Historic Preservation Commission Staff Report Application: Dpr2017-17 Agenda Item: Ar-1

HISTORIC PRESERVATION COMMISSION STAFF REPORT APPLICATION: DPR2017-17 AGENDA ITEM: AR-1

PREPARED BY: Teresa Santilena MEETING DATE: September 27, 2017 Assistant Planner

TITLE: Determination of Historic Significance 521 South Alta Vista Avenue and 401 West Colorado Boulevard

APPLICANT: Kamen Lai Elite Design Development Inc. 8748 Valley Boulevard, Suite K Rosemead, CA 91770

REQUEST: Determine the historic significance of residential buildings built within the historic period (50 years or older) that are proposed for demolition.

BACKGROUND: The City’s demolition review standards are set forth in Chapter 17.10 of the Monrovia Municipal Code and apply to main residential buildings in any zone that are fifty (50) years old or older proposing total demolition or significant alteration or removal of exterior building wall area and/or roof area. The demolition application requires the submittal of either documentation from a historic survey that indicates a California Historical Resource Status (CHRS) code for the subject building and other site data, a historic assessment and 521 S. Alta Vista determination of CHRS code for the Ave. – Rear Unit property by a qualified historic preservation consultant, or a written request for an exemption due to perceived lack of historic significance.

The evaluation and determination made by the Historic Preservation Commission is in the form of approval of a DPR Form which includes the assignment of a CHRS code. The determination made by the Commission using the CHRS code is the first step in the process and will be part of the overall evaluation of the “project” pursuant to the California Environmental Quality Act (CEQA).

The applicant is developing plans for the construction of a multi-family development which involves the demolition of three existing residential buildings located at 521 South Alta Vista Avenue and 401 West Colorado Boulevard. The subject site consists of two parcels located on the northwest corner of West Colorado Boulevard and South Alta Vista Avenue across the street from Monroe Elementary School. The property located at 521 South Alta Vista Avenue is developed with two main residential buildings;

one built in 1907 (front unit) and one built in 1963 (rear unit). The property located at 401 West Colorado Boulevard is 521 S. Alta developed with one main residential

Vista Ave. building that was built in 1963, as well South Alta Vista Avenue Alta Vista South 401 W. as a detached garage and a commercial Colorado Blvd. building.

In 2014, a similar multi-family project West Colorado Boulevard was proposed at this location but was never realized. Prior to Ordinance No. 2016-10, only residential structures built before 1940 required review. At the October 29, 2014 meeting, the Historic Monroe Preservation Commission reviewed the Elementary front unit located at 521 South Alta Vista School Avenue and determined that it did not have historic significance and therefore assigned a CHRS code of 6Z to that structure. Given that a new project is now proposed, the other two residential structures proposed for demolition require review under Ordinance No. 2016-10, as they were constructed more than 50 years ago. The applicant has submitted a letter requesting an exemption for the rear unit located at 521 South Alta Vista Avenue due to the perceived lack of historic significance (Exhibit A). The previously adopted DPR Form for the front unit has been amended to include the second unit (Exhibit B). Lastly, the applicant hired a qualified consultant to complete an evaluation of historic significance for the main residential unit located at 401 West Colorado Boulevard (Exhibit C).

ANALYSIS:

521 South Alta Vista Avenue The single-story, 1,140 square foot rear second unit located at 521 South Alta Vista Avenue was built in 1963. It was constructed using common materials and methods in the 1960s and does not embody the distinguishing characteristics of an architectural type specimen. The residence is clad in stucco siding and capped with a composition shingle hipped roof. With the exception of the attached carport, the unit is not visible from the public right-of-way. Permit history indicates that the structure has not been significantly altered since it was constructed and it is not known to be associated with any significant individuals.

