steps in the presentation were advisory: issue an RFP consistent with the master plan, consider segmented sale/lease structures, pursue affordable housing financing for the Perry Building, and evaluate how proceeds could fund modernization of the nursing facility. The consultants’ recommendations were presented for the committee’s consideration; no formal vote on an RFP was recorded in the transcript.
