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Home My WebLink AboutPlansPROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:34:47 AM A000COVER SHEET117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM NEW 25-UNITS CONDOMINIUM 117 E LIVE OAK AVE, ARCADIA SHEET INDEX A000 COVER SHEET A-001 PROJECT INFORMATION A-002 AREA CALCULATION A-003 MATERIAL BOARD A-100 SITE PLAN A-101 SURVEY / SITE DEMOLITION PLAN A-102 ENLARGED SITE PLAN, ELEVATIONS A-201 FLOOR PLAN - BUILDING 1 A-202 FLOOR PLAN - BUILDING 2 A-203 FLOOR PLAN - BUILDING 3 A-204 FLOOR PLAN - BUILDING 3 A-301 ELEVATIONS - BUILDING 1 A-302 ELEVATIONS - BUILDING 2 A-303 ELEVATIONS - BUILDING 3 A-304 ELEVATIONS - BUILDING 3 A-310 3D AXON VIEWS A-311 3D VIEWS REVISION SUMMARY A. • B. • • C. • D. TOTAL UNIT DENSITY INCREASED FROM 24 UNITS TO 25 UNITS, SEE SHEET A001 UNIT 25 (1-BED) IS ADDED TO THE GROUND FLOOR BUILDING 3 AND BUILDING 4 ARE MERGED INTO A SINGLE BUILDING (BUILDING 3), SEE SHEET A001 ADA ADAPTABLE UNITS ARE REASSIGNED TO UNIT 22 AND UNIT 24 VAN ACCESSIBLE CARPORT IS PROVIDED FOR BOTH ADA ADAPTABLE UNITS TOTAL PARKING COUNT IS REDUCED FROM 28 PARKING STALLS TO 27 STALLS, SEE SHEET A001,A100 1 GUEST PARKING (ADA VAN ACCESSIBLE W/ A 8' WIDE AISLE) IS PROVIDED UNIT FLOOR AREAS ARE UPDATED, SEE SHEET A001 APPLICABLE CODE • • • • • • • • • 2022 CALIFORNIA BUILDING CODE, VOLS 1 & 2 (CBC) 2022 CALIFORINA RESIDENTIAL CODE (CRC) 2022 CALIFORNIA MECHANICAL CODE (CMC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 CALIFORNIA ELECTRICAL CODE (CEC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBS) 2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS (CEES) AND THE LOCAL REGULATIONS AND ORDINANCES PROJECT TEAM GREENFIELD OAK LLC 711 S. FIRST AVE, ARCADIA CA 91006 PROPERTY OWNER: LANDSCAPE ARCHITECT: PDS STUDIO INC 711 S. FIRST AVE, ARCADIA CA 91006 TEL: 626.294.9402, E: MAIL@PDS-STUDIO.COM ARCHITECT: CIVIL ENGINEER: TBD - - STRUCTURAL ENGINEER: T24 CONSULTANT: ARBORIST: • • • NEW 25-UNITS MULTIFAMILY ON EXISTING VACANT LOT 3 SEPARATE BUILDINGS 2 AFFORDABLE HOUSING UNITS PROVIDED 5% x 32 UNITS = 1.6 = 2 VERY LOW INCOME UNITS A. B. C. D. E. F. G. H. ALL NEW CONSTRUCTION REQUIRES RESIDENTIAL FIRE SPRINKLERS, FIRE SPRINKLER DESIGN AND INSTALLATION SHALL BE ACCORDINGLY TO THE STANDARDS APPROVED BY THE FIRE DEPARTMENT. PLANS SHALL BE SUBMITTED DIRECTLY TO THE FIRE DEPARTMENT FOR REVIEW AND FOR THE REQUIRED PERMITS PRIOR TO CONSTRUCTION OR INSPECTIONS. ALL CONCRETE BLOCK WALL FENCE SHALL BE SUBMITTED UNDER SEPARATE PERMIT. PEDESTRIANS SHALL BE PROTECTED DURING CONSTRUCTION, REMODELING AND DEMOLITION ACTIVITIES. SIGN SHALL BE PROVIDED TO DIRECT PEDESTRIAN TRAFFIC. BARRIERS SHALL BE CONSTRUCTED FOR CBC 3306.6. COVERED WALKWAYS SHALL COMPLY WITH CBC 3306.7 TREE PROTECTION NOTES: FOR EXISTING TREES TO REMAIN ON SITE, NO DAMAGE ALLOWED TO CANOPY OR ROOT SYSTEMS, PROTECTIVE FENCING AS NECESSARY, AND TREES ARE TO BE DEEP-WATERED 1-2 TIMES PER MONTH OR AS PER REQUIRED TO KEEP THEM HEALTHY UNTIL IRRIGATION IS INSTALLED. CONDITIONAL USE PERMIT (CUP) REQUIRED FOR PROJECT LANDSCAPING REQUIRED (LANDSCAPING MUST BE PROVIDED AND MAINTAINED THROUGHOUT REQUIRED SETBACKS, IN UNIMPROVED CITY RIGHT-OF-WAY ADJACENT TO THE PROPERTY AND OTHER AREAS VISIBLE FROM A PUBLIC RIGHT OF WAY WHERE NOT USED FOR ACCESS. LANDSCAPING MUST CONSIST OF AN EFFECTIVE COMBINATION OF TREES, GROUND COVER AND SHRUBBERY. ALL LANDSCAPED AREAS MUST HAVE A PERMANENT AUTOMATED UNDERGROUND FULL COVERAGE IRRIGATION SYSTEM. ( N.I.C) - SEPARATE PERMIT IS REQUIRED FOR FIRE SPRINKLER, GRADING & DRAINAGE, AND LANDSCAPE WILL BE ON SEPARATE PERMITS NO SYCAMORE TREE AND OAK TREES ARE PRESENT NOTES SCOPE OF WORK PROJECT DATA ZONE: LOT AREA: LEGAL DESCRIPTION: BUILDING SETBACKS: FRONT: SIDE (1ST FLR) SIDE (2ND/3RD FLR) REAR: BUILDING SEPARATION: 10'-0" 10'-0" 10'-0" 10'-0" 6'-0" MIN. ADDRESS / APN: EXISTING DENSITY: MAX DENSITY: MIN DENSITY: PROPOSED DENSITY NONE 32 UNITS (50 D.U. / AC = 50 x 0.63 = 31.5 = 32) 18 UNITS (30 D.U. / AC = 30 x 0.63 = 18.9 = 18) 25 UNITS DENSITY: SITE INFORMATION BUILDING INFO: CONSTRUCTION TYPE: NUMBER OF STORY BUILDING HEIGHT: V-A FIRE SPRINKLERED NFPA 13R 4 SEE ELEVATIONS, 60'-0" MAX (FROM AVG. GRADE TO TOP OF ROOF FRAMING) PARKING REQUIREMENTS : REQUIRED PROVIDED 10'-0" 10'-0" 10'-0" 10'-0" 6'-0" MIN. PRIVATE OFF-STREET PARKING: REQUIRED PROVIDED 38 STALLS (1.5 PER UNIT = 25 x 1.5 = 37.5)46 STALLS (40 COVERED + 6 UNCOVERED) BICYCLE PARKING 5 BIKE STALLS (0.2 PER UNIT = 24 x 0.2 = 4.8) 5 STALLS DEVELOPMENT STANDARDS WAIVERS: • • • • • • MASSING, WHERE APPLICABLE, THE THIRD FLOOR OF THE BUILDING MUST BE SET BACK A MINIMUM OF THREE FEET FROM FIRST OR FIRST AND SECOND FLOOR FOOTPRINT (9102.01.170.D.2.A) PROPOSED BUILDINGS PROVIDE SETBACK MINIMUM OF 0 FT CANTILEVER, THE UPPER FLOORS SHALL NOT OVERHANG OR CANTILEVER MORE THAN FOUR FEET OVER ANY OF THE LOWER FLOOR (9102.01.170.D.2.C) PROPOSED BUILDINGS CANTILEVER A MAXIMUM 5 FEET WALL VARATION, WALL PLANE VARIATION. ALL EXTERIOR WALLS MUST HAVE A MINIMUM TWO-FOOT VARIATION IN DEPTH AT LEAST EVERY 40 FEET OF WALL LENGTH TO PROVIDE RELIEF ALONG THE WALL PLANE. IN ADDITION, ALL WALLS SHALL INCLUDE AT LEAST TWO OF THE FOLLOWING FEATURES: WINDOWS, TRELLISES, ARCADES, BALCONIES, DIFFERENT EXTERIOR MATERIAL, OR AWNINGS. PROPOSED BUILDING HAS HAVE EXTERIOR WALLS THAT DO NOT HAVE 2 FOOT VARIATIONS IN DEPTH AT EVERY 40 FEET OF WALL UP TO THREE (3) OBJECTIVE DEVELOPMENT STANDARDS MAY BE WAIVED, INCLUDING OPEN SPACE REQUIREMENTS: PVT. OPEN SPACE REQUIRED PROVIDED VICINITY MAP NEAREST BUS STOP: LIVE OAK / GREENFIELD (12 FT FROM SUBJECT PROPERTY) UNIT SUMMARY BUILDING HEIGHT: HEIGHT 60'-0" MAX REQUIRED PROVIDED 44'-0" (TOP OF RF FRAMING TO AVG. EX GRADE ) EGL ASSOCIATES 11819 GOLDRING RD, UNIT A, ARCADIA CA 91006 TEL: 626-263-3588 TBD - - MANUEL GARCIA LANDSCAPE ARCHITECTS 228 E. CAMDEN ST, GLENDORA, CA 91740 626-665-5002 JAVIER CABRAL 1390 EL SERENO AVE, PASADENA, CA 91103 626-818-8704 GUEST PARKING:NOT REQUIRED 1 STALLS • • RF-1 (RESIDENTIAL FLEX) 30,614 SF (0.7 AC) PARCEL 1: 27540 SF/ 0.63 AC PARCEL 2: 3074 / 0.07 AC ARCADIA ACREAGE TRACT 0.63 MORE OR LESS AC COM AT SW COR OF LOT 1 TRACT NO 12915 TH N 0¢55'15" W TO A LINE PARALLEL WITH AND DIST S AT R/A 44.85 FT FROM S LINE OF LOT 42 SD TR TH W ON SD PARALLEL LINE TO E LINE OF GREENFIELD AVE TH S THEREON AND E ON N LINE OF LIVE OAK AVE TO