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HomeMy WebLinkAboutD-1 Staff Report - 2024 Monrovia Nursery SPASCHEDULED ITEM D-1 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL VIA: SERGIO GONZALEZ, CITY MANAGER FROM: JOSE D. JIMENEZ, DIRECTOR OF ECONOMIC AND COMMUNITY DEVELOPMENT DATE: OCTOBER 7, 2024 SUBJECT: REQUEST TO AUTHORIZE PROCESSING A SPECIFIC PLAN AMENDMENT FOR THE MONROVIA NURSERY SPECIFIC PLAN TO ALLOW FOR RESIDENTIAL DEVELOPMENT OF 40 NEW TOWNHOMES STYLE UNITS AND MAINTENACE OF THE HISTORIC BUILDING ON SITE AT 817 E. MONROVIA PLACE. BACKGROUND: Process for Review In 2020, the City Council directed staff to develop an updated process for the review of legislative zoning actions (General Plan Amendments, Zone Changes, Specific Plans, etc.). The goal was to find a way for Council to evaluate these applications at an earlier stage of the review process. Up to that point in time, Council reviewed these applications only after they had been vetted by staff and reviewed by the Planning Commission. At the conclusion of the Commission’s review, a recommendation on the project was forwarded to the City Council for their consideration. Staff developed an updated policy for these applications and on June 15, 2020, the City Council directed staff to implement the new policy. The updated procedure now requires a public hearing before the City Council at the conclusion of the Preliminary Plan Review (PPR) process. History of Subject Site and Proposed Project The Monrovia Nursery site has a rich history that began in 1926 when Harry E. Rosedale Sr., a Danish immigrant, founded the nursery on a 10-acre plot in Monrovia, California. It quickly grew into one of the nation's largest producers of container-grown plants. In 1952, the nursery relocated to the Foothill Ranch area in Azusa and Glendora, allowing it to expand further. Among the site's notable structures is the Vosburg House, built in 1908 by J.S. Vosburg, whose wife was the daughter of Jonathan Sayre Slauson, a key figure in the development of Rancho Azusa. This house Approved City Council October 7, 2024 Preliminary Plan Review No. 2024 -01 October 7, 2024 Page 2 later became the nursery's headquarters, and the property features Palm Drive, famously built due to a feud between two sisters living on the land. The current development plan preserves the historical significance of the site by adaptively reusing the original core buildings, ensuring that Monrovia Nursery’s legacy remains a part of the community's future. The proposed Monrovia Nursery project at 817 E Monrovia Place in Azusa, CA, includes the development of 40 townhome-style residential units on the 3.38 acre site, and the adaptive reuse of the of the historic Vosburg House as a clubhouse. RECOMMENDATIONS: Staff recommends that the City Council provide direction on one of the following actions: 1) Direct staff to process proposed Specific Plan Amendment and related Design Review Project as presented; OR 2) Direct applicant to make certain changes to proposed plan prior to application submittal for staff to process; OR 3) Direct staff not to process the subject application. To clarify, if the City Council selects option 1 or 2 as outlined above, this does not constitute pre-approval of the proposal. It merely