401 West Colorado Boulevard A historical evaluation for the property located at 401 West Colorado Boulevard was provided as part of the application and includes a completed DPR Form with background documentation that was prepared by Jeanette A. McKenna, dated February 10, 2017. According to the historic assessment, the site is improved with one residential structure built in 1963, one commercial structure, a corner market, built 401 W. Colorado Blvd. – Residential Unit in 1922, and one garage built in 1942.

Although Ordinance No. 2016-10 only applies to residential structures, the professional assessment does include an evaluation of the corner market. The market was the original structure on the parcel and was built in the Craftsman style. According to the consultant report, the market has undergone significant alteration since it was constructed, including replacement of the windows, relocation of the primary entrance, and an addition to the north west corner of the structure. It also appears that the siding may have been replaced. Therefore, the building does not retain historic significance.

Permit history shows that a “garage and wash room” was added to the property in 1942. The garage has a gable roof and is clad in wood siding. It is oriented with the entrance on the north elevation, therefore the rear of the garage faces West Colorado Boulevard. The garage has also been altered with a small room addition on the east side of the structure. Finally, the 952 square foot residential structure was built in 1963. The assessment report documents that the house also appears to have been significantly altered. The original windows have been replaced with vinyl windows. Additionally, though there is no permit on file, the house appears to have undergone an addition to the west side of the structure for the entire length of the house.

The historic assessment did not find evidence of the property at 401 West Colorado Boulevard to be associated with any known significant people or events. Based on the findings of the historical assessment, the applicant’s historic consultant determined that the property does not meet any of the criteria for local landmark designation.

Neighborhood Context Staff completed a windshield survey to determine whether the residential structures would be considered contributors to a potential historic district. With the exception of the carport, the rear unit located at 521 South Alta Vista Avenue is largely out of view from the public right-of-way, and therefore would not be considered a contributor to a historic district. The residential structure located at 401 West Colorado Boulevard does not relate to the surrounding neighborhood in terms of architectural style and year built. Of the ten street facing homes on the north side of West Colorado Boulevard between Mayflower and South Alta Vista Avenues, five were built between 1902 and 1924 in the Craftsman style. Four of the homes were built between 1945 and 1956 in either the minimal traditional or ranch styles and the subject structure was built in 1963 in the vernacular style. Therefore, staff determined that the residential units located at 521 South Alta Vista Avenue and 401 West Colorado Boulevard would not be contributors to a potential historic district.

RECOMMENDATION: The applicant’s exemption request demonstrates that the property at 521 South Alta Vista Avenue does not have architectural or known historic value that meets the criteria for local landmark status and is not a contributor to a potential historic district. Furthermore, the DPR Form prepared by the consultant determined that the property at 401 West Colorado Boulevard does not have architectural or known historic value that meets the criteria for local landmark status. Staff recommends that the Historic Preservation Commission accept the two DPR Forms and assign a CHRS Code of 6Z to the properties. If the Commission concurs with this recommendation, then the following motion is appropriate:

Approve the DPR Forms with a Status Code of 6Z.

Exhibit A

McKenna et al. History/Archaeology/Architectural History/Ethnography/Paleontology

Jeanette A. McKenna, MA, HonDL Reg. Professional Archaeologist September 9, 2017 Owner and Principal Investigator

City of Monrovia Attn: Historic Preservation Commission Community Development Department 415 S. Ivy Avenue Monrovia, California 91016

RE: 521 S. Alta Vista Avenue.

To Whom It May Concern:

McKenna et al. recently completed the architectural assessment of the structures located at 401 W. Colorado Blvd. and has been asked to address the adjacent property at 521 S. Alta Vista Avenue. This property was addressed in 2014, per a previously completed DPR-523 form, but did not include the rear residence (built in 1963).

At this time, and having reviewed the basic information pertaining to the property at 521 S. Alta Vista Avenue, McKenna et al. is respectfully requesting the Commission consid- er an exemption from the standard review process. This request is based on the prior determination that the main residence (built in 1907) is not a significant structure and the rear residence (built in 1963) is not architecturally significant.

