We have called it the GASP, the GSP, Garvey Avenue Corridor Specific Project, and also the Garvey Displacement Plan. The formal name is the Garvey Ave. Specific Plan.
The link on the City of Rosemead page was dead, so I got this from staff.
MAGIC WORD -> gentrification <- MAGIC WORD
Additional Information
What is a Specific Plan – Planetizen
Cal. Code Regs. Tit. 14, § 15182 – Projects Pursuant to a Specific Plan – this is about fast-tracking projects that conform to a Specific Plan, and are either proximate to transit, or are residential projects.
A Planner’s Guide to Specific Plans – State of California
Map of Specific Plans in Unincorporated Areas of Los Angeles County
City of Los Angeles Community Plans – City of Los Angeles
City of Los Angeles Community Plans – LA Conservancy
State of California 2025 Updated Affordable Housing Limits
SGV Forward – Regional Bus Project
SGV Forward – A project by the SGV Council of Governments. This is not part of the GASP, but it affects the GASP area and points east and west on Garvey. Stories: 1, 2
Wikpedia: Bus Rapid Transit
The bus along Garvey is the Metro 70 line.
SB 79 – development of high density housing along BRT routes
https://calmatters.digitaldemocracy.org/bills/ca_202520260sb79
SB 79 will go into effect in 2026, and give large scale developers “by right” development along specific transit stops, like trains and Bus Rapid Transit.
The scale of building depends on the number of units dedicated to Low Income (LI) or Very Low Income (VLI) households.
Very low income: 30% to 50% of AMI, up to $75,750 for a family of 4
Lower income: 50% to 80% of AMI, up to $121,150 for a family of 4
– CA Dept of Housing and Community Development
For actual values, see the reports at HCD. The 2025 limits are in the April 2025 memo.
Though this is called “affordable”, it’s for expensive for people in Rosemead and many parts of the SGV. This “affordable” housing also only comprises a fraction of the housing.
Public Housing and Undocumented Immigrants
The Trump administration is attempting to reverse the standard policy to allow undocumented residents of HUD funded public housing, if at least one resident has a visa or is a citizen. He is using HUD to name and target undocumented immigrants for eviction.
The Memorandum of Understanding targeting immigrants. (Warning, it’s almost hate speech.)
Housing advocates are pushing back.
Proposed & Active Projects
Below are some links we found. This is not a comprehensive list of proposed and active projects.
City of Rosemead Website’s Current Projects Page – list of projects
Garvey Villa – 8002 Garvey, Contai Medical Plaza LLC
Garvey Village – 8001 Garvey, Trumark
Pre-Application (RCC Agenda), Garvey Village (CN)
Prospect Villa – 7539 and 7545 Garvey, Across from McDonalds. A project of The Connected Companies of Azusa, which is associated with Gerard Ngo.
8500 & 8512 Garvey – kitty corner from the Golden Delight (which was, itself, a new project started around 2017).
7849-7857 Garvey Avenue – Del Mar and Garvey. The old Patricks/Spikes Bar location. This project didn’t seem to happen. Another Gerard Ngo associated project.
1515 Walnut Grove – outside of the GASP, but this is the old Countrywide building, which was owned by Edison. Sold to 1515 Walnut Grove, LP. This is run by Lewis Management Corp of Upland, a part of the Lewis Group of Companies. Proposed plan to the City.
Housing Element
The Housing Element is a plan required by the State to perform an assessment of how much housing is available, it’s affordability, and how much is fulfills the SCAG goals for housing.
Other Links
SGVRHT – San Gabriel Valley Regional Housing Trust
Los Angeles County Accountability for Housing site – building housing stats