CC - Item 3A - Attachment H - Written Public Comments Received During the 20-Day Review Period and Response to CommentsMITIGATED NEGATIVE DECLARATION
STRATHMORE-GARVEY MIXED-USE PROJECT
SPECIFIC PLAN AMENDMENT 22-01, ZONE CHANGE 22-02
Response to Comments
Lead Agency:
City of Rosemead
8800 E. Valley Boulevard
Rosemead, CA 91770
(626)569-2140
Project Proponent:
Green Park Property, LLC
120 E. Valley Boulevard
San Gabriel, CA 91776
(626)307-0062
Environmental Consultant:
Phil Martin & Associates
2987 NW Fairway Heights Drive
Bend, Oregon 97703
(949) 454-1800
May 31, 2023
Strathmore/Garvey Mixed-Use Project Page i
Mitigated Negative Declaration – Response to Comments – May 31, 2023
TABLE of CONTENTS
CHAPTER PAGE
1.0 INTRODUCTION AND LIST OF COMMENTERS ....................................................... 1.0-1
2.0 RESPONSE TO COMMENTS ...................................................................................... 2.0-1
APPENDICES
Appendix A – Comment Letter
1.0 INTRODUCTION AND LIST OF COMMENTER S
Chapter 1 – Introduction and List of Commenters
1.0 - 1
1.0.1 INTRODUCTION
This Response to Comments document contains the public agency comments received during
the public review period of the Strathmore/Garvey Mixed-Use Project Mitigated Negative
Declaration (MND) and the responses of the City of Rosemead, as the lead agency, to the
environmental points raised in the public agency comments.
1.0.2 BACKGROUND
Project Location
The Strathmore/Garvey Mixed-Use Project is located at 7849-7857 Garvey Avenue and 700-
7916 Virginia Street.
Project Description
The project is located on a 1.21-gross acre site at the northwest corner of the intersection of
Garvey Avenue and Strathmore Avenue in the City of Rosemead, California. The project site is
developed with commercial uses and vacant land. The project proposes the construction of a
115,400 square foot, seven-story, mixed-use development. The project proposes 35,105 square
feet of nonresidential use with 5,423 square feet on the first floor, 6,230 square feet on the
second floor, 6,571 square feet on the third floor and 16,881 square feet of work area within the
live/work units. The project proposes 93 residential units on the first through seventh floors. Of
the 93 residential units, 24 are live/work units, including three live/work units on the ground
level, one live/work unit on both the second and third floors and 19 live/work units on the fourth
floor. The project proposes 69 apartments on the fifth through seventh floors with 21
apartments on the fifth floor, 25 apartments on the sixth floor, and 23 apartments on the seventh
floor. The project includes 31 one-bedroom units, 52 two-bedroom units and 10 three-bedroom
units, including the live/work units. The project proposes 6,831 square feet of landscaping, or
12.9 percent of the site. The project proposes 208 parking spaces, including 181 standard
spaces, 22 compact spaces, five handicap accessible spaces, and three loading spaces. There
are three entry points for vehicular access to the site. There is a driveway at the north end of
the building at Virginia Street, a driveway on the east side of the building at Strathmore Avenue
and a driveway on the west side of the building from the public alley. The height of the building
to the top of the roof is 75 feet. The total height of the building, including the top of the parapet,
is 78 feet.
1.0.3 PUBLIC CIRCULATION OF MITIGATED NEGATIVE DECLARATION
The Mitigated Negative Declaration was circulated for a 20-day public review period pursuant to
CEQA Guidelines §15105(b) from April 24, 2023 to May 15, 2023. The Notice of Intent to Adopt
a Mitigated Negative Declaration was filed with the Los Angeles County Clerk Recorder.
The Mitigated Negative Declaration is an informational document, intended to disclose the
environmental consequences of approving the proposed Strathmore/Garvey Mixed-Use Project.
All written comments received during the 20-day public review period are addressed in this
Response to Comments document.