This second residence is a relatively small building of 1,140 square feet and built in a manner consistent with basic early 1960s construction: concrete pad with a wood framed structure; stucco siding; a replaced composition shingle roof design; and no outstanding design elements. Overall, this structure would be characterized as a “minimal traditional” structure indicative of tens-of-thousands of structures scattered throughout Southern California.

City building permits were reviewed. These permits confirmed the 1963 construction date and identified the owner as William H. Alcorn. The residence was described as a one story residence valued as $12,290.00 (+/-). A carport was included in the construction. No other descriptive data was provided in the permits. With the exception of general maintenance (e.g. new roof), no significant alterations to the residence were re- flected in the permits.

6008 Friends Avenue, Whittier, California 90601-3724 or 1941 E. Pegasus Drive, Tempe, Arizona 85283 (562) 696-3852 (CA Office and FAX) (480) 664-0682 (AZ Office and FAX) Email = [email protected] Exhibit A

-2-

As a relatively simple example of a “minimal traditional” residence dating to the 1960s, this residence would not meet the standard CEQA for consideration as a historical resource. Further, it would fail to meet the minimum requirements of the City of Monrovia. It has not been associated with an historical event or person, is not architecturally significant, and has not yielded any evidence suggesting scientific sensitivity (e.g. archaeology or paleontology).

Mr. Alcorn was not the original owner of the property and was not associated with the construction of the 1907 residence. His tenure on the property dates to 1963 (purchas- ing the property from Marion E. Rosdahl (Peterson). who, in turn, acquired the property of the Plantes. The basic ownership is as follows:

1920 G.W. Hunsaker 1942 Louis Plante 1949 Alice Plante 1963 William H. Alcorn 1986 David C. Allen

Again, for consideration, McKenna et al. asserts the 1963 residence at 521 S. Alta Vista Avenue is a relatively new addition to the general area and fails to reflect consistency with the earlier developments in the area. It is a structure with no outstanding architectural design elements and has been subject to some limited alterations (e.g. roof replacement). The residence is not quite visible from the street and, therefore, neither added to nor takes from the overall setting of the area. It fails to meet the minimum requirements for consideration as a historical resource and McKenna et al. has concluded a full assessment, per local guidelines, would not result in any change to this conclu- sion.

I can be available for consultation, if requested. Otherwise, I hope the data provided in this summary is complete and applicable to your decision making process.

Sincerely, Jeanette A. McKenna Jeanette A. McKenna, Principal McKenna et al.

6008 Friends Avenue, Whittier, California 90601-3724 or 1941 E. Pegasus Drive, Tempe, Arizona 85283 (562) 696-3852 (CA Office and FAX) (480) 664-0682 (AZ Office and FAX) Email = [email protected] -3-

Exhibit A

HISTORIC PRESERVATION COMMISSION STAFF REPORT

APPLICATION: Demolition Review AGENDA ITEM: AR-8

PREPARED BY: Ili Lobaco MEETING DATE: October 29, 2014 Associate Planner

SUBJECT: Demolition Review of Pre-1940’s Residential Structure 521 South Alta Vista Avenue

APPLICANT: Kensing Development Inc. 9168 Las Tunas Drive Temple City, CA 91780

REQUEST: Demolition of pre-1940’s residence ENVIRONMENTAL DETERMINATION: Ministerial Action PRC §21080(b)(1)

BACKGROUND: On October 1, 2014 the owner of 521 South Alta Vista Avenue submitted an application to demolish the house at this location. According to County Assessor information, the home was built in 1907 and is therefore subject to the residential demolition ordinance which applies to residential structures in residential zones that were built prior to 1940.

DISCUSSION: According to current Tax Assessor information, the existing 912 square foot single-story residence was built in 1907. City building permits for the original construction could not be found but a second unit was built in 1963 to the rear of the property.