BEG PART OF LOT 99 • • 115 -117 E LIVE OAK AVE, ARCADIA CA 9006 5789-020-042 (VACANT LOT ) 5789-020-041 (OFF-SITE PARKING ) ~ 1.84 STALL PER UNIT TOTAL PARKING:47 STALLS (46 + 1) 2500 SF (100 SF/UNIT = 25x100) 4839 SF (SEE AREA SUMMARY) GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D BLDG #1 BLDG #2 BLDG #3 TRASH ENCLOSURE GREEN F I E L D A V E LIVE O A K A V E PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:34:55 AM A-001PROJECT INFORMATION117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM UNIT BED BATH PVT. PARKING PVT. OPEN SPACE ADA ADAPTABLE LIVING AREA BLDG #1 UNIT 01 4 4 2 100 SF No 2,165 SF UNIT 02 3 3 2 100 SF Yes 1,945 SF UNIT 03 3 3 2 100 SF No 1,755 SF UNIT 04 3 3 1 100 SF No 1,604 SF UNIT 05 3 3 2 100 SF No 1,712 SF 9,181 SF BLDG #2 UNIT 06 3 3 2 100 SF No 1,993 SF UNIT 07 3 3 2 100 SF No 1,643 SF UNIT 08 3 3 2 100 SF No 1,643 SF UNIT 09 3 3 2 100 SF No 1,651 SF UNIT 10 3 3 2 100 SF Yes 1,991 SF UNIT 11 3 3 2 100 SF No 1,643 SF UNIT 12 3 3 2 100 SF No 1,643 SF UNIT 13 3 3 2 100 SF No 1,651 SF 13,858 SF BLDG #3 UNIT 14 3 3 1 100 SF No 1,889 SF UNIT 15 3 3 2 100 SF No 1,669 SF UNIT 16 3 3 2 100 SF No 1,669 SF UNIT 17 3 3 2 100 SF No 1,669 SF UNIT 18 3 3 2 100 SF No 1,661 SF UNIT 19 2 2.5 1 100 SF No 1,260 SF UNIT 20 3 3.5 2 100 SF No 1,929 SF UNIT 21 3 3.5 2 100 SF No 1,878 SF UNIT 22 3 3.5 2 100 SF Yes 1,877 SF UNIT 23 3 3.5 2 100 SF No 1,878 SF UNIT 24 3 3.5 2 100 SF Yes 1,816 SF UNIT 25 1 1 1 100 SF No 447 SF 19,642 SF 42,681 SF - VLI - VLI UP 41 3 S F U0 1 - G A R A G E 39 4 S F U0 1 - 1 S T F L R 42 2 S F U0 2 - G A R A G E 42 1 S F U0 3 - G A R A G E 40 7 S F U0 4 - G A R A G E 435 SF U05- GARAGE 26 0 S F U0 2 - 1 S T F L R 11 8 S F U0 3 - 1 S T F L R 90 S F U0 4 - 1 S T F L R 70 S F U0 5 - 1 S T F L R 420 SF U06- GARAGE 424 SF U07- GARAGE 424 SF U08- GARAGE 424 SF U09- GARAGE 420 SF U10- GARAGE 103 SF U07- 1ST FLR 106 SF U09- 1ST FLR 424 SF U11- GARAGE 103 SF U11- 1ST FLR 424 SF U12- GARAGE 103 SF U12- 1ST FLR 424 SF U13- GARAGE 106 SF U13- 1ST FLR 464 SF U14- GARAGE18 9 S F U1 4 - 1 S T F L R 426 SF U15- GARAGE 426 SF U16- GARAGE 10 3 S F U1 6 - 1 S T F L R 426 SF U17- GARAGE 10 3 S F U1 7 - 1 S T F L R 429 SF U18- GARAGE 10 4 S F U1 8 - 1 S T F L R 451 SF U25- 1ST FLR 382 SF U21- GARAGE 398 SF U22- GARAGE 383 SF U23- GARAGE 310 SF U20- 1ST FLR 294 SF U21- 1ST FLR 277 SF U22- 1ST FLR 293 SF U23- 1ST FLR 394 SF U24- GARAGE 281 SF U24- 1ST FLR 10 3 S F U1 5 - 1 S T F L R 208 SF U06- 1ST FLR 208 SF U10- 1ST FLR 103 SF U08- 1ST FLR 86 SF U19- 1ST FLR 431 SF U20- GARAGE 819 SF U01- 2ND FLR 757 SF U02- 2ND FLR 727 SF U03- 2ND FLR 665 SF U04- 2ND FLR 720 SF U05- 2ND FLR 804 SF U06- 2ND FLR 672 SF U07- 2ND FLR 672 SF U08- 2ND FLR 678 SF U09- 2ND FLR 802 SF U10- 2ND FLR 672 SF U11- 2ND FLR 672 SF U12- 2ND FLR 678 SF U13- 2ND FLR 752 SF U14- 2ND FLR 655 SF U15- 2ND FLR 655 SF U16- 2ND FLR 655 SF U17- 2ND FLR 660 SF U18- 2ND FLR 576 SF U19- 2ND FLR 675 SF U20- 2ND FLR 675 SF U21- 2ND FLR 675 SF U22- 2ND FLR 675 SF U23- 2ND FLR 675 SF U24- 2ND FLR 13'-0" 13'-6" 10'-0" 14'-0" 14'-6" 14'-6" 9'-4" 769 SF U01- 3RD FLR 743 SF U02- 3RD FLR 719 SF U03- 3RD FLR 656 SF U04- 3RD FLR 713 SF U05- 3RD FLR 752 SF U06- 3RD FLR 672 SF U07- 3RD FLR 672 SF U08- 3RD FLR 678 SF U09- 3RD FLR 752 SF U10- 3RD FLR 672 SF U11- 3RD FLR 672 SF U12- 3RD FLR 678 SF U13- 3RD FLR 728 SF U14- 3RD FLR 651 SF U15- 3RD FLR 651 SF U16- 3RD FLR 651 SF U17- 3RD FLR 656 SF U18- 3RD FLR 598 SF U19- 3RD FLR 669 SF U20- 3RD FLR 657 SF U21- 3RD FLR 657 SF U22- 3RD FLR 657 SF U23- 3RD FLR 665 SF U24- 3RD FLR 22 9 S F U0 6 - 4 T H F L R 19 6 S F U0 7 - 4 T H F L R 19 6 S F U0 8 - 4 T H F L R 18 9 S F U0 9 - 4 T H F L R 22 9 S F U1 0 - 4 T H F L R 19 6 S F U1 1 - 4 T H F L R 19 6 S F U1 2 - 4 T H F L R 220 SF U14- 4TH FLR 260 SF U15- 4TH FLR 260 SF U16- 4TH FLR 260 SF U17- 4TH FLR 241 SF U18- 4TH FLR 18 9 S F U1 3 - 4 T H F L R 183 SF U01- 4TH FLR 185 SF U02- 4TH FLR 191 SF U03- 4TH FLR 190 SF U04- 4TH FLR 209 SF U05- 4TH FLR 254 SF U20- 4TH FLR 252 SF U21- 4TH FLR 252 SF U22- 4TH FLR 253 SF U23- 4TH FLR 195 SF U24- 4TH FLR PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:05 AM A-002AREA CALCULATION117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1/16" = 1'-0" AREA PLAN - 1st FLOOR LEVEL 01 1/16" = 1'-0" AREA PLAN - 2nd FLOOR LEVEL 02 1/16" = 1'-0" AREA PLAN - 3rd FLOOR LEVEL 03 1/16" = 1'-0" AREA PLAN - ROOF DECK LEVEL 04 UNIT BLDG AREA UNIT 01 BLDG #1 413 SF UNIT 02 BLDG #1 422 SF UNIT 03 BLDG #1 421 SF UNIT 04 BLDG #1 407 SF UNIT 05 BLDG #1 435 SF UNIT 06 BLDG #2 420 SF UNIT 07 BLDG #2 424 SF UNIT 08 BLDG #2 424 SF UNIT 09 BLDG #2 424 SF UNIT 10 BLDG #2 420 SF UNIT 11 BLDG #2 424 SF UNIT 12 BLDG #2 424 SF UNIT 13 BLDG #2 424 SF UNIT 14 BLDG #3 464 SF UNIT 15 BLDG #3 426 SF UNIT 16 BLDG #3 426 SF UNIT 17 BLDG #3 426 SF UNIT 18 BLDG #3 429 SF UNIT 20 BLDG #3 431 SF UNIT 21 BLDG #3 382 SF UNIT 22 BLDG #3 383 SF UNIT 23 BLDG #3 383 SF UNIT 24 BLDG #3 394 SF UNIT BLDG LIVING AREA UNIT 01 BLDG #1 2,165 SF UNIT 02 BLDG #1 1,945 SF UNIT 03 BLDG #1 1,755 SF UNIT 04 BLDG #1 1,604 SF UNIT 05 BLDG #1 1,712 SF UNIT 06 BLDG #2 1,993 SF UNIT 07 BLDG #2 1,643 SF UNIT 08 BLDG #2 1,643 SF UNIT 09 BLDG #2 1,651 SF UNIT 10 BLDG #2 1,991 SF UNIT 11 BLDG #2 1,643 SF UNIT 12 BLDG #2 1,643 SF UNIT 13 BLDG #2 1,651 SF UNIT 14 BLDG #3 1,889 SF UNIT 15 BLDG #3 1,669 SF UNIT 16 BLDG #3 1,669 SF UNIT 17 BLDG #3 1,669 SF UNIT 18 BLDG #3 1,661 SF UNIT 19 BLDG #3 1,260 SF UNIT 20 BLDG #3 1,929 SF UNIT 21 BLDG #3 1,878 SF UNIT 22 BLDG #3 1,877 SF UNIT 23 BLDG #3 1,878 SF UNIT 24 BLDG #3 1,816 SF UNIT 25 BLDG #3 447 SF 42,681 SF GARAGE AREA SUMMARY UNIT LOCATION AREA UNIT 01 LEVEL 4 / DECK 133 SF UNIT 02 LEVEL 4 / DECK 257 SF UNIT 03 LEVEL 4 / DECK 233 SF UNIT 04 LEVEL 4 / DECK 226 SF UNIT 05 LEVEL 1 / GRADE 100 SF UNIT 05 LEVEL 4 / DECK 160 SF UNIT 06 LEVEL 4 / DECK 214 SF UNIT 07 LEVEL 4 / DECK 242 SF UNIT 08 LEVEL 4 / DECK 242 SF UNIT 09 LEVEL 4 / DECK 213 SF UNIT 10 LEVEL 4 / DECK 214 SF UNIT 11 LEVEL 4 / DECK 242 SF UNIT 12 LEVEL 4 / DECK 242 SF UNIT 13 LEVEL 4 / DECK 213 SF UNIT 14 LEVEL 4 / DECK 176 SF UNIT 15 LEVEL 4 / DECK 194 SF UNIT 16 LEVEL 4 / DECK 194 SF UNIT 17 LEVEL 4 / DECK 194 SF UNIT 18 LEVEL 4 / DECK 159 SF UNIT 20 LEVEL 4 / DECK 183 SF UNIT 21 LEVEL 4 / DECK 183 SF UNIT 22 LEVEL 4 / DECK 183 SF UNIT 23 LEVEL 4 / DECK 197 SF UNIT 24 LEVEL 4 / DECK 143 SF UNIT 25 LEVEL 1 / GRADE 