allows the application to continue through the review process. The full development of the proposed plans, including any amendments to the Monrovia Nursery Specific Plan (both maps and language), must be submitted to the City for review. This submission must also include any necessary studies to facilitate a thorough environmental review, which will assess potential impacts, identify effects, and propose possible mitigation measures. The analysis will also consider the proposal's impact on the historic integrity of the Vosburg House. Once the application is deemed complete and the appropriate level of environmental review is conducted (as determined by the environmental consultant), the proposal will be presented to the Arts, Cultural, and Historic Preservation Commission and the Planning Commission for their recommendations. The final decision will then be brought before the City Council for action. ANALYSIS: Current Zoning and Land Use Designation The property is currently located within the Monrovia Nursery Specific Plan (MNSP) and has the MNSP land use designation. The MNSP outlines several distinct neighborhoods, each with its own character and design. These neighborhoods are organized around key principles of connectivity, community spaces, and integration with the surrounding areas. The subject property, referred to as the Nursery Headquarters/Vosberg House site, is considered a stand-alone area with the Plan indicating the site would be preserved for the historic significance of both with no further development envisioned for the site. Preliminary Plan Review No. 2024 -01 October 7, 2024 Page 3 Surrounding Uses The nursery site is surrounded by multi-family residential to the south, developed at an approximate density of 12 units an acre, the Dhammakaya International Meditation Center to the East, the Great Park (currently in construction) to the West, and single family residential to the North. Figure 1. Map of subject site with proposed site plan and surrounding area. Image from Onyx Architects Preliminary Plan Review No. 2024 -01 October 7, 2024 Page 4 Proposed Project The proposal for the Monrovia Nursery Site project includes the following key elements: 1. Construction of 40 townhome-style residential units spread amongst 11new buildings along the perimeter of the 3.38 acre site located on the corner of Monrovia Place and Rosedale Ave. A density of 12 dwelling units per acre site is proposed. These townhomes will range from 2 to 4 bedrooms. The conceptual plan provided shows twelve 2-bedroom units, twenty 3-bedroom units, and eight 4-bedroom units. The townhomes shown are two to three stories with attached garages. 2. The plan includes the renovation and adaptive reuse of the historic Vosburg house, which encompasses 6,295 square feet. This building will be repurposed as a community clubhouse and recreational facility, which will also include a swimming pool and spa. 5. The design includes guest parking spaces, new residential driveways, and courtyards, as well as a main and secondary driveway entrance on Monrovia Place and Rosedale Ave. Figure 2. Conceptual rendering of proposed project. Drawing from Onyx Architects. Preliminary Plan Review No. 2024 -01 October 7, 2024 Page 5 Figure 3. Conceptual site plan of project. Drawing