The one-story mass plan vernacular bungalow is capped by a pyramidal roof which has been altered to include flat oval sun lights. Roof elements include slightly overhanging eaves and a thick cornice. The single-family residence has a full-front width projecting shed roof porch on the primary (east) elevation. It is supported by simple posts and a balustrade and features exposed rafter beneath the porch roof. Within the porch area is the centrally located replacement front door flanked by wide picture windows. The wood-framed dwelling is clad in stucco. Exhibit A

Staff has assigned a California Historical Resources Status Code of 6Z due to its altered exterior and its lack of architectural integrity and therefore, does not meet any of the criteria required for landmark designation.

The City’s demolition ordinance has a 120-day review on the demolition. Once the City receives an application for demolition, the 120-day period begins, and the review is then set for the next available agenda of the Historic Preservation Commission. This request was received on October 1, 2014. The date of the Historic Preservation Commission meeting marks the 28th day from the date of application.

Staff recommends that the Historic Preservation Commission find that the residence at 521 South Alta Vista Avenue is not eligible for landmark status and may be demolished. If the Commission concurs with this recommendation, then following the public meeting the following motion is appropriate:

Approve the DPR Form with a Status Code of 6Z finding that the front unit at 521 South Alta Vista Avenue does not have architectural value that meets the criteria for local landmark status Exhibit A

City of Monrovia Primary # Department of Community Development HRI # PRIMARY RECORD Trinomial CHR Status Code 6Z Other Listings Review Code Reviewer Date Page 1 of 2 *Resource Name or #: 521 South Alta Vista Avenue

P1 Other Identifier: *P2 Location: Not for Publication Unrestricted a. County: Los Angeles c. Address: 521 South Alta Vista Avenue City: Monrovia Zip: 91016 e. Other Locational Data: APN # 8505-006-018 P3a Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)

The one-story mass plan vernacular bungalow is capped by a pyramidal roof which has been altered to include flat oval sun lights. Roof elements include slightly overhanging eaves and a thick cornice. The single-family residence has a full-front width projecting shed roof porch on the primary (east) elevation. It is supported by simple posts and a balustrade and features exposed rafter tails under the porch roof. Within the porch area is the centrally located replacement front door flanked by wide picture windows. The wood-framed dwelling is clad in stucco.

P3b Resource Attributes: (List attributes and codes) HP1. Unknown *P4 Resources Present: Building Structure Object Site District Element of District Other P5a Photograph P5b Description of Photo: Front, October 2014

P6 Date Constructed: 1907 Source: LA County Assessor P7 Owner and Address: Kensing Development 9168 Las Tunas Drive Temple City, CA 91780

P8 Recorded by: City of Monrovia October P9 Date Recorded: 2014 P10 Survey Type: Individual

P11 Report Citation:

Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List): Exhibit A

City of Monrovia Primary # ______Department of Community Development HRI # ______BUILDING, STRUCTURE, AND OBJECT RECORD Trinomial ______

Page 2 of 2 *Resource Name or #: 521 South Alta Vista Avenue

B1 Historic Name: N/A

B2 Common Name: N/A

B3 Original Use HP2 – single family residence

B4 Present Use HP2 - single-family residence

B5 Architectural Style Craftsman Bungalow

B6 Construction History (Construction date, alterations, and date of alterations)

1907 – Front unit built 1920 – Garage built 1963 – Rear second unit built

B7 Moved: No Date Moved N/A Original Location B8 Related Features: None

B9a Architect: Unknown b. Builder: Unknown

B10 Significance: Theme: Residential Area: Monrovia Period of Significance: 1907 Property Type HP2 - Single Family Property Discuss importance in terms of historical or architectural context as well as integrity. Due to the extensive alterations, this building no longer retains integrity and has no apparent historical significance. Therefore, this building appears ineligible for the National Register and the California Register. It also appears ineligible for local designation.