102 SF 4,839 SF OPEN SPACE AREA SUMMARY LIVING AREA SUMMARY ELEVATION KEYNOTES • • CONCRETE ROOF TILE (EAGLE ROOFING) CAPISTRANO COLOR: 3581 ARCADIA CANYON BROWN 1 • STUCCOED TRIMS (MERLEX STUCCO) COLOR TO MATCH P-105 OAT GRAIN (BEIGE) 2 • • EXTERIOR WINDOWS / FRENCH DOORS (MILGARD) MILGARD V300 TRINSIC SERIES EXTERIOR COLOR: BLACK 6 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-105 OAT GRAIN (BEIGE) 3 • WOOD TRIM, WOOD BRACKET (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 5 • WROUGHT IRON RAILING MATERIAL: IRON, PAINTED BLACK 8 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-6 EL DORADO (WHITE) 4 7 • EXTERIOR LIGHTING FIXTURES COLOR: COPPER BRONZE 11 • FASCIA BOARD (MILLWORK BY OTHERS) PAINTED COLOR: WEATHERED BROWN 9 12 • GUTTER, DOWNSPOUT, LEADER BOX MATERIAL: RUSTIC COPPER, COLOR: BLACK 14 • • GARAGE DOOR (AMARR GARAGE DOOR) COLLECTION: AMARR LINCOLHN PAINTED COLOR: MIDNIGHT SPRUCE DE6294 15 • STONE VENEER (ELDORADO STONE) COLLECTION: FIELDLEDGE, ANDANTE • DECORATIVE IRONWORKS WROUGHT IRON, COLOR: BLACK • WOODWORK (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 16 • • CROWN MOULDING (MERLEX STUCCO) STUCCOED COLOR TO MATCH WALL STUCCO FINISH 10 13 • GFRC GRILLES STUCCOED TO MATCH WALL COLOR 17 • AWNING W/ WROUGHT IRON COLOR: BLACK 18 • GABLE ATTIC CLAY VENT COLOR: TERRACOTTA CLAY 19 • PARAPET CAP SHEET METAL, COLOR TO MATCH STUCCO 20 • METAL SEAM AT METAL ROOF GALVANIZED STEEL, COLOR: BLACK • • EXTERIOR WINDOWS / FRENCH DOORS (MILGARD) MILGARD TRINSIC EXTERIOR COLOR: BLACK • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-6 EL DORADO (WHITE) • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-105 OAT GRAIN (BEIGE) • FASCIA BOARD (MILLWORK BY OTHERS) PAINTED COLOR: WEATHERED BROWN • GUTTER, DOWNSPOUT, LEADER BOX MATERIAL: RUSTIC COPPER • WOOD TRIMS, BRACKET WOODWORK, WOODWORK PAINTED COLOR: MIDNIGHT SPRUCE DE6294 • DECORATIVE GRILLE WROUGHT IRON, COLOR: BLACK • • GARAGE DOOR (AMARR GARAGE DOOR) COLLECTION: AMARR LINCOLHN PAINTED COLOR: MIDNIGHT SPRUCE DE6294 • WROUGHT IRON RAILING MATERIAL: IRON, PAINTED BLACK • STONE VENEER (ELDORADO STONE) COLLECTION: FIELDLEDGE, ANDANTE • EXTERIOR LIGHTING FIXTURES COLOR: COPPER BRONZE • GFRC GRILLES STUCCOED TO MATCH WALL COLOR • AWNING W/ WROUGHT IRON COLOR: BLACK • GABLE ATTIC CLAY VENT COLOR: TERRACOTTA CLAY • METAL SEAM AT METAL ROOF GALVANIZED STEEL, COLOR: BLACK • • CONCRETE ROOF TILE (EAGLE ROOFING) CAPISTRANO COLOR: 3581 ARCADIA CANYON BROWN 1 2 3 4 13 11 14 4 5 1616 17 20 87 1'-6"1'-6" 11 4 313 5187 PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:17 AM A-003MATERIAL BOARD117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM SY . 10 ' - 0 " BUILDING 1 BUILDING 2 BU I L D I N G 3 12 U N I T S 5 UNITS 20'-0" AL L E Y L I V E O A K A V E UNIT 1 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 10 UNIT 9 UNIT 12 UNIT 13 UN I T 1 4 UN I T 1 5 UN I T 1 6 UN I T 1 7 UN I T 1 8 UNIT 20 UNIT 23 UNIT 24 20 ' - 0 " 20 ' - 0 " 20 ' - 0 " US E : R E S I D E N T I A L USE: COMMERCIAL 1- S T O R Y RE S I D E N T I A L 1- S T O R Y RE S I D E N T I A L 2-STORY COMMERCIAL BUILDING NO T A P A R T NOT A PART PU B L I C R I G H T O F W A Y 12 ' - 0 " (E) CONC. WALKWAY (E) LANDSCAPE AREA GREENFIELD AVE TR A S H E N C L O S U R E 25'-0" UNIT 22 UNIT 21 UNIT 11 8" 12 1 . 8 8 S8 9 ° 0 4 ' 4 0 " W D=9°05'11" L=106.25 R=670.00 138.64 N00°55'20"W 10 8 . 4 9 S 8 0 ° 0 9 ' 1 5 " W 247.38 N00°55'15"W D=98°55'25" L=34.53 R=20.00 (E) SPIKE FLUSH (E) POWER POLE TO REMAIN (E) 5'H IRON FENCE TO BE REMOVED (E) 5'H CHAIN LINK FENCE TO BE REMOVED (E) 1'H BLOCK WALL TO REMAIN, STUCCOED TO MATCH BLDG (E) 1'H BLOCK WALL TO REMAIN, STUCCOED TO MATCH BLDG (E) 12"⌀ TREE REMAIN VENT POWER POLE WM (E) 24"⌀ TREE TO BE REMOVED (E) STREET SIGN (E) STREET SIGN TO REMAIN (E) 20"⌀ TREE TO REMAIN (E) 3'H BLOCK WALL TO BE REMOVED(E) POWER POLE TO REMAIN (E) STREET SIGN TO REMAIN (E) 18"⌀ ELM TO REMAIN (E) 12"⌀ PINE TO REMAIN (E) 3'H BLOCK WALL TO BE REMOVED (N) 3'H BLOCK WALL, STUCCOED TAN TO MATCH BLDG., 2" SETBACK FROM P.L. (E) 3'H BLOCK WALL TO BE REMOVED (E) TRAFFIC SIGNAL LIGHT (E) CABLE TV BOX (E) PULL BOX (E) 24"⌀ TREE TO BE REMOVED (E) 24"⌀ TREE TO BE REMOVED (E) 30"⌀ TREE TO BE REMOVED (E) 24"⌀ TREE TO BE REMOVED 8 UNITS 20'-0" 2-CAR GARAGE 1-CAR GARAGE 1-CAR GARAGE VAN ACCESSIBLE 1-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 20'-0" 2-CAR GARAGE 1-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE2-CAR GARAGE 2-CAR GARAGE2-CAR GARAGE 2-CAR GARAGE2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 8'-4" 1 1 2 2 3 3 3 3 33 3 3 4 4 5 5'- 9 " 6 6 7 7(SB)10'-0 1/2"10 6' MIN. SEPARATION 13'-6" 6' MIN. SEPARATION 13'-0"6 6 10 14 13 2'- 0 " BACKUP SPACE (25' MIN.) 25'-0" 20'-0" 10 ' - 0 " 10 ' - 7 1 / 2 " 10'-0" 20'-0" UNIT 19 10 ' - 0 " 10 ' - 0 " 10 UN I T 5 P R I V A T E OP E N S P A C E 5'-6" UNIT 19 PRIVATE OPEN SPACE 20'-0" 2'-6" 17'-0" 20 ' - 0 " 24'-2" 10'-0" 4' - 0 " 4' - 0 " 10 ' - 0 " 18'-0" 24'-11 1/2"7' - 0 1 / 2 " OH 4'-6" OH 6'-0" OH 5'-6"OH 5'-6" BACKUP SPACE (25' MIN.) 25'-0" 1111 11 11 (E) P.R.O.W. 11'-11 1/2" (E) TREE TO BE REMOVED (E) TREE TO BE REMOVED (N) 36"HT GARDEN WALL, STUCCOED TO MATCH BLDG 21 ' - 7 3 / 4 " 20 ' - 0 " 20 ' - 0 " 20 ' - 0 " 20'-0" 3'- 6 " 13 ' - 8 " BACKUP SPACE (25' MIN.) 25'-0" 20'-0" 20 ' - 6 " 1-CAR GARAGE 25'-0" 6'-0"2' - 0 " 5'-0" 6'-0" 2' - 0 " 5'-0" 2' - 0 " 6'-0" 5'-0"5'-0" 6'-0" 2' - 0 " 15 15 16 ' - 0 " 7 20 ' - 0 " 20 ' - 0 " 20 ' - 4 " 20'-0" 11 ' - 6 " A-102 1 16 ' - 0 " UP UP UP UP 14 7 10'-0" 3' - 0 " (E) CATCH BASIN WILL BE RELOCATED AND REPLACED PER CITY STANDARDS ANY WALLS WITHIN 25 FEET OF AN INTERSECTION WILL BE LIMITED TO A MAXIMUM HEIGHT OF 36" (N) TRANSFORMER ON CONCRETE PAD 8x10 TXF PAD ALLEY 20'-0" ALLEY 20'-0" 6'-0" 2' - 0 " 5'-0" LT 1 LT 2 LT 3 LT 4 LT 5 5 ADA ADAPTABLE UNIT ADA ADAPTABLE UNIT ADA ADAPTABLE UNIT 20 ' - 0 " 20'-0" 20'-0" 20 ' - 0 " 20 ' - 0 " 20'-0" 20 ' - 0 " 20'-0" 20 ' - 0 " 20'-0" 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 17 ' - 1 0 " 17 ' - 1 0 " 20'-4" 16 ' - 0 " 17 ' - 1 0 " 18'-2" 20'-4" 22'-2" 20'-4" 22'-2" 22'-2" 22'-2" 15 ' - 0 " 17'-0" 20'-0" 18 ' - 2 " ADAPTABLE GARAGE ADAPTABLE GARAGE (E) W.I. FENCING OVER (E) BLOCK WALL TO BE REMOVED UNIT 25 12 ' - 0 " 12 ' - 0 " 5' AISLE 5' AISLE 12 ' - 0 " 5' AISLE 12 ' - 0 " 5' AISLE 20 ' - 0 " 20'-2" 1-CAR GARAGE VAN ACCESSIBLE 9'- 0 " 9'-0"x20'-0" 