Chapter 1 – Introduction and List of Commenters
1.0 - 2
1.0.4 RESPONSES
Responses to comments received on the Mitigated Negative Declaration during the public
review period are presented in Chapter 2, Comments and Responses. The City received one
comment letter. The comment letter is numbered at the top and bracketed to indicate how the
letter has been divided into individual comments. Each comment is designated a number with
the letter number appearing first, followed by the comment number. For example, Letter 1 has
the following format: 1-1. The bracketed letter precedes responses to the letter’s comments in
Chapter 2 of this Response to Comments.
The comments received to the Mitigated Negative Declaration by the City of Rosemead have
been reviewed carefully based on the environmental issues raised. The information provided in
the responses to comments provides clarifications and additional information necessary for the
decision makers and the public to understand the environmental consequences of the proposed
project and for the decision makers to act on the project. All responses to comments contain a
good faith reasoned effort at full disclosure regarding the disposition of these significant
environmental issues.
1.0.5 LIST OF COMMENTERS
The following letter was received on the Mitigated Negative Declaration with an identifying letter
number, the agency that submitted the letter, and the date of letter. A copy of the letter is
attached in Appendix A.
1.Letter 1 - Los Angeles County Sanitation Districts, Mandy Huffman, May 8, 2023.
2.0 RES PONSE TO COMMENTS
DOC 6916838.D15 A Century of Service
May 8, 2023
Ref. DOC 6905347
Ms. Annie Lao City of Rosemead 8838 East Valley Boulevard Rosemead, CA 91770
Dear Ms. Lao:
NOI Response for Strathmore-Garvey Mixed-Use Project
The Los Angeles County Sanitation Districts (Districts) received a Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration (MND) for the subject project located in the City of Rosemead on April 24, 2023. The proposed project is located within the jurisdictional boundaries of District No. 15. We offer the following comments regarding sewerage service:
1.The wastewater flow originating from the proposed project will discharge to a local sewer line, which isnot maintained by the Districts, for conveyance to the Districts’ Joint Outfall “B” Unit 1H Trunk Sewer,located in the public right-of-way north of the terminus of Charlotte Avenue. The Districts’ 27-inch
diameter trunk sewer has a capacity of 6.1 million gallons per day (mgd) and conveyed a peak flow of 1.7mgd when last measured in 2018.
2.The wastewater generated by the proposed project will be treated at the Whittier Narrows Water
Reclamation Plant (WRP) located near the City of South El Monte, which has a capacity of 15 mgd andcurrently processes an average recycled flow of 8.3 mgd, or at the Los Coyotes WRP located in the City ofCerritos, which has a capacity of 37.5 mgd and currently processes an average recycled flow of 17.5 mgd.
3.The expected increase in average wastewater flow from the project, described in the MND as 35,105 squarefeet of retail and office uses and 93 residential units, is 21,073 gallons per day, after all structures on theproject site are demolished. For a copy of the Districts’ average wastewater generation factors, go towww.lacsd.org, under Services, then Wastewater Program and Permits and select Will Serve Program, andclick on the Table 1, Loadings for Each Class of Land Use link.
4.The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities(directly or indirectly) to the Districts’ Sewerage System or to increase the strength or quantity ofwastewater discharged from connected facilities. This connection fee is used by the Districts for its capitalfacilities. Payment of a connection fee may be required before this project is permitted to discharge to theDistricts’ Sewerage System. For more information and a copy of the Connection Fee Information Sheet,go to www.lacsd.org, under Services, then Wastewater (Sewage) and select Rates & Fees. In determiningthe impact to the Sewerage System and applicable connection fees, the Districts will determine the usercategory (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated useof the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding
the connection fee application procedure and fees, please contact the Districts’ Wastewater Fee PublicCounter at (562) 908-4288, extension 2727.