B11 Additional Resource Attributes: Sketch Map with north arrow: B12 References: LA County Assessor City of Monrovia Building Permits

B13 Remarks

City of Monrovia B14 Evaluator /Date October 2014

DPR 523A-Test (8/94) Exhibit B City of Monrovia Primary # Department of Community Development HRI # PRIMARY RECORD Trinomial CHR Status Code 6Z Other Listings Review Code Reviewer Date Page 1 of 2 *Resource Name or #: 521 South Alta Vista Avenue

The one-story mass plan vernacular bungalow is capped by a pyramidal roof which has been altered to include flat oval sun lights. Roof elements include slightly overhanging eaves and a thick cornice. The single-family residence has a full-front width projecting shed roof porch on the primary (east) elevation. It is supported by simple posts and a balustrade and features exposed rafter tails under the porch roof. Within the porch area is the centrally located replacement front door flanked by wide picture windows. The wood-framed dwelling is clad in stucco.

The one-story second unit with attached carport is clad in stucco and capped with a hipped roof. The wood-framed vernacular structure rests on a concrete slab. It is largely out of view from the public right-of-way.

P3b Resource Attributes: (List attributes and codes) HP1. Unknown *P4 Resources Present: Building Structure Object Site District Element of District Other P5b Description of Photo: Front Unit East Elevation(Front), October 2014

P6 Date Constructed: 1907/1963 Source: LA County Assessor P7 Owner and Address: Kensing Development, Inc. 9168 Las Tunas Drive Temple City, CA 91780

P8 Recorded by: City of Monrovia October 2014/ Amended September P9 Date Recorded: 2017 P10 Survey Type: Individual

P5a Photograph

P11 Report Citation:

City of Monrovia Primary # ______Department of Community Development HRI # ______BUILDING, STRUCTURE, AND OBJECT RECORD Trinomial ______

Page 2 of 2 *Resource Name or #: 521 South Alta Vista Avenue

B1 Historic Name: N/A

B2 Common Name: N/A

B3 Original Use HP2 – single family residence

B4 Present Use HP3 - multiple-family residence

B5 Architectural Style Craftsman Bungalow/Vernacular

B6 Construction History (Construction date, alterations, and date of alterations)

1907 – Front unit built 1920 – Garage built 1963 – Rear second unit built

B7 Moved: No Date Moved N/A Original Location B8 Related Features: None

B9a Architect: Unknown b. Builder: Unknown (front)/Imperial Homes, Inc. (rear)

B10 Significance: Theme: Residential Area: Monrovia Period of Significance: 1907/1963 Property Type HP3 - Multiple Family Property Discuss importance in terms of historical or architectural context as well as integrity. Due to the extensive alterations, the original building no longer retains integrity and has no apparent historical significance. Therefore, this building appears ineligible for the National Register and the California Register. It also appears ineligible for local designation. The rear second unit was constructed using common materials and methods in the 1960s and does not embody the distinguishing characteristics of an architectural type specimen. It is largely out of view of the public right-of- way. It also does appears ineligible for national, state, or local designation. B11 Additional Resource Attributes: Sketch Map with north arrow: B12 References: LA County Assessor

City of Monrovia Building Permits

B13 Remarks

City of Monrovia B14 Evaluator October 2014/Amended

/Date September 2017 SouthVista Alta Avenue

N West Colorado Boulevard

DPR 523A-Test (8/94) Exhibit C

McKenna et a看営

H isto「yIA「chaeoIogyIArchitectu「al H istory/Ethnog 「aphy/Paieontoiogy

Jeane慣e A. McKema, MA, HonDL

Reg, P「ofessionaI A「chaeoIogist Feb「uary 14, 2017 Owne「 and P「incipa=nvestigato「

Kensing Deveiopment, LLC Attn: Johmy Lam 9168 Las Tunas Drive Temple City, CaIifomia 91780

RE: 401 W. CoIo「ado BIvd., Mon「ovia, CA,

M「.Lam:

McKenna et al. has compIeted the a「Chitectu「ai assessment of the p「OPerty at 401 W.