9' - 0 " 9'-0"x20'-0" 9' - 0 " 9'-0"x20'-0" 9' - 0 " 9'-0"x20'-0" ASSIGNED PARKING FOR UNIT 21 ASSIGNED PARKING FOR UNIT 22 ASSIGNED PARKING FOR UNIT 23 ASSIGNED PARKING FOR UNIT 24 GUEST PARKING (VAN ACCESSIBLE) 9' - 0 " 9'-0"x20'-0" 9' - 0 " 9'-0"x20'-0" ASSIGNED PARKING FOR UNIT 19 ASSIGNED PARKING FOR UNIT 25 ADA ADAPTABLE UNIT AFFORDABLE UNIT - VLI AFFORDABLE UNIT - VLI UP 89 ' - 1 " 20'-0"4'-10" 2' - 6 " 10'-0" 9' - 0 " 8' - 0 " 24 ' - 6 " 9'- 0 " 9'-0"x20'-0" 11 ' - 6 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 11 ' - 6 " (E) 5'H BLOCK WALL W TO REMAIN, STUCCOED TO MATCH BLDG 4' MIN. 4'-4" 4'-0" (N) 4'W CONC. WALKWAY (N) 6'H CMU BLOCK WALL, STUCCOED TAN TO MATCH BLDG, 2" SETBACK FROM PL. (N) 6'H CMU BLOCK WALL, STUCCOED TAN TO MATCH BLDG, 2" SETBACK FROM PL. 3'-0" 10'-0"8' - 0 " 3'-0" 8' - 3 " 5 PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:25 AM A-100SITE PLAN117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1" = 10'-0" SITE PLAN 11CONSTRUCT NEW DRIVEWAY APPROACH PER CITY STANDARD 2 INTERLOCKING PAVERS DRIVEWAY W/ 10" ACID WASHED BORDER, UCR TAN FROM "COLORFULL" 3 LANDSCAPE AREA 4 CONCRETE DRIVEWAY , SCORED 5 CONCRETE WALKWAY 6 BAY WINDOW / BALCONY OVERHANG 7 36"HT GARDEN WALL 8 6'H W.I. GATE 9 6'H CONC. BLOCK WALL, STUCCOED TAN 10 BUILDING LINE / OVERHEAD 11 2'x6' BIKE STALL w/ 5' CLEARANCE 12 MECHANICAL EQUIPMENT 13 TRASH ENCLOSURE W/ 6'H CMU WALL AND 6'H W.I. GATES 14 MAILBOX, DESIGN TBD 15 CONCRETE PATIO, SCORED SITE PLAN KEYNOTES NO R T H SITE PLAN NOTES A.ALL NEW CONSTRUCTION REQUIRES RESIDENTIAL FIRE SPRINKLERS, FIRE SPRINKLER DESIGN AND INSTALLATION SHALL BE ACCORDINGLY TO THE STANDARDS APPROVED BY THE FIRE DEPARTMENT. PLANS SHALL BE SUBMITTED DIRECTLY TO THE FIRE DEPARTMENT FOR REVIEW AND FOR THE REQUIRED PERMITS PRIOR TO CONSTRUCTION OR INSPECTIONS. B. C. ALL CONCRETE BLOCK WALL FENCE SHALL BE SUBMITTED UNDER SEPARATE PERMIT. PEDESTRIANS SHALL BE PROTECTED DURING CONSTRUCTION, REMODELING AND DEMOLITION ACTIVITIES. SIGN SHALL BE PROVIDED TO DIRECT PEDESTRIAN TRAFFIC. BARRIERS SHALL BE CONSTRUCTED FOR CBC 3306.6. COVERED WALKWAYS SHALL COMPLY WITH CBC 3306.7 D.TREE PROTECTION NOTES: FOR EXISTING TREES TO REMAIN ON SITE, NO DAMAGE ALLOWED TO CANOPY OR ROOT SYSTEMS, PROTECTIVE FENCING AS NECESSARY, AND TREES ARE TO BE DEEP-WATERED 1-2 TIMES PER MONTH OR AS PER REQUIRED TO KEEP THEM HEALTHY UNTIL IRRIGATION IS INSTALLED. F. G. H. ( N.I.C) - SEPARATE PERMIT IS REQUIRED FOR FIRE SPRINKLER, GRADING & DRAINAGE, AND LANDSCAPE WILL BE ON SEPARATE PERMITS NO SYCAMORE TREE AND OAK TREES ARE PRESENT, NO PROTECTED TREES ON SITE PROJECT IS SUBJECT TO CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE E.LANDSCAPING REQUIRED (LANDSCAPING MUST BE PROVIDED AND MAINTAINED THROUGHOUT REQUIRED SETBACKS, IN UNIMPROVED CITY RIGHT-OF-WAY ADJACENT TO THE PROPERTY AND OTHER AREAS VISIBLE FROM A PUBLIC RIGHT OF WAY WHERE NOT USED FOR ACCESS. LANDSCAPING MUST CONSIST OF AN EFFECTIVE COMBINATION OF TREES, GROUND COVER AND SHRUBBERY. ALL LANDSCAPED AREAS MUST HAVE A PERMANENT AUTOMATED UNDERGROUND FULL COVERAGE IRRIGATION SYSTEM. SN00°55'20"W 217.35L=175.11R=700.00 D=14°20'00" S 8 0 ° 0 9 ' 1 5 " W 9 7 . 1 5 S8 9 ° 0 4 ' 4 0 " W 12 1 . 8 8 L=106.25R=670.00 D=9°05'11" N00°55'20"W 138.64 E V V WM D S N00°55'15"W 247.38 S 8 0 ° 0 9 ' 1 5 " W 1 0 8 . 4 9 L =3 4 .5 3 R =2 0.00 D =9 8 °5 5'2 5" ST S I G N ST S I G N ST S I G N ST S I G N WE L L M O N BR A S S C A P DN 1 . 2 . ' CO U N T Y B E N C H M A R K 1 G 3 0 5 BT S P K I N S C B 4 F T W / O BC R @ S W C O R L I V E O A K AV E & M Y R T U S A V E EL E V 3 5 0 . 4 3 9 SP I K E F L U S H 18 " E L M 20 " T R E E 24 " T R E E 24 " T R E E 12 " P I N E 12 " T R E E 24 " T R E E 24 " T R E E 30 " T R E E L I V E O A K A V E GREENFIELD AVE MYRTLE AVE (3 5 3 . 3 0 ) (3 5 4 . 1 8 ) (3 5 2 . 3 5 ) (3 5 0 . 4 7 ) (3 5 0 . 4 9 ) (3 5 1 . 4 1 ) (3 5 3 . 2 1 ) (T C 3 5 0 . 3 7 ) (T C 3 4 9 . 6 8 ) (T C 3 5 1 . 7 6 ) (T C 3 5 1 . 7 6 ) (T C 3 5 1 . 7 2 ) (T C 3 5 1 . 7 9 ) (T C 3 5 0 . 8 3 ) (T C 3 5 0 . 9 7 ) (T C 3 5 1 . 0 5 ) (T C 3 5 0 . 8 8 ) (T C 3 5 0 . 5 4 ) (T C 3 5 0 . 4 7 ) (T C 3 5 0 . 4 8 ) (T C 3 5 1 . 4 2 ) (T C 3 5 1 . 6 4 ) (T C 3 5 1 . 4 3 ) (T C 3 5 1 . 7 6 ) (T C 3 5 3 . 1 6 ) (T C 3 5 3 . 2 8 ) (T C 3 5 3 . 4 1 ) (T C 3 5 4 . 4 0 ) (T C 3 5 1 . 8 4 ) (T C 3 5 3 . 3 7 ) (T C 3 5 4 . 4 2 ) (T C 3 5 1 . 9 5 ) (T C 3 5 4 . 3 2 ) (T C 3 5 1 . 9 8 ) (T C 3 5 4 . 0 4 ) (T C 3 5 3 . 9 3 ) (T C 3 5 2 . 1 7 ) (T C 3 5 2 . 6 2 ) (T C 3 5 2 . 4 0 ) (T C 3 5 3 . 8 0 ) (T C 3 5 3 . 4 1 ) (T C 3 5 3 . 5 0 ) (T C 3 5 3 . 0 7 ) (F L 3 4 9 . 7 0 ) (F L 3 4 8 . 9 9 ) (F L 3 5 1 . 2 8 ) (F L 3 5 1 . 2 9 ) (F L 3 5 1 . 3 7 ) (F L 3 5 1 . 3 8 ) (F L 3 5 0 . 3 8 ) (F L 3 5 0 . 5 2 ) (F L 3 5 0 . 3 9 ) (F L 3 5 0 . 5 7 ) (F L 3 5 0 . 2 3 ) (F L 3 5 0 . 6 6 ) (F L 3 5 0 . 6 7 ) (F L 3 4 9 . 9 4 ) (F L 3 5 1 . 2 3 ) (F L 3 5 0 . 9 7 ) (F L 3 5 0 . 7 2 ) (F L 3 5 0 . 8 4 ) (F L 3 5 0 . 8 2 ) (F L 3 5 2 . 2 8 ) (F L 3 5 2 . 4 4 ) (F L 3 5 2 . 4 0 ) (F L 3 5 2 . 7 1 ) (F L 3 5 2 . 8 8 ) (F L 3 5 2 . 7 0 ) (F L 3 5 3 . 8 6 ) (F L 3 5 0 . 8 7 ) (F L 3 5 2 . 6 1 ) (F L 3 5 3 . 9 5 ) (F L 3 5 1 . 3 3 ) (F L 3 5 3 . 8 0 ) (F L 3 5 3 . 7 8 ) (F L 3 5 3 . 9 3 ) (F L 3 5 3 . 8 3 ) (F L 3 5 1 . 3 6 ) (F L 3 5 3 . 5 2 ) (F L 3 5 3 . 4 1 ) (F L 3 5 1 . 5 9 ) (F L 3 5 2 . 6 3 ) (F L 3 5 2 . 0 3 ) (F L 3 5 2 . 5 4 ) (F L 3 5 1 . 7 8 ) (F L 3 5 3 . 1 2 ) (F L 3 5 2 . 5 5 ) (F L 3 5 2 . 8 9 ) (FL 352.92) (F L 3 5 2 . 4 6 ) (F L 3 5 2 . 0 0 ) (F L 3 5 1 . 9 8 ) (F L 3 5 2 . 5 3 ) (F L 3 5 2 . 1 5 ) (F L 3 5 2 . 0 7 ) (F L 3 5 2 . 0 9 ) (F L 3 5 2 . 4 6 ) (F L 3 5 2 . 1 8 ) (F L 3 5 2 . 2 0 ) (F L 3 5 2 . 2 8 ) (F L 3 5 2 . 3 1 ) (LI P 3 5 2 . 7 8 ) (LI P 3 5 2 . 7 5 ) (LI P 3 5 2 . 6 4 ) (LI P 3 5 2 . 6 9 ) (LI P 3 5 2 . 5 8 ) (LI P 3 5 2 . 5 8 ) (LI P 3 5 2 . 5 8 ) (LI P 3 5 2 . 4 1 ) (LI P 3 5 2 . 2 5 ) (LI P 3 5 2 . 5 6 ) (LI P 3 5 2 . 3 9 ) (LI P 3 5 2 . 2 3 ) (3 5 1 . 1 7 ) (3 5 1 . 1 4 ) (3 5 1 . 2 8 ) (3 5 1 . 1 9 ) (3 5 1 . 1 3 ) (3 5 1 . 5 6 ) (3 5 1 . 6 0 ) (3 5 2 . 0 7 ) (3 5 2 . 2 3 ) (3 5 2 . 3 1 ) (3 5 2 . 5 2 ) (3 5 0 . 8 4 ) (3 5 1 . 0 3 ) (3 5 0 . 6 8 ) (3 5 0 . 9 6 ) (3 5 0 . 5 7 ) (3 5 2 . 5 0 ) (3 5 2 . 5 1 ) (3 5 1 . 8 9 ) (3 5 2 . 4 8 ) (3 5 1 . 9 3 ) (3 5 2 . 4 7 ) (3 5 2 . 4 4 ) (3 5 2 . 4 2 ) (3 5 1 . 4 5 ) (3 5 1 . 2 9 ) (3 5 4 . 1 9 ) (3 5 4 . 0 7 ) (3 5 4 . 1 3 ) (3 5 3 . 7 3 ) (3 5 3 . 8 3 ) (3 5 3 . 