Letter 1
1-1
Ms. Annie Lao 2 May 8, 2023
DOC 6916838.D15 A Century of Service
5.In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacitiesof the Districts’ wastewater treatment facilities are based on the regional growth forecast adopted by the
Southern California Association of Governments (SCAG). Specific policies included in the developmentof the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the SouthCoast and Antelope Valley Air Quality Management Districts in order to improve air quality in the SouthCoast and Mojave Desert Air Basins as mandated by the CAA. All expansions of Districts’ facilities mustbe sized and service phased in a manner that will be consistent with the SCAG regional growth forecast forthe counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The availablecapacity of the Districts’ treatment facilities will, therefore, be limited to levels associated with the approvedgrowth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service butis to advise the developer that the Districts intend to provide this service up to the levels that are legallypermitted and to inform the developer of the currently existing capacity and any proposed expansion of theDistricts’ facilities.
If you have any questions, please contact the undersigned at (562) 908-4288, extension 2743, ormandyhuffman@lacsd.org.
Very truly yours,
Mandy Huffman Environmental Planner Facilities Planning Department
MNH:mnh
cc: A.SchmidtA.Howard
1-1cont’d
Letter 1: Los Angeles County Sanitation Districts, Mandy Huffman, May 8, 2023.
Comment 1-1:
The Los Angeles County Sanitation Districts (Districts) received a Notice of Intent to Adopt a
Mitigated Negative Declaration (NOI) for the subject project on April 24, 2023. The proposed
project is located within the jurisdictional boundary of District No. 15. We offer the following
comments regarding sewerage service:
1.The wastewater flow originating from the proposed project will discharge to a local sewer
line, which is not maintained by the Districts, for conveyance to the Districts’ Joint Outfall B
Unit 1H Trunk Sewer, located in the public right-of-way north of the terminus of Charlotte
Avenue. The Districts’ 27-inch diameter trunk sewer has a capacity of 6.1 million gallons per
day (mgd) and conveyed a peak flow of 1.7 mgd when last measured in 2018.
2. The wastewater generated by the proposed project will be treated at the Whittier Narrows
Water Reclamation Plant located in the City of South El Monte, which has a capacity of 15
mgd and currently processes an average flow of 8.3 mgd, or the Los Coyotes WRP located
in the City of Cerritos, which has a capacity of 37.5 mgd and currently processes an average
recycled flow of 17.5 mgd.
3. The expected increase in average wastewater flow from the project site, described in the
MND as 35,105 square feet of retail and office uses and 93 residential units is 21,073
gallons per day, after all the structures on the project site are demolished. For a copy of the
Districts’ average wastewater generation factors, go to www.lacsd.org, under Services, then
Wastewater Program and Permits, select Will Serve Program, and scroll down to click on
the Table 1, Loadings for Each Class of Land Use link.
4. The Districts are empowered by the California Health and Safety Code to charge a fee to
connect facilities (directly or indirectly) to the Districts’ Sewerage System or to increase the
strength or quantity of wastewater discharged from connected facilities. This connection fee
is a capital facilities fee that is used by the Districts to upgrade or expand the Sewerage
System. Payment of a connection fee may be required before this project is permitted to
discharge to the Districts’ Sewerage System. For more information and a copy of the
Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater
(Sewage) and select Rates & Fees. In determining the impact to the Sewerage System and
applicable connection fees, the Districts will determine the user category (e.g.
Condominium, Single Family home, etc.) that best represents the actual or anticipated use
of the parcel(s) or facilities on the parcel(s) in the development. For more specific
information regarding the connection fee application procedure and fees, the developer
should contact the Districts’ Wastewater Fee Public Counter at (562) 908-4288, extension
2727.
5.In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA),
the capacities of the Districts’ wastewater treatment facilities are based on the regional
growth forecast adopted by the Southern California Association of Governments (SCAG).