CoIo「ado Bivd,, Monrovia, Los AngeIes County, Caiifb「nia. This assessment invoived

the completion of backg「Ound 「esearch, a fieId visit fo「 photographs and cur「ent condi-

tions, and the prepa「ation ofthe standard DPR-523 fo「ms.

As a 「esult of the studies, McKema et aI. conciuded the three standing st「uctures

(1922, 1942, and 1963) have ai看be significant看y aitered and Iack a「Chitectura=ntegrity, Furthe「, they camot be associated with any sign師Cant eVent, PerSOn, a「Chitect, O「 maS-

te「 bu嗣e「. The p「OPerty yieIded no evidence to suggest it may yield scien帥c data im-

POrtant tO unde「standing archaeoiogical or paleontoiogical 「esou「ces.

As such, McKema et a○○ has dete「mine the prope巾y fails to meet the minimum th「esh-

Oid fo「「ecognition as a sign洞cant cuItura看resou「ce and, the「efore, the p「OPOSed demoli-

tion of the st「uctures and the 「edeveIopment of the property wi= NOT resuit in any ad- VerSe enVironmenta=mpacts.

1f you have any questions, Piease feel free to contact my o冊ce at you「 convenience,

Since「ely, 脇aゲ履耗肌身 Jeanette A. McKenna, P「incipa看

6008印ends Avenue, Wh軸er, Ca冊bm治90601-3724 0「 1941 E. Pegasus Drive, Tempe, Arizona 85283 6-3852 (CA O情ce and FAX) (480) 664-0682 (AZ O怖ce and FAX) Email jea珊e粧e_mCk老意義昌e軽電@am≒ aiLcom Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial Other Listings: Review Code: 6Z Reviewer: Jeanette A. McKenna Date: 2/10/17 Page 1 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA

P1. Other Identifier: APN 8505-006-019 *P2. Location Not for Publication X Unrestricted *P2a. County: Los Angeles P2b. USGS 7.5’ Quad: Mt. Wilson Date: 1988 T 1N; R 11W; SW ¼ of NW ¼ of Sec. 26; S.B.B.M. P2c. Address: 401 W. Colorado Blvd. City: Monrovia Zip: 91016 3778607 mN P2d. UTMs: NAD 27 Zone: 11 407176 mE

P2e. Other Locational Data: (e.g.: parcel #, directions to resource, elevation, etc., as appropriate) Northwest corner of W. Colorado Blvd. and Alta Vista Avenue; both residence and store face south; garage faces north.

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) See Continuation Sheet

P3b. Resource Attributes: (List attributes and codes.) HP-2 (Single Family Residential) and HP-6 (Commercial) *P4. Resources Present: □ Building □ Structure □ Object X Site □ District □ Element of District □ Others (Isolate, etc.) P5a. Photo or Drawing (Photo Required for Buildings, Structures, and Objects.) P5b: Description of Photo: 2/10/17 (facing north) *P6. Date of Construction/Age □ Historic □ Prehistoric □ Both *P7. Owner and Address: Kensing Development, Inc. 9168 Las Tunas Drive Temple City, CA 91780 *P8. Recorded by: McKenna et al. Jeanette A. McKenna, Principal McKenna et al. Whittier CA 90601 *P9. Date Recorded: Feb. 10, 2017 *P10. Survey Type: Assessment *P11. Report Citation: (Cite survey report and other sources, or enter “None.”) McKenna, Jeanette A. (2017) – Architectural Assessment of 401 W. Colorado Blvd., Monrovia, Los Angeles County, California 91016. On file, McKenna et al., Whittier, California. *Attachments □ NONE X Location Map X Sketch Map X Continuation Sheet X BSO Record □ Archaeological Record □ District Record □ Linear Feature Record □ Milling Station Record □ Rock Art Record □ Artifact Record □ Photographic Record X Other (List): Photos and Maps

DPR 523A (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 38 *NRHP Status Code 6Z *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, CA (GROCERY STORE)

B1. Historic Name: Unknown B2. Common Name: APN 8505-006-019 B3. Original Use: Commercial B4. Present Use: Commercial and Residential *B5. Architectural Style: Eclectic California Bungalow *B6. Construction History: (Construction Date, Alterations, and dates of Alterations) Commercial structure (local grocery store) built in 1922; garage built in 1942; small residence added to property in 1963. Property covered in asphalt parking areas. See Continuation Sheet for details.