from Onyx Architects. Entitlements Required for the Proposed Project In order to achieve the proposed conceptual project of construction of the 40 units townhome residential complex, the following entitlements would be required, along with appropriate Preliminary Plan Review No. 2024 -01 October 7, 2024 Page 6 environmental determination following thorough analysis of all relevant studies and report as they relate to traffic, infrastructure, historic structures, etc.: Specific Plan Amendment – This would include changes to the language and land use maps within the specific plan document to expand and allow residential development on the Nursery Headquarter site located at 817 E. Monrovia Place. The Planning Commission would review the changes and make a recommendation to the City Council. Certificate of Appropriateness – The Vosburg House is a historic structure, so both the proposed improvements to the structure as well as the effects of the proposed development on the historic structure would need to be analyzed from a preservation standpoint, and a Certificate of Appropriate from the Arts, Cultural and Historic Preservation Commission would be required. Design Review and Tentative Tract Map – The project would be required to obtain Design Review approval for the design of the proposal, and Tentative Tract Map for the subdivision. Both of these would be reviewed. CONCLUSION: The City Council has the ability to direct staff to continue processing the subject project if it is inclined to do so, or direct staff and/or applicant to work on additional changes in order to accept the application for the Specific Plan Amendment. Alternatively, the City Council may direct staff not to consider the proposed legislative zoning action. FISCAL IMPACT: The is no fiscal impact related to this item. Prepared by: Reviewed by: Knarik Vizcarra Jose D. Jimenez Planning Manager Director of Economic and Community Development Reviewed and Approved by: Sergio Gonzalez City Manager Attachments: 1) Proposed Conceptual Plans for Monrovia Nursery Site © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 COVER SHEET G-000 SITE ADDRESS:817 E Monrovia Pl, Azusa, CA 91702 GENERAL PLAN:SPECIAL PURPOSE ZONES ZONING:SP6 | Monrovia Nursery Specific Plan OCCUPANCY TYPE:R2 & B CONSTRUCTION TYPE:TYPE V-B FIRE SPRINKLER SYSTEM:YES LAND USE DESIGNATION:MIXED-USE: RESIDENTIAL & BUSINESS LEGAL DESCRIPTION:TR=62150 LOT 50 ASSESSOR'S PARCEL NUMBER:8625-005-055 SITE AREA | Acres (SF): 3.38 ± AC BUILDING AREA (GROSS): 69,195 SF PROGRAM SUMMARY:40 UNITS RESIDENTIAL + RENOVATION BUILDING HEIGHT:35'-0" STRUCTURAL HEIGHT LOT COVERAGE:TBD FAR:0.42 SF DENSITY:(+/-) 12 ---- DU/ACRE VICINITY MAP PROJECT SUMMARY G-000 COVER SHEET GENERAL SHEET INDEX SCOPE OF WORK • • • • TO AMEND THE MNC SPECIFIC PLAN TO PROVIDE THE CONSTRUCTION OF 40 TOWN-HOME TYPE HOUSING UNITS AND THE RENOVATION AND ADAPTIVE RE-USE OF THE HISTORIC 6,295 SF MONROVIA NURSERY CORE BUILDING STRUCTURES. THE HEIGHT OF THE PROPOSED CONSTRUCTION WILL FOLLOW THE CONTOUR OF THE EXISTING TOPOGRAPHY OF THE SITE, NOT TO EXCEED 35’ AT THE EAVES, IN ANY GIVEN LOCATION PROJECT AMENITIES INCLUDE A RECREATION CENTER (IN THE ORIGINAL HISTORIC CORE BUILDING) A SWIMMING POOL AND SPA, AND COMMUNITY COURTYARDS, GATHERING AREAS AND