7 7 ) (3 5 3 . 8 0 ) (3 5 2 . 6 8 ) (3 5 2 . 6 3 ) (3 5 3 . 0 8 ) (3 5 2 . 8 5 ) (3 5 2 . 3 9 ) (3 5 2 . 4 3 ) (3 5 3 . 0 0 ) (3 5 2 . 6 3 ) (3 5 3 . 2 7 ) (3 5 4 . 8 0 ) (3 5 3 . 4 2 ) (3 5 3 . 5 3 ) (3 5 3 . 4 9 ) (3 5 3 . 0 2 ) (3 5 3 . 3 4 ) (3 5 1 . 1 2 ) (3 5 0 . 5 4 ) (3 5 0 . 4 6 ) (3 5 1 . 1 5 ) (3 5 1 . 0 2 ) (3 5 1 . 0 7 ) (3 5 2 . 2 5 ) (3 5 2 . 9 0 ) (3 5 2 . 6 7 ) (3 5 3 . 2 1 ) (3 5 2 . 3 3 ) (3 5 1 . 2 4 ) (3 5 2 . 5 1 ) (3 5 2 . 5 6 ) (3 5 2 . 4 6 ) (3 5 2 . 5 2 ) (3 5 4 . 0 3 ) (3 5 2 . 1 1 ) (3 5 3 . 0 7 ) (3 5 3 . 0 9 ) (3 5 2 . 5 6 ) (T W 3 5 3 . 2 4 ) (T W 3 5 4 . 2 5 ) (3 5 2 . 6 3 ) (3 5 3 . 9 5 ) (3 5 2 . 4 6 ) (3 5 2 . 5 8 ) (3 5 3 . 0 1 ) (3 5 3 . 1 6 ) (3 5 3 . 3 3 ) (3 5 2 . 8 5 ) (3 5 2 . 7 6 ) (3 5 2 . 4 3 ) (3 5 2 . 8 3 ) (3 5 2 . 8 9 ) (3 5 1 . 1 9 ) (T C 3 5 1 . 3 7 ) (T C 3 5 2 . 6 5 ) (T C 3 5 2 . 6 9 ) (T C 3 5 2 . 8 0 ) (T C 3 5 2 . 9 3 ) (3 5 1 . 1 4 ) (3 5 0 . 9 2 ) (3 5 1 . 5 6 ) (3 5 2 . 4 0 ) (3 5 2 . 4 4 ) (3 5 3 . 1 6 ) (3 5 2 . 4 7 ) (354.05) (3 5 2 . 0 5 ) (3 5 1 . 3 5 ) (3 5 2 . 5 6 ) (3 5 4 . 2 9 ) (3 5 4 . 2 9 ) (3 5 3 . 8 8 ) (3 5 3 . 8 9 ) (3 5 3 . 8 6 ) (3 5 3 . 8 2 ) (3 5 3 . 2 1 ) (3 5 3 . 4 9 ) (3 5 3 . 0 1 ) (3 5 2 . 9 9 ) (3 5 1 . 1 4 ) (T C 3 5 1 . 3 6 - 0 ' ' C F ) (T C 3 5 1 . 5 3 - 0 ' ' C F ) (T C 3 5 2 . 6 9 - 0 ' ' C F ) (T C 3 5 2 . 7 3 - 0 ' ' C F ) (T C 3 5 2 . 8 0 ) (T C 3 5 3 . 0 7 ) (T C 3 5 3 . 0 1 ) (T C 3 5 4 . 2 3 ) (T C 3 5 4 . 1 8 ) (T C 3 5 2 . 9 8 ) (T C 3 5 4 . 2 7 ) (3 5 3 . 0 3 ) (3 5 3 . 0 2 ) (3 5 0 . 4 2 ) (3 5 3 . 0 8 ) (3 5 2 . 7 8 ) (3 5 2 . 5 1 ) (3 5 2 . 4 8 ) (3 5 3 . 9 8 ) (3 5 3 . 5 1 ) (3 5 2 . 2 0 ) (3 5 3 . 4 7 ) (3 5 2 . 5 4 ) (3 5 2 . 2 2 ) (3 5 2 . 5 2 ) (3 5 2 . 7 9 ) (3 5 2 . 1 8 ) (3 5 2 . 7 4 ) (3 5 2 . 5 1 ) (3 5 2 . 7 9 ) (3 5 3 . 3 7 ) (3 5 2 . 7 4 ) (3 5 2 . 8 9 ) (3 5 5 . 0 1 ) (3 5 3 . 0 0 ) (3 5 3 . 6 3 ) (3 5 3 . 1 0 ) (3 5 2 . 5 0 ) (3 5 0 . 9 1 ) (3 5 5 . 1 5 ) (3 5 1 . 4 0 ) (3 5 2 . 7 7 ) (3 5 1 . 8 0 ) (3 5 0 . 3 4 ) (3 5 1 . 0 5 ) (3 5 2 . 8 7 ) (3 5 2 . 8 6 ) (3 5 2 . 9 4 ) (3 5 3 . 1 2 ) (3 5 4 . 2 0 ) (3 5 2 . 5 7 ) (3 5 3 . 1 5 ) (3 5 3 . 1 7 ) (3 5 3 . 0 5 ) (3 5 3 . 3 0 ) (3 5 0 . 3 2 ) (3 5 3 . 1 2 ) (3 5 3 . 3 3 ) (3 5 3 . 2 5 ) (3 5 3 . 3 6 ) (3 5 3 . 4 7 ) (3 5 3 . 0 8 ) (3 5 0 . 5 0 ) (3 5 0 . 5 1 ) (3 5 2 . 8 1 ) (3 5 3 . 1 3 ) (3 5 2 . 0 6 ) (3 5 2 . 0 9 ) (3 5 2 . 3 3 ) (3 5 2 . 2 8 ) (3 5 2 . 9 8 ) (3 5 2 . 6 4 ) (3 5 2 . 9 9 ) (3 5 3 . 1 4 ) (3 5 0 . 3 8 ) (3 5 0 . 1 4 ) (3 5 3 . 1 7 ) (3 5 3 . 0 3 ) (3 5 1 . 5 1 ) (3 5 1 . 6 0 ) CA T C H BA S I N VE N T PO W E R P O L E WA T E R C H E C K VA L V E CA B L E T V BO X PU L L B O X TR A F F I C SI G N A L L I G H T PO W E R P O L E PO W E R P O L E IN L E T PO W E R P O L E WI T H G U Y 8' C H A I N LI N K F E N C E 7' C H A I N LI N K F E N C E 5' C H A I N LI N K F E N C E 5' I R O N FE N C E 5' B L O C K W A L L W 4' B L O C K W A L L E 4' B L O C K W A L L E 3' B L O C K W A L L W 3' B L O C K W A L L 3' B L O C K WA L L 1. 0 0 B L O C K WA L L EXISTING BUILDING TO BE DEMOLISHED EXISTING BUILDING TO BE DEMOLISHED EXISTING BUILDING TO BE DEMOLISHED PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:26 AM A-101SURVEY / SITE DEMOLITION PLAN117 E LIVE OAK AVE ARCADIA CA 91006 1" = 10'-0" SURVEY / SITE DEMOLITION PLAN 1 NO R T H A102 B A102 C A102D A102 A 3 YARD TRASH BINS 3 YARD RECYCLE BINS TRASH BINS / GREEN WASTE (E) BLOCK WALL PROPERTY LINE 6'H CONC. BLOCK WALL 6"H CONC. CURB 6"H CONC. CURB 6'H CONC. BLOCK WALL 14'W, 6'H W.I. SLIDING GATE 4'W x 5'H W.I. GATE 1'-0" 1' - 0 " 1' - 0 " 1' - 0 " 14'-10" 24 ' - 6 " 9' - 0 " 14 ' - 1 0 " 8" 8' - 8 " 3:12 3:12 A102 B A102 C A102D A102 A 6'H CONC. BLOCK WALL, STUCCOED, COLOR: EL DORADO EXPOSED WOODWORK STAINED, COLOR: MIDNIGHT SPRUCE 6'H CONC. BLOCK WALL, STUCCOED, COLOR: EL DORADO METAL SEAM METAL ROOFING EXPOSED WOODWORK STAINED, COLOR: MIDNIGHT SPRUCE 5'H W.I. GATE COLOR: BLACK PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:26 AM A-102ENLARGED SITE PLAN, ELEVATIONS117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1/4" = 1'-0" TRASH ENCLOSURE 1 1/4" = 1'-0" TRASH ENCLOSURE - ROOF PLAN 2 1/4" = 1'-0" TRASH ENCLOSURE - EAST A 1/4" = 1'-0" TRASH ENCLOSURE - NORTH B 1/4" = 1'-0" TRASH ENCLOSURE - SOUTH D 1/4" = 1'-0" TRASH ENCLOSURE - WEST C GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D UNIT 01 UNIT 02 UNIT 03 UN I T 0 4 UN I T 0 5 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 10 ' - 4 " 10'-10"9'-10" 6'-11 3/4" 7' - 0 " 20'-0" 20 ' - 6 " 1-CAR GARAGE 20'-0" 20 ' - 0 " 10 ' - 0 1 / 2 " 20 ' - 0 " 16 ' - 0 " 1'- 1 1 1 / 2 " 9'-10" 5' - 3 " 20'-0" 12'-8" 5' - 6 " 3'-6" 6' - 3 " 1' - 1 1 1 / 2 " 3" BEDRM 1CLOSETBATHRM3' - 3 1 / 2 " a1 TG, E 4' - 9 " 3' - 6 " 3'-6" BATHRM(ADAPTABLE) FOYER FOYER FOYER 3'-6" 11 0 ' - 3 1 / 2 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " 16 ' - 0 " COMPACT UNIT 01 UNIT 02 UNIT 03 UNIT 04 3'-6" 12'-4"24'-2" 13 ' - 9 " 6'-4"2'-0" 12'-0" 10 ' - 3 " LIVING / DINING KITCHEN BEDRM. #2 BATHRM # 2 1'-4" 10 ' - 0 " 10'-6" BEDRM. #1 5'- 4 "BATHRM # 1 KITCHEN LIVING / DINING 2'-8" 23'-0" 14 ' - 6 " 10 ' - 0 " 10'-10" KITCHEN BEDRM. #1 6'-6" 23'-0" 10'-4" 4'-4" BEDRM. #1 10'-4" KITCHEN LIVING / DINING LIVING / DINING KITCHEN BA L C O N Y 10'-0" 10 ' - 0 " BEDRM. #1 2' - 0 " 13 ' - 1 0 " 5'-6" 11 ' - 6 " 7'- 4 " 1'-10"6'-2" 12 ' - 1 0 " BATH #1 21'-8" 3'-6"2'-8" BA T H R M 1 16 ' - 6 " TO 1st FLR DN. TO 3rd FLR UP TO 1st FLR DN. TO 3rd FLR UP TO 1st FLR DN. TO 3rd FLR UP BATH #1 TO 3rd FLR UP TO 1st FLR DN. TO 3rd FLR UP TO 1st FLR DN. UNIT 05 BA L C O N Y 10'-0" 10'-0" 10'-0" BA L C O N Y 10'-0" 10'-0" 14 ' - 2 " 3'-8" 13'-4" 12'-2" 5'-0" 3' - 1 0 " 14'-2" 2'-0" 9'- 0 " 8' - 2 " 12'-6" 5'-6" 11'-2" 4'-6" 7'- 4 " 2'- 4 " 2' - 0 " 8'- 0 " 8' - 0 " 5'- 4 " 8'-4" BEDRM #4 CL O S E T # 3 BA T H R M # 3 BATHRM #2 CLOSET BATHROOM BEDROOMBEDROOM BEDROOM BEDROOM BEDROOM BATHROOM BA T H R O O M 5'-2" 7'- 8 "CL O S E T CL O S E T BA T H R O O M CL O S E T BA T H R O O M CL O S E T CL O S E T BATHRM #3 7'-10" 8' - 4 " BEDROOM 5'-0"12'-0" 3'-6" 10'-0"16 ' - 6 " 10'-4" 8' - 2 " 7'- 4 " 3'- 6 " TO 2nd FLR DN. 3'-6" TO 3rd FLR UP 11'-1" BA T H R M # 2 BATHRM #3 8'- 0 " 8'-6" 10'-8" 8' - 8 " 7'-6" 3'- 0 " 3'-0"5'-6" 10 ' - 8 " 12 ' - 1 " 19 ' - 4 " 5'-6" TO 2nd FLR DN. TO 4th FLR UP BEDRM #3 BEDRM #2 BEDRM #3 7' - 0 " 1'-5" 6' - 0 " 8'-6" 5'-0" UNIT 01 UNIT 02 UNIT 03 UNIT 04 UNIT 05 9' - 1 1 " 8'-0" 