The proposed project involves a Specific Plan Amendment (SPA) to rezone a vacant 0.95-acre site at 7539 and 7545 Garvey Avenue from Garvey Specific Plan to Garvey Specific Plan, Incentivized Mixed-Use, for construction of a seven-story, 75-unit mixed-use development (a mix of one-, two-, three-, and four-bedroom apartments, including live/work units) over 6,346 square feet of ground-floor commercial space and 147 parking spaces.
Ganddini Group prepared a transportation assessment in support of the Specific Plan Amendment and Zone Change with the City of Rosemead. Since the project site falls within a traffic analysis zone already evaluated in the certified Garvey Avenue Specific Plan EIR, the assessment allocated a proportional share of that program-level trip generation to the project parcels and compared it against the project’s own site-specific trip generation forecast, incorporating internal capture and pass-by adjustments for the mixed-use development. The study also screened the project against the City’s Level of Service and VMT thresholds.
The study found that the project’s forecast trip generation was lower than its proportional share of both the realistic and maximum buildout scenarios analyzed in the certified Specific Plan EIR, with a negligible PM peak hour increase that would not appreciably affect the level of service findings or mitigation measures previously identified for the Specific Plan. No new significant traffic impacts or mitigation measures were identified beyond what the certified Specific Plan EIR had already established. The project generated fewer than 50 net new peak hour trips, exempting it from a full Level of Service analysis, and satisfied the City’s VMT screening criteria based on its local-serving retail component and location within a low-VMT area.
The project, now known as Prospect Villa, secured $26 million in construction financing in December 2025 and is set to begin construction.