PARKS. THIS SUBMITTAL INCLUDES HISTORICAL BACKGROUND INFORMATION OF MONROVIA NURSERY UP TO THIS TIME A-000 PROJECT INFORMATION A-200 SITE PLAN A-201 POTENTIAL CONCEPT IMAGES A-202 SITE SECTION A-203 POTENTIAL CONCEPT IMAGES A-300 UNIT LAYOUT-LV 1 A-301 UNIT LAYOUT-LV 2 A-302 UNIT LAYOUT-LV 3 ARCHITECTURAL SITE HISTORIC H-100 HISTORICAL RESEARCH H-101 MONROVIA NURSRY LEGACY SITE OWNER: MONROVIA NURSERY COMPANY 626-513-0256 Direct 626-629-7059 Fax 817 E. Monrovia Place Azusa, CA 91702 ARCHITECT: ONYX ARCHITECTS, INC. 2540 East Colorado Boulevard Pasadena, CA 91107 T: 626.405.8001 © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 HISTORICAL RESEARCH H-100MONROVIA NURSERY SITE 817 E. MONROVIA PLACE MONROVIA NURSERYHISTORIC RESOURCES SURVEY - MONROVIA NURSERY THE CURRENT SITE DEVELOPMENT INCLUDES THE ORIGINAL HISTORIC SITE BUILDINGS, INTENDED FOR RE-USE IN THE NEW PROPOSED PLAN. THE STORY BEHIND THE BUILDING, AND THE SITE IS ILLUSTRATED ON THIS SHEET AND ON SHEET H-101. THE EXITING BUILDING(S) AND AMENITIES WILL BE RECOMMISSIONED PER DEPARTMENT OF INTERIOR STANDARDS. HISTORY OF THE SITE: HARRY E. ROSEDALE, A YOUNG IMMIGRANT FROM DENMARK, FOUNDED THE MONROVIA NURSERY CO. IN 1926 ON A 10-ACRE PLOT IN MONROVIA. THE NURSERY WAS RELOCATED TO THE SPRAWLING FOOTHILL RANCH IN THE AZUSA-GLENDORA AREA IN 1952 AND GREW INTO ONE OF THE NATION ’S LARGEST WHOLESALE PRODUCERS OF CONTAINER-GROWN PLANTS. BUT BY THE EARLY 1980S, THE NURSERY WAS OUTGROWING THE OLD CITRUS RANCH, AND THE COMPANY BOUGHT A SECOND SITE IN OREGON, WHICH HAS SINCE EXPANDED FROM 60 ACRES TO MORE THAN 900. DESPITE ITS 600 ACRES--WHICH INCLUDES LAND IN AZUSA, GLENDORA AND UNINCORPORATED LOS ANGELES COUNTY--SPACE HAS ONCE AGAIN BECOME TIGHT, NURSERY OFFICIALS SAY. SOME OF THE PAVED AND DIRT ROADS, WHICH WEAVE BETWEEN THE LARGE GROWING AREAS, ARE FILLED WITH PLANTS IN PLASTIC CONTAINERS. OTHER PLANTS ARE STORED ON NORMALLY VACANT HILLSIDES. AS A RESULT, IN 1995 THE NURSERY PLANS TO RELOCATE TO A 1,600-ACRE SITE NEAR VISALIA IN THE SAN JOAQUIN VALLEY WHERE COTTON AND ALFALFA ARE NOW GROWN. THE COMPANY ORIGINALLY PLANNED TO MOVE TO VENTURA COUNTY BUT, CONCERNED WITH THE LIMITED SUPPLY OF WATER AND ITS HIGH SALT CONTENT, BOUGHT THE LAND NEAR VISALIA THREE YEARS AGO. PLANS ARE BEING FORMULATED WITH LEWIS HOMES MANAGEMENT CORP. TO DEVELOP THE AZUSA AREA NURSERY LAND. IN THE MEANTIME, BUSINESS GOES ON AS USUAL. DAILY, THE NURSERY’S 700 EMPLOYEES PRUNE, WATER, WEED AND FERTILIZE THEIR PLANTS. PROPAGATION CREWS CONTINUE TO GROW PLANTS FROM SEEDS, CUTTINGS OR TISSUE CULTURES. PALM DRIVE, THE LONG, STRAIGHT ROAD LEADING TO THE NURSERY ’S OFFICES, HAS TWIN DRIVEWAYS LINED WITH 226 CALIFORNIA FAN PALM TREES. RUMOR HAS IT THAT A FEUD BETWEEN TWO SISTERS WHO LIVED ON THE PROPERTY YEARS AGO RESULTED IN THE TWO RIGHTS OF WAY. THE SISTERS LIVED IN SEPARATE HOMES AND EACH HAD TO HAVE THEIR OWN DRIVEWAY. ONE DRIVEWAY NOW LEADS TO THE NURSERY’S HEADQUARTERS, ORIGINALLY BUILT AS A RESIDENCE IN 1908 BY MR. AND MRS. J. S. VOSBURG. MRS. VOSBURG WAS THE DAUGHTER OF JONATHAN SAYRE SLAUSON, A CITRUS GROWER, WHO GAINED CONTROL OF MOST OF THE HUGE RANCHO AZUSA IN THE MID-1800S. HISTORIC BUILDING TO BE ADAPTIVELY REUSED HISTORIC BUILDING TO BE ADAPTIVELY REUSED HISTORIC BUILDING TO BE ADAPTIVELY REUSED IN 1926, HARRY ROSEDALE SR. HAD A VISION: TO MAKE PLANTS STRONGER AND MORE BEAUTIFUL FOR THE HOME GARDENER. 