6'- 0 " 5'- 6 " 13 ' - 4 " 19'-8" PVT. OPEN SPACE 100SF MIN. UNIT 05 UNIT 04 PVT. OPEN SPACE 100SF MIN. UNIT 03 PV T . O P E N SP A C E 10 0 S F M I N . UNIT 01 PV T . O P E N SP A C E 10 0 S F M I N . UNIT 02 13'-4" 13 ' - 8 " 10 ' - 0 " 10 ' - 0 " ROOF TERRACE ROOF TERRACE ROOF TERRACE ROOF TERRACE 8' - 4 " 4' - 6 " 5'- 0 " 5'-0" 5'-0" 6" 10'-7" TO 3rd FLR DN. 10 ' - 1 0 " 17'-2" 4' - 1 0 " 5'-0" 11'-4" 10 ' - 0 " 14'-10" 10'-7" 3'-0"3'- 0 " 13'-8" 10 ' - 1 0 " 11'-4" 3'-2" 10 ' - 0 " W/D W/D 3' - 2 " TO 3rd FLR DN. TO 3rd FLR DN. 14'-10" W/H W/H ROOF TERRACE BALCONY 10 ' - 0 " 3'-6" 3' - 0 " 3'-6" W/D W/D 18'-10" 5'-0" TO 3rd FLR DN. TO 3rd FLR DN. W/D 9'-5" 18'-10" W/H W/H 12'-2" 10 ' - 0 " PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:34 AM A-201FLOOR PLAN - BUILDING 1117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1/8" = 1'-0" BUILDING 1 - 1ST FLOOR 1 1/8" = 1'-0" BUILDING 1 - 2ND FLOOR 2 1/8" = 1'-0" BUILDING 1 - 3RD FLOOR 3 1/8" = 1'-0" BUILDING 1 - ROOF DECK 4 Range Range Re f . Ref. Range Re f . Re f . DW DW DW DW Range Range Re f . DW Range Re f . DW Range Re f . DW Range Ref. DW GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D 2-CAR GARAGE2-CAR GARAGE 2-CAR GARAGE2-CAR GARAGE UNIT 06 UNIT 07 UNIT 08 UNIT 09 UNIT 10 UNIT 11 UNIT 12 UNIT 13 20 ' - 0 " 20 ' - 0 " 20 ' - 0 " 20'-0" 20 ' - 0 " 2-CAR GARAGE2-CAR GARAGE 2-CAR GARAGE2-CAR GARAGE 7'-0" 9'- 4 " BA T H R M (A D A P T A B L E ) FOYERFOYER FOYERFOYER FOYER FOYER TO 2nd FLR UP TO 2nd FLR UP TO 2nd FLR UP TO 2nd FLR UP TO 2nd FLR UP TO 2nd FLR UP TO 2nd FLR UP TO 2nd FLR UP UNIT 06 UNIT 07 UNIT 08 UNIT 09 UNIT 10 UNIT 11 UNIT 12 UNIT 13 12 ' - 1 0 " 12 ' - 1 0 " 9'-0"9'-0" BEDRM #1 BA T H R M # 1 LIVING / DINING KITCHEN LIVING / DINING KITCHEN BEDRM #1 BATHRM #1BATHRM #1 BEDRM #1 LIVING / DINING KITCHEN LIVING / DININGKITCHEN BEDRM #1 BATHRM #1BATHRM #1 BEDRM #1 LIVING / DINING KITCHEN LIVING / DINING KITCHEN BEDRM #1 BATHRM #1 BEDRM #1 LIVING / DINING KITCHEN LIVING / DINING KITCHEN BATHRM #1 10'-0" 10 " 17 ' - 4 " TO 1 s t F L R DN . TO 1 s t F L R DN . TO 1 s t F L R DN . TO 1 s t F L R DN . TO 1 s t F L R DN . TO 1 s t F L R DN . TO 1 s t F L R DN . TO 1 s t F L R DN . TO 3 r d F L R UP TO 3 r d F L R UP TO 3 r d F L R UP TO 3 r d F L R UP TO 3 r d F L R UP TO 3 r d F L R UP TO 3rd FLR UP TO 3rd FLR UP BEDRM #1 BA T H R M # 1 CLOSETCLOSET 6'- 8 " 6'-2" 15'-6" 7' - 8 " 6'-2" 8'-4" 15'-0" 13 ' - 2 " UNIT 06 UNIT 07 UNIT 08 UNIT 09 UNIT 10 UNIT 11 UNIT 12 UNIT 13 15'-6" 3'- 6 " 9'-8" 10'-2" 14 ' - 6 " 2'- 0 " 2' - 0 " BEDRM #3 BEDRM #2 BATHRM #3BATHRM #3 BA T H R M # 2 BA T H R M # 2 2' - 0 " BEDRM #3 BEDRM #2 BEDRM #3 BEDRM #2 BATHRM #3BATHRM #3 BA T H R M # 2 BA T H R M # 2 BEDRM #3 BEDRM #2 BEDRM #3 BEDRM #2 BATHRM #3BATHRM #3 BA T H R M # 2 BA T H R M # 2 BEDRM #3 BEDRM #2 CLOSET #3 CLOSET #3 CLOSET #3 CLOSET #3 CLOSET #3 CLOSET #3 BEDRM #3BEDRM #3 BATHRM #3BATHRM #3 CLOSET #3 CLOSET #3CLOSET #2 CLOSET #2 BEDRM #2 BEDRM #2 BATHRM #2 BATHRM #2 9'-8" 12 ' - 0 " 15'-0" TO 2 n d F L R DN . TO 4 t h F L R UP TO 4 t h F L R UP TO 2 n d F L R DN . TO 2 n d F L R DN . TO 4 t h F L R UP TO 4 t h F L R UP TO 2 n d F L R DN . TO 2 n d F L R DN . TO 4 t h F L R UP TO 4 t h F L R UP TO 2 n d F L R DN . TO 2 n d F L R DN . TO 4 t h F L R UP TO 2 n d F L R DN . TO 4 t h F L R UP 6'-2"7' - 8 " 13 ' - 2 " 9'-8" A2041 A203 2 8'-0" UNIT 06 UNIT 07 UNIT 08 UNIT 09 UNIT 10 UNIT 11 UNIT 12 UNIT 13 ROOF TERRACE AC WH AC WH WH AC WH PV T . O P E N S P A C E PV T . O P E N S P A C E AC WH AC 3'- 0 " 8'-0" 4'-0" 10'-0" 11 ' - 1 0 " WH 11 ' - 1 0 " 11 ' - 1 0 " 10'-6" 10 ' - 0 " PV T . O P E N S P A C E PV T . O P E N S P A C E PV T . O P E N S P A C E PV T . O P E N S P A C E ROOF TERRACE ROOF TERRACE ROOF TERRACE AC PV T . O P E N S P A C E PV T . O P E N S P A C E ROOF TERRACE ROOF TERRACE ROOF TERRACE ROOF TERRACE 3' - 0 " 15 ' - 4 " 15 ' - 4 " 10'-0" 11 ' - 1 0 " 10'-0" 10'-0" TO 3 r d F L R DN . TO 3 r d F L R DN . TO 3 r d F L R DN . TO 3 r d F L R DN . TO 3 r d F L R DN . TO 3 r d F L R DN . TO 3 r d F L R DN . TO 3 r d F L R DN . W/D W/D W/D W/D W/DW/D W/D W/D WH WH 10'-0" 10'-0" 10 ' - 0 " 11 ' - 1 0 " 10 ' - 0 " 10'-0" 10 ' - 0 " 10'-0" PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:43 AM A-202FLOOR PLAN - BUILDING 2117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1/8" = 1'-0" BUILDING 2 - 1ST FLOOR 1 1/8" = 1'-0" BUILDING 2 - 2ND FLOOR 2 1/8" = 1'-0" BUILDING 2 - 3RD FLOOR 3 1/8" = 1'-0" BUILDING 2 - ROOF DECK 4 GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D 1-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE UN I T 1 4 2-CAR GARAGE 20'-0" 20'-0" 20'-0" UN I T 1 5 UN I T 1 6 UN I T 1 7 UN I T 1 8 20'-0" 2'-6" 5'- 0 " 11 0 ' - 2 " 17 ' - 1 0 " 29 ' - 2 " 7' - 6 " 27 ' - 0 " 15 ' - 2 " 13 ' - 6 " 20 ' - 4 " 20 ' - 4 " 20 ' - 4 " 20 ' - 4 " 20'-0" 1 CAR GARAGE 1 CAR GARAGE VAN ACCESSIBLE BEDROOM #1 BEDROOM 1 BATH #1 2 CAR GARAGE BEDROOM #1 BATH #1 BEDROOM #1 1 CAR GARAGE BEDROOM #1 UNIT 20 UNIT 23 UNIT 24 UNIT 22 UNIT 21 UNIT 19 UNIT 25 PVT. O.S. 11'-8" 20'-4" 3'-0" 11 ' - 1 0 " 1' - 0 " 9'-8" BATH #1 CL O S E T 10 ' - 0 " CL O S E T CL O S E T 13 ' - 8 " BEDROOM #1 BATH #1 CL O S E T 17 ' - 1 0 " 17 ' - 1 0 " 17 ' - 1 0 " 18'-2" 20'-4" 20'-4" 20'-2" 22'-4" 1 CAR GARAGEVAN ACCESSIBLE KITCHEN / LIVING / DINING UNIT 25 12 ' - 0 " 12 ' - 0 " 5' AISLE 5' AISLE ADA ADAPTABLE UNIT ADA ADAPTABLE UNIT 2'-0"6'-0"2'-0" 10'-0" 20 ' - 0 " 20'-2"2'-0" 10'-0" 12 ' - 0 " UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 13 ' - 8 " 9'- 8 " 9'-4" 6' - 4 " 1'-11" 6'-1" KITCHEN BEDRM #1 LIVING / DINING 8' - 4 " BATHRM #1 BATHRM #1 BEDRM #1 KITCHEN LIVING / DINING TO 1st FLR DN. TO 3rd FLR UP TO 1st FLR DN. TO 3rd FLR UP TO 1st FLR DN. TO 3rd FLR UP BATHRM #1 BEDRM #1 TO 1st FLR DN. TO 3rd FLR UP TO 1st FLR DN. TO 3rd FLR UP LIVING / DINING KITCHEN KITCHEN LIVING / DINING BATHRM #1 LIVING / DINING BEDRM #1 BEDRM #1 KITCHEN 9' - 1 0 " 9'-4" 9'-8"20'-10" 13 ' - 8 " BATHRM #1 30'-8" 11 0 ' - 2 " 26 ' - 0 " 21 ' - 4 " 21 ' - 0 " 21 ' - 0 " 20 ' - 1 0 " 7' - 4 " 13 ' - 0 " 30'-8" BALCONY KITCHENLIVING / DINING RM. POWDER KITCHEN LIVING / DINING RM.PO W D E R KITCHEN LIVING / DINING RM. POWDER POWDER KITCHENLIVING / DINING RM. POWDER KITCHENLIVING / DINING RM. POWDER LIVING / DINING RM.KITCHEN W/D UNIT 20 UNIT 23 UNIT 24 UNIT 22 UNIT 21 UNIT 19 W/D W/D W/D W/D W/D W/D W/D W/D