Specific policies included in the development of the SCAG regional growth forecast are
incorporated into clean air plans, which are prepared by the South Coast and Antelope
Valley Air Quality Management Districts in order to improve air quality in the South Coast
and Mojave Desert Air Basins as mandated by the CCA. All expansions of Districts’ facilities
Chapter 2 – Response to Comments
2.0 - 3
must be sized and service phased in a manner that will be consistent with the SCAG
regional growth forecast for the counties of Los Angeles, Orange, San Bernardino,
Riverside, Ventura, and Imperial. The available capacity of the Districts’ treatment facilities
will, therefore, be limited to levels associated with the approved growth identified by SCAG.
As such, this letter does not constitute a guarantee of wastewater service, but is to advise
the developer that the Districts intend to provide this service up to the levels that are legally
permitted and to inform the developer of the currently existing capacity and any proposed
expansion of the Districts’ facilities.
Response:
The Los Angeles County Sanitation Districts (Districts) comments are the same comments that
were submitted in their July 12, 2022 letter to the City’s environmental consultant in response to
a service letter that was submitted to the Districts on July 6, 2022. The information provided in
both their July 6, 2022 and May 8, 2023 letters is included in the MND. The Districts did not
identify any significant wastewater treatment impacts on their facilities with the project.
Appendix A
Comment Letter
DOC 6916838.D15 A Century of Service
May 8, 2023
Ref. DOC 6905347
Ms. Annie Lao City of Rosemead 8838 East Valley Boulevard Rosemead, CA 91770
Dear Ms. Lao:
NOI Response for Strathmore-Garvey Mixed-Use Project
The Los Angeles County Sanitation Districts (Districts) received a Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration (MND) for the subject project located in the City of Rosemead on April 24, 2023. The proposed project is located within the jurisdictional boundaries of District No. 15. We offer the following comments regarding sewerage service:
1. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to the Districts’ Joint Outfall “B” Unit 1H Trunk Sewer, located in the public right-of-way north of the terminus of Charlotte Avenue. The Districts’ 27-inch
diameter trunk sewer has a capacity of 6.1 million gallons per day (mgd) and conveyed a peak flow of 1.7 mgd when last measured in 2018.
2. The wastewater generated by the proposed project will be treated at the Whittier Narrows Water
Reclamation Plant (WRP) located near the City of South El Monte, which has a capacity of 15 mgd and currently processes an average recycled flow of 8.3 mgd, or at the Los Coyotes WRP located in the City of Cerritos, which has a capacity of 37.5 mgd and currently processes an average recycled flow of 17.5 mgd.
3. The expected increase in average wastewater flow from the project, described in the MND as 35,105 square feet of retail and office uses and 93 residential units, is 21,073 gallons per day, after all structures on the project site are demolished. For a copy of the Districts’ average wastewater generation factors, go to www.lacsd.org, under Services, then Wastewater Program and Permits and select Will Serve Program, and click on the Table 1, Loadings for Each Class of Land Use link.
4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the Districts’ Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is used by the Districts for its capital facilities. Payment of a connection fee may be required before this project is permitted to discharge to the Districts’ Sewerage System. For more information and a copy of the Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the Districts will determine the user category (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding
the connection fee application procedure and fees, please contact the Districts’ Wastewater Fee Public Counter at (562) 908-4288, extension 2727.
Ms. Annie Lao 2 May 8, 2023
DOC 6916838.D15 A Century of Service
5. In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities of the Districts’ wastewater treatment facilities are based on the regional growth forecast adopted by the
Southern California Association of Governments (SCAG). Specific policies included in the development of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA. All expansions of Districts’ facilities must be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available capacity of the Districts’ treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service but is to advise the developer that the Districts intend to provide this service up to the levels that are legally permitted and to inform the developer of the currently existing capacity and any proposed expansion of the Districts’ facilities.
If you have any questions, please contact the undersigned at (562) 908-4288, extension 2743, or mandyhuffman@lacsd.org.
Very truly yours,
Mandy Huffman Environmental Planner Facilities Planning Department
MNH:mnh cc: A. Schmidt A. Howard