1926 | A YOUNG, ASPIRING IMMIGRANT FROM DENMARK, HARRY E. ROSEDALE SR., OPENS MONROVIA NURSERY CO. ON A MODEST 10-ACRE PLOT IN MONROVIA, CALIFORNIA. 1941 | MONROVIA BECOMES ONE OF THE FIRST GROWERS IN THE U.S. TO TRADEMARK A MORE ROBUST PLANT (ROSEDALE PYRACANTHA). 1950S | ESTABLISH A DEDICATED IN-HOUSE RESEARCH DEPARTMENT TO DEVELOP BETTER SOIL, MAKING FOR STRONGER ROOTS AND HEALTHIER PLANTS. 1953 | IN A MAJOR EXPANSION, HARRY RELOCATES MONROVIA’S GROWING GROUNDS TO AZUSA, CA, ADDING SEVERAL HUNDRED ACRES INTO CULTIVATION. 1960S | TO HELP EDUCATE AND INSPIRE CONSUMERS, WE WERE AN INDUSTRY LEADER IN PROVIDING GARDENER- FRIENDLY LABELS ON OUR PLANTS. 1970S | MONROVIA IS THE FIRST MAJOR NURSERY TO RECYCLE IRRIGATION RUNOFF, RADICALLY REDUCING THE USE OF WATER AND FERTILIZER. IT IS NOW AN INDUSTRY STANDARD. 1980S | MONROVIA NURSERY COMPANY CREATED AN IN- STORE TOOL, THE PLANT FINDER, THAT HELPS GARDEN SHOPPERS CHOOSE THE BEST PLANTS FOR THEIR PROJECTS. 1984 | MONROVIA NURSERY COMPANY BUILT A NEW STATE-OF-THE-ART NURSERY LOCATED IN THE WILLAMETTE VALLEY, NEAR PORTLAND, OREGON, TO NURTURE CONIFERS, MAPLES, AND OTHER COLD- HARDY PLANTS. 1990S | MONROVIA NURSERY COMPANY PARTNER WITH LEADING BREEDERS AND PLANT EXPLORERS TO EVALUATE THE EVOLUTION OF PLANTS, WATCH FOR NEW ADAPTATIONS AND BRING THESE UNIQUE PLANTS TO MARKET. 2000'S | MONROVIA NURSERY COMPANY REVIEWED OUR METHODS OF PEST MANAGEMENT, REMOVED ALL USE OF NEONICOTINOIDS AND GREW THOUSANDS OF PLANTS TO MAINTAIN HABITATS AND FOOD SOURCES FOR POLLINATORS. 2009 | MONROVIA NURSERY COMPANY PARTNERED WITH FAMED WORLD PLANT EXPLORER, DAN HINKLEY, TO LAUNCH OUR FIRST EXCLUSIVE COLLECTION. 2017 | A BENCHMARK: MONROVIA NURSERY COMPANY OFFER MORE THAN 4,000 VARIETIES WITH 22 MILLION PLANTS SOLD ANNUALLY. 2020'S | FOR NEARLY A CENTURY, MONROVIA NURSERY COMPANY HAS POURED OUR PASSION AND EXPERTISE INTO EACH PLANT WE GROW, SO THAT THE NEXT GENERATION OF PLANTS WILL BE STRONGER FOR THE NEXT GENERATION OF HUMANS. 1926 LEGACY BEGINS 2024 LEGACY TO CONTINUE...... © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 MONROVIA NURSRY LEGACY H-101 4 3 10 20 10 40 18500 35000 9400 940 1750 1850 62900 69195 12 40 2 0 40 20GUEST © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 PROJECT INFORMATION A-000 1 4 3 4 6 7 8 9 1 11 7 7 8 8 4 78 8 8 8 9 9 9 9 9 9 9 8 2 6 3 8 83 RO S E D A L E A V E SITE KEYNOTES ORIGINAL HISTORIC MONROVIA NURSERY BUILDING; CONVERT TO COMMUNITY CLUBHOUSE AND POOL 1 NEW MAIN DRIVE WAY APRON - COINCIDES WITH EXISTING ENTRY PAVEMENT 2 NEW GUEST PARKING STALLS3 NEW MAIN DRIVE WAY - COINCIDES WITH EXISTING ENTRY PAVEMENT4 NEW RESIDENTIAL DRIVEWAY / COURTYARD5 SECONDARY DRIVEWAY ENTRANCE6 PERIMETER PARK PATHWAYS AND UNIT ENTRANCE7 3 AND 4 BEDROOM TOWNHOUSES W/ ATTACHED GARAGES8 2 BEDROOM TOWNHOUSES W/ ATTACHED GARAGES9 NOT USED10 COMMUNITY PARK11 UNIT PORCH FENCE 6'-0"12 BUILDING HEIGHT PROFILE STEPS DOWN WITH THE SLOPE OF THE LAND13 © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 SITE PLAN A-200 11 7 9 8 9 1 1 5 2 6 8 8 9 8 8 1 3 8 9 12 12 12 SITE KEYNOTES ORIGINAL HISTORIC MONROVIA NURSERY BUILDING; CONVERT TO COMMUNITY CLUBHOUSE AND POOL 1 NEW MAIN DRIVE WAY APRON - COINCIDES WITH