W/D ADA ADAPTABLE UNIT ADA ADAPTABLE UNIT 3'-3"7'-10" 2'-6" WH 78'-0" 9'-4"38'-0" PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:50 AM A-203FLOOR PLAN - BUILDING 3117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1/8" = 1'-0" BUILDING 3 - 1ST FLOOR 1 1/8" = 1'-0" BUILDING 3 - 2ND FLOOR 2 GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D 7'-10" UN I T 1 4 UN I T 1 5 UN I T 1 6 UN I T 1 7 UN I T 1 8 8'-6" 8' - 8 " 11'-6"6'-6" 13'-11" 4'-0" 11'-4" 1'-0" 7'- 1 0 " 8'-6" BEDRM #2 BEDRM #3 BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM 12 ' - 2 " 9' - 0 1 / 2 " 5'-0" 10'-0" 4'-0" BATHRM 2' - 0 " 12 ' - 6 " 13'-10" 4'-0" 5' - 6 " 8'-5"8'-5" BA T H R M BA T H R M BATHRM BATHRM BATHRM BATHRM BATHRM 10 ' - 4 " 11'-6" BATHRM BATHRM 10 8 ' - 3 " 45 ' - 5 " 21 ' - 0 " 41 ' - 1 0 " 10 8 ' - 3 " 45 ' - 5 " 21 ' - 0 " 41 ' - 1 0 " BEDRM #3 BEDRM #2 13 ' - 0 " 13'-11" 11'-6" 11'-2"16'-10"3'-6" 31'-6" TO 2nd FLR DN. TO 4th FLR UP TO 2nd FLR DN. TO 4th FLR UP TO 2nd FLR DN. TO 4th FLR UP TO 2nd FLR DN. TO 4th FLR UP TO 2nd FLR DN. TO 4th FLR UP 1'-10" 5'- 0 " 4'-2" 5'- 9 " 3'-4" BEDRM #3 10 ' - 6 " 12'-0" BA T H R M # 3 BA T H R O O M # 2 14 ' - 1 0 " 6'-0" 11'-6" 5'- 4 " 7'-2" 5' - 0 " 4'-6" 10'-10" 14'-6"12'-0" 8'-6"13'-4" 8' - 2 " 12'-4" 12 ' - 0 " 13'-4" 5'-0"3 1/2" 4'-2" 10 ' - 4 " 12'-4"2'-0" 2'-10" 36'-6" BEDRM #3 BEDRM #2 BATHRM #3 BATHRM #2 4'- 1 0 " CL O S E T BEDRM #3 BEDRM #2 CL O S E T CL O S E T CL O S E T BATHRM #3 BATHRM #2 BATHRM #3 BATHRM #2 CL O S E T CL O S E T BEDRM #3 BEDRM #213'-4" 5'- 6 " 5'- 6 " 5'-0" 7'- 9 " 10 ' - 6 " 12'-4" BEDRM #2 BEDRM #3CLOSET 7'-0" 9' - 2 " 6'-6" BEDRM #24' - 8 " 5'-0" 4'-0" 3'-2" BATHRM #3 BATHRM #3 BEDRM #3 BEDRM #2 BATHRM #2 BATHRM #2 CL O S E T CL O S E T CL O S E T CL O S E T CLOSET UNIT 20 UNIT 23 UNIT 24 UNIT 22 UNIT 21 UNIT 19 14'-4" 5'-10" 7'-6 1/4"5'-9 3/4" 5' - 6 " 6' - 6 " ADA ADAPTABLE UNIT 10 9 ' - 2 " 38'-0" 78'-0" 78'-0" UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 10'-8" 10'-8" AC AC AC BA L C O N Y PV T . O P E N S P A C E 10 0 S F M I N . AC WH AC 11'-10" 10 ' - 4 " 3'-2" 5' - 2 " 3'-2" 11'-10" ROOF TERRACE ROOF TERRACE ROOF TERRACE ROOF TERRACE ROOF TERRACE 10 ' - 0 " 10'-8" 10 ' - 0 " 10'-8" 9' - 6 " BA L C O N Y PV T . O P E N S P A C E 10 0 S F M I N . BA L C O N Y PV T . O P E N S P A C E 10 0 S F M I N . BA L C O N Y PV T . O P E N S P A C E 10 0 S F M I N . BA L C O N Y PV T . O P E N S P A C E 10 0 S F M I N . 10 ' - 0 " 9'- 6 " TO 3rd FLR DN. 3' - 0 " WH 3' - 0 " 6' - 4 " W D W D WH WH W D W/D W/D W/D WH TO 3rd FLR DN. TO 3rd FLR DN. TO 3rd FLR DN. TO 3rd FLR DN. 10 ' - 0 " 10 ' - 0 " 10'-8" PVT. OPEN SPACE 100SF MIN. ROOF TERRACE WH AC PVT. OPEN SPACE 100SF MIN. AC AC AC AC WH WH WH WH PVT. OPEN SPACE 100SF MIN. PVT. OPEN SPACE 100SF MIN. PVT. OPEN SPACE 100SF MIN.14 ' - 8 " ROOF TERRACE 11'-0" 10 ' - 4 " 25'-0" 13'-6" 11'-0" ROOF TERRACE ROOF TERRACE ROOF TERRACE UNIT 20 UNIT 23 UNIT 24 UNIT 22 UNIT 21 UNIT 19 10 ' - 0 " W/D W/D W/D W/D AC 10 ' - 0 " 10 ' - 0 " 11'-0" 11'-0" 10 ' - 0 " PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:35:56 AM A-204FLOOR PLAN - BUILDING 3117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1/8" = 1'-0" BUILDING 3 - 3RD FLOOR 5 1/8" = 1'-0" BUILDING 3 - ROOF DECK 6 GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 3 4 1 6 5' - 2 " 8' - 0 " 10 ' - 2 " 10 ' - 2 " 10 ' - 0 " 6" 44 ' - 0 " 1 7 6 11 10 Level 1 Level 2 Level 4 Level 3 Top Plate Grade 6" 10 ' - 0 " 10 ' - 2 " 10 ' - 2 " 8' - 0 " 38 ' - 1 0 " Highest Top of Roof 4' - 0 " 1 3 2 4 12 18 3 4 6" 10 ' - 0 " 10 ' - 2 " 10 ' - 2 " 8' - 0 " 5 ' - 2 " 38 ' - 1 0 " 1 7 6 Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 5' - 2 " 8' - 0 " 10 ' - 2 " 10 ' - 2 " 10 ' - 0 " 6" 44 ' - 0 " 8'- 0 " 1 2 3 4 13 11 14 4 11 5 3 1616 17 20 8718 13 10 11 1 7 6 4 3 4 10 Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 8'-6"14'-0" 2'-0"10'-0"2'-0" 2'-0" 1 9 18 17 11 3 5 11 4 5 5' - 2 " 8' - 0 " 10 ' - 2 " 10 ' - 2 " 10 ' - 0 " 6" 44 ' - 0 " 1 7 6 PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:36:07 AM A-301ELEVATIONS - BUILDING 1117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM 1/8" = 1'-0" BUILDING 1 - EAST ELEVATION 1 1/8" = 1'-0" BUILDING 1 - NORTH ELEVATION 3 1/8" = 1'-0" BUILDING 1 - SOUTH ELEVATION 4 1/8" = 1'-0" BUILDING 1 - WEST ELEVATION 2ELEVATION KEYNOTES • • CONCRETE ROOF TILE (EAGLE ROOFING) CAPISTRANO COLOR: 3581 ARCADIA CANYON BROWN 1 • STUCCOED TRIMS (MERLEX STUCCO) COLOR TO MATCH P-105 OAT GRAIN (BEIGE) 2 • • EXTERIOR WINDOWS / FRENCH DOORS (MILGARD) MILGARD V300 TRINSIC SERIES EXTERIOR COLOR: BLACK 6 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-105 OAT GRAIN (BEIGE) 3 • WOOD TRIM, WOOD BRACKET (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 5 • WROUGHT IRON RAILING MATERIAL: IRON, PAINTED BLACK 8 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-6 EL DORADO (WHITE) 4 7 • EXTERIOR LIGHTING FIXTURES COLOR: COPPER BRONZE 11 • FASCIA BOARD (MILLWORK BY OTHERS) PAINTED COLOR: WEATHERED BROWN 9 12 • GUTTER, DOWNSPOUT, LEADER BOX MATERIAL: RUSTIC COPPER, COLOR: BLACK 14 • • GARAGE DOOR (AMARR GARAGE DOOR) COLLECTION: AMARR LINCOLHN PAINTED COLOR: MIDNIGHT SPRUCE DE6294 15 • STONE VENEER (ELDORADO STONE) COLLECTION: FIELDLEDGE, ANDANTE • DECORATIVE IRONWORKS WROUGHT IRON, COLOR: BLACK • WOODWORK (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 16 • • CROWN MOULDING (MERLEX STUCCO) STUCCOED COLOR TO MATCH WALL STUCCO FINISH 10 13 • GFRC GRILLES STUCCOED TO MATCH WALL COLOR 17 • AWNING W/ WROUGHT IRON COLOR: BLACK 18 • GABLE ATTIC CLAY VENT COLOR: TERRACOTTA CLAY 19 • PARAPET CAP SHEET METAL, COLOR TO MATCH STUCCO 20 • METAL SEAM AT METAL ROOF GALVANIZED STEEL, COLOR: BLACK GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " 1 7 6 Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " 1/8" = 1'-0" BUILDING 2 - EAST ELEVATION 1 1/8" = 1'-0" BUILDING 2 - NORTH ELEVATION 3 1/8" = 1'-0" BUILDING 2 - SOUTH ELEVATION 4 1/8" = 1'-0" BUILDING 2 - WEST ELEVATION 2 PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:36:22 AM A-302ELEVATIONS - BUILDING 2117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM ELEVATION KEYNOTES • • CONCRETE ROOF TILE (EAGLE ROOFING) CAPISTRANO COLOR: 3581 ARCADIA CANYON BROWN 1 • STUCCOED TRIMS (MERLEX STUCCO) COLOR TO MATCH P-105 OAT GRAIN (BEIGE) 2 • • EXTERIOR WINDOWS / FRENCH DOORS (MILGARD) MILGARD V300 TRINSIC SERIES EXTERIOR COLOR: BLACK 6 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-105 OAT GRAIN (BEIGE) 3 • WOOD TRIM, WOOD BRACKET (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 5 • WROUGHT IRON RAILING MATERIAL: IRON, PAINTED BLACK 8 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-6 EL DORADO (WHITE) 4 7 • EXTERIOR LIGHTING FIXTURES COLOR: COPPER BRONZE 11 • FASCIA BOARD (MILLWORK BY OTHERS) PAINTED COLOR: WEATHERED BROWN 9 12 • GUTTER, DOWNSPOUT, LEADER BOX MATERIAL: RUSTIC COPPER, COLOR: BLACK 14 • • GARAGE DOOR (AMARR GARAGE DOOR) COLLECTION: AMARR LINCOLHN PAINTED COLOR: MIDNIGHT SPRUCE DE6294 15 • STONE VENEER (ELDORADO STONE) COLLECTION: FIELDLEDGE, ANDANTE • DECORATIVE IRONWORKS WROUGHT IRON, COLOR: BLACK • WOODWORK (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 16 • • CROWN MOULDING (MERLEX STUCCO) STUCCOED COLOR TO MATCH WALL STUCCO FINISH 10 13 • GFRC GRILLES STUCCOED TO MATCH WALL COLOR 17 • AWNING W/ WROUGHT IRON COLOR: BLACK 18 • GABLE ATTIC CLAY VENT COLOR: TERRACOTTA CLAY 19 • PARAPET CAP SHEET METAL, COLOR TO MATCH STUCCO 20 • METAL SEAM AT METAL ROOF GALVANIZED STEEL, COLOR: BLACK GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof1234 17 11 4 3 17 15 1411 17 2 44 ' - 0 " Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " 1' - 2 " 2' - 4 " 7' - 0 1 / 2 " 6 1 / 2 " Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " 5' - 2 " 8' - 0 " 10 ' - 2 " 10 ' - 2 " 10 ' - 0 " 6" 1 2 3 19 18 13 4 11 15 11 14 1715 4 3 2 1/8" = 1'-0" BUILDING 3 -INTERIOR COURTYARD SOUTH ELEVATION 3 1/8" = 1'-0" BUILDING 3 - SOUTH ELEVATION 4 1/8" = 1'-0" BUILDING 3 - WEST ELEVATION 2 PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:36:35 AM A-303ELEVATIONS - BUILDING 3117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM ELEVATION KEYNOTES • • CONCRETE ROOF TILE (EAGLE ROOFING) CAPISTRANO COLOR: 3581 ARCADIA CANYON BROWN 1 • STUCCOED TRIMS (MERLEX STUCCO) COLOR TO MATCH P-105 OAT GRAIN (BEIGE) 2 • • EXTERIOR WINDOWS / FRENCH DOORS (MILGARD) MILGARD V300 TRINSIC SERIES EXTERIOR COLOR: BLACK 6 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-105 OAT GRAIN (BEIGE) 3 • WOOD TRIM, WOOD BRACKET (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 5 • WROUGHT IRON RAILING MATERIAL: IRON, PAINTED BLACK 8 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-6 EL DORADO (WHITE) 4 7 • EXTERIOR LIGHTING FIXTURES COLOR: COPPER BRONZE 11 • FASCIA BOARD (MILLWORK BY OTHERS) PAINTED COLOR: WEATHERED BROWN 9 12 • GUTTER, DOWNSPOUT, LEADER BOX MATERIAL: RUSTIC COPPER, COLOR: BLACK 14 • • GARAGE DOOR (AMARR GARAGE DOOR) COLLECTION: AMARR LINCOLHN PAINTED COLOR: MIDNIGHT SPRUCE DE6294 15 • STONE VENEER (ELDORADO STONE) COLLECTION: FIELDLEDGE, ANDANTE • DECORATIVE IRONWORKS WROUGHT IRON, COLOR: BLACK • WOODWORK (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 16 • • CROWN MOULDING (MERLEX STUCCO) STUCCOED COLOR TO MATCH WALL STUCCO FINISH 10 13 • GFRC GRILLES STUCCOED TO MATCH WALL COLOR 17 • AWNING W/ WROUGHT IRON COLOR: BLACK 18 • GABLE ATTIC CLAY VENT COLOR: TERRACOTTA CLAY 19 • PARAPET CAP SHEET METAL, COLOR TO MATCH STUCCO 20 • METAL SEAM AT METAL ROOF GALVANIZED STEEL, COLOR: BLACK GREENFIELD AVE E L I V E O A K A V E BU I L D I N G 3 BU I L D I N G 2 BU I L D I N G 1 KEY PLAN SCALE: NTS U01 U02 U03 U04 U05 U06 U07 U08 U09 U10 U11 U12 U13 U14 U15 U16 U17 U18 U19 U20 U21 U22 U24 U23 IN T E R I O R C O U R T Y A R D Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 1 2 3 4 15 17 11 15 3 7 6 5' - 2 " 8' - 0 " 10 ' - 2 " 10 ' - 2 " 10 ' - 0 " 6" 44 ' - 0 " 8' - 0 " 10 ' - 2 " 10 ' - 2 " 10 ' - 0 " 6" Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " 2 3 4 4 11 1 76 18 19 4 1215 1 32 4 Level 1 Level 2 Level 4 Level 3 Top Plate Grade Highest Top of Roof 44 ' - 0 " 1 2 3 19 11 17 15 15143 8' - 0 " 1/8" = 1'-0" BUILDING 3 - EAST ELEVATION.1 1/8" = 1'-0" BUILDING 3 - NORTH ELEVATION.3 1/8" = 1'-0" BUILDING 3 - INTERIOR COURTYARD NORTH ELEVATION 4 PROJECT 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 | WWW.PDS-STUDIO.COM PDS STUDIO INC. ARCHITECT 2/11/2026 10:36:47 AM A-304ELEVATIONS - BUILDING 3117 E LIVE OAK AVE ARCADIA CA 91006 NEW 25-UNITS CONDOMINIUM ELEVATION KEYNOTES • • CONCRETE ROOF TILE (EAGLE ROOFING) CAPISTRANO COLOR: 3581 ARCADIA CANYON BROWN 1 • STUCCOED TRIMS (MERLEX STUCCO) COLOR TO MATCH P-105 OAT GRAIN (BEIGE) 2 • • EXTERIOR WINDOWS / FRENCH DOORS (MILGARD) MILGARD V300 TRINSIC SERIES EXTERIOR COLOR: BLACK 6 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-105 OAT GRAIN (BEIGE) 3 • WOOD TRIM, WOOD BRACKET (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 5 • WROUGHT IRON RAILING MATERIAL: IRON, PAINTED BLACK 8 • CEMENT PLASTER (MERLEX STUCCO) SAND FINISH, COLOR: P-6 EL DORADO (WHITE) 4 7 • EXTERIOR LIGHTING FIXTURES COLOR: COPPER BRONZE 11 • FASCIA BOARD (MILLWORK BY OTHERS) PAINTED COLOR: WEATHERED BROWN 9 12 • GUTTER, DOWNSPOUT, LEADER BOX MATERIAL: RUSTIC COPPER, COLOR: BLACK 14 • • GARAGE DOOR (AMARR GARAGE DOOR) COLLECTION: AMARR LINCOLHN PAINTED COLOR: MIDNIGHT SPRUCE DE6294 15 • STONE VENEER (ELDORADO STONE) COLLECTION: FIELDLEDGE, ANDANTE • DECORATIVE IRONWORKS WROUGHT IRON, COLOR: BLACK • WOODWORK (MILLWORK BY OTHERS) PAINTED COLOR: MIDNIGHT SPRUCE DE6294 16 • • CROWN MOULDING (MERLEX STUCCO) STUCCOED COLOR TO MATCH WALL STUCCO FINISH 10 13 • GFRC GRILLES STUCCOED TO MATCH WALL COLOR 17 • AWNING W/ WROUGHT IRON COLOR: BLACK 18 • GABLE ATTIC CLAY VENT COLOR: TERRACOTTA CLAY 19 • PARAPET CAP SHEET METAL, COLOR TO MATCH STUCCO 20 • METAL SEAM AT METAL ROOF GALVANIZED STEEL, COLOR: BLACK CHECKED BY: SCALE: PROJECT: PLOT DATE: PROJECT NO: REVISION DATE NOTES: 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 WWW.PDS-STUDIO.COM ARCHITECT SEAL: SHEET NO: SHEET NAME: ARCHITECTURE + DESIGN PDS STUDIO AHJ STAMP APPROVAL 2/11/2026 10:37:10 AM A-310 Checker 3D AXON VIEWS NEW 25-UNITS CONDOMINIUM 117 E LIVE OAK AVE ARCADIA CA 91006 - VIEW ALONG LIVE OAK AVE VIEW ALONG GREENFIELD AVE VIEW AT STREET CORNERVIEW FROM GREENFIELD AVE CHECKED BY: SCALE: PROJECT: PLOT DATE: PROJECT NO: REVISION DATE NOTES: 711 S. FIRST AVE, ARCADIA, CA 91006 TEL: 626-294-9402 WWW.PDS-STUDIO.COM ARCHITECT SEAL: SHEET NO: SHEET NAME: ARCHITECTURE + DESIGN PDS STUDIO AHJ STAMP APPROVAL 12" = 1'-0" 2/11/2026 10:37:11 AM A-311 Checker 3D VIEWS NEW 25-UNITS CONDOMINIUM 117 E LIVE OAK AVE ARCADIA CA 91006 -