EXISTING ENTRY PAVEMENT 2 NEW GUEST PARKING STALLS3 NEW MAIN DRIVE WAY - COINCIDES WITH EXISTING ENTRY PAVEMENT4 NEW RESIDENTIAL DRIVEWAY / COURTYARD5 SECONDARY DRIVEWAY ENTRANCE6 PERIMETER PARK PATHWAYS AND UNIT ENTRANCE7 3 AND 4 BEDROOM TOWNHOUSES W/ ATTACHED GARAGES8 2 BEDROOM TOWNHOUSES W/ ATTACHED GARAGES9 NOT USED10 COMMUNITY PARK11 UNIT PORCH FENCE 6'-0"12 BUILDING HEIGHT PROFILE STEPS DOWN WITH THE SLOPE OF THE LAND13 © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 POTENTIAL CONCEPT IMAGES A-201 Level 2 10' - 0" Level 320' - 0" Level 430' - 0" Highest 50' - 0" 12 8 8 1 12 8 13 Level 10' - 0" Level 210' - 0" Level 3 20' - 0" Level 4 30' - 0" Lowest-5' - 0" Highest 50' - 0" 1 9 9 8 13 SITE KEYNOTES ORIGINAL HISTORIC MONROVIA NURSERY BUILDING; CONVERT TO COMMUNITY CLUBHOUSE AND POOL 1 NEW MAIN DRIVE WAY APRON - COINCIDES WITH EXISTING ENTRY PAVEMENT 2 NEW GUEST PARKINGS3 NEW MAIN DRIVE WAY - COINCIDES WITH EXISTING ENTRY PAVEMENT4 NEW RESIDENTIAL DRIVEWAY / COURTYARD5 SECONDARY DRIVEWAY ENTRANCE6 PERIMETER PARK PATHWAYS AND UNIT ENTRANCE7 3 AND 4 BEDROOM TOWNHOUSES W/ ATTACHED GARAGES8 2 BEDROOM TOWNHOUSES W/ ATTACHED GARAGES9 NOT USED10 COMMUNITY PARK11 UNIT PORCH FENCE 6'-0"12 BUILDING HEIGHT PROFILE STEPS DOWN WITH THE SLOPE OF THE LAND 13 © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 SITE SECTION A-202 1" = 20'-0"1 Section 1A 1" = 20'-0"2 Section 1B © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 POTENTIAL CONCEPT IMAGES A-203 UP UP UP 21' - 0" 37 ' - 0 " TWO CAR GARAGE 20' - 0" 20 ' - 0 " GUEST RM CLT BATH CLT TWO CAR GARAGE GUEST RM CLT BATH TWO CAR GARAGE GUEST RM CLT BATH ENTRYENTRYENTRY 22' - 0" 37 ' - 0 " 22' - 0" 37 ' - 0 " UNIT TYPE I | 2 BEDROOMS UNIT TYPE II | 3 BEDROOMS UNIT TYPE III | 4 BEDROOMS PATIO FRONT PORCH PROGRAM: 817 E Monrovia Pl, Azusa, CA 91702 UNIT TYPE I: 2 STORY / 2 BEDROOM / 1200 SF / UNIT TYPE II: 3 STORY /3 BEDROOM / 1400 SF / UNIT TYPE III: 3 STORY /4 BEDROOM / 1600 SF / © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 UNIT LAYOUT-LV 1 A-300 UP DN UP DNDN 37 ' - 0 " 21' - 0" BEDROOM BATH CLT CLT W/D KITCHEN LIVING PATIO LIVING AREA POWDER KITCHEN DINING PATIO OP E N T O B E L O W OP E N T O B E L O W OP E N T O B E L O W LIVING AREA POWDER KITCHEN DINING PATIO 22' - 0" 37 ' - 0 " 37 ' - 0 " 22' - 0" UNIT TYPE I | 2 BEDROOMS UNIT TYPE II | 3 BEDROOMS UNIT TYPE III | 4 BEDROOMS PROGRAM: 817 E Monrovia Pl, Azusa, CA 91702 UNIT TYPE I: 2 STORY / 2 BEDROOM / 1200 SF / UNIT TYPE II: 3 STORY /3 BEDROOM / 1400 SF / UNIT TYPE III: 3 STORY /4 BEDROOM / 1600 SF / © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 UNIT LAYOUT-LV 2 A-301 DNDN BEDROOM BEDROOM BATH PATIO OP E N T O B E L O W CLT W/D CLT BATH 22' - 0" TERRACE BELOW BEDROOM BEDROOM BATH PATIO OP E N T O B E L O W CLT W/D CLT BATH BEDROOM PATIO CLT 2' - 0 " 37 ' - 0 " 22' - 0" UNIT TYPE II | 3 BEDROOMS UNIT TYPE III | 4 BEDROOMS PROGRAM: 817 E Monrovia Pl, Azusa, CA 91702 UNIT TYPE I: 2 STORY / 2 BEDROOM / 1200 SF / UNIT TYPE II: 3 STORY /3 BEDROOM / 1400 SF / UNIT TYPE III: 3 STORY /4 BEDROOM / 1600 SF / © O n y x A r c h i t e c t s , I n c . 2 0 2 4 M O N R O V I A P A R K 8 1 7 E M O N R O V I A P L8 1 7 E M O N R O V I A P L A Z U S A , C AA Z U S A , C A 0 4 J U N E 2 0 2 40 4 J U N E 2 0 2 4 UNIT LAYOUT-LV 3 A-302