*B7. Moved? X No □ Yes □ Unknown Date: Original Location: *B8. Related Features: Single family residence and detached garage.

B9a. Architect: Unknown B9b. Builder: Unknown (Henry and Linda Auhger?) *B10. Significance: Theme: Commercial Area: City of Monrovia Period of Significance: 1920s-1960s Property Type: Comm./Res. Applicable Criteria: NONE (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) When mapped in the 1880s, this particular area of Monrovia was just outside the core area of the historic community. Developments of single family homes predominantly date to the 1920s. In fact, up until the 1910s, this area was not included in the incorporated City (Alta Vista being the western boundary). The 1927 Sanborn Map illustrates the presence of the commercial grocery store, but not the garage or residence. By the 1920s, the area was developed to the point of requiring a local grocer to provide the immediate staples for local residents. The area remained fairly stable through the 1950s, when the post WWII period necessitated additional growth and redevelopment to accommodate the growing populations. This area was well within the City prior to 1947 and continues to represent a substantial residential neighborhood with many properties exhibiting additional improvements (multi-family properties).

B11. Additional Resource Attributes: (List Attributes and Codes) HP-2 (Single Family Residence)

*B12. References: McKenna, Jeanette A. (2017) B13. Remarks: Proposed for redevelopment (Sketch map with North Arrow Required)

*B14. Evaluator: Jeanette A. McKenna, Principal *Date of Evaluation: Feb. 10, 2017 (This space reserved for official comments)

DPR 523B (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # BUILDING, STRUCTURE, AND OBJECT RECORD Page 3 of 38 *NRHP Status Code 6Z *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, CA (RESIDENCE)

B1. Historic Name: Unknown B2. Common Name: APN 8505-006-019 B3. Original Use: Residential B4. Present Use: Commercial and Residential *B5. Architectural Style: Eclectic Minimal Traditional Bungalow *B6. Construction History: (Construction Date, Alterations, and dates of Alterations) Small residence structure built in 1963; commercial structure (local grocery store) built in 1922; garage built in 1942; property covered in asphalt parking areas. See Continuation Sheet for details.

*B7. Moved? X No □ Yes □ Unknown Date: Original Location: *B8. Related Features: Single family residence and detached garage.

B9a. Architect: Unknown B9b. Builder: Unknown (Lyle W. Miller?) *B10. Significance: Theme: Commercial Area: City of Monrovia Period of Significance: 1920s-1960s Property Type: Comm./Res. Applicable Criteria: NONE (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) When mapped in the 1880s, this particular area of Monrovia was just outside the core area of the historic community. Developments of single family homes predominantly date to the 1920s. In fact, up until the 1910s, this area was not included in the incorporated City (Alta Vista being the western boundary). The 1927 Sanborn Map illustrates the presence of the commercial grocery store, but not the garage or residence. By the 1920s, the area was developed to the point of requiring a local grocer to provide the immediate staples for local residents. The area remained fairly stable through the 1950s, when the post WWII period necessitated additional growth and redevelopment to accommodate the growing populations. This area was well within the City prior to 1947 and continues to represent a substantial residential neighborhood with many properties exhibiting additional improvements (multi-family properties).

B11. Additional Resource Attributes: (List Attributes and Codes) HP-6 (Commercial Building)

*B12. References: McKenna, Jeanette A. (2017) B13. Remarks: Proposed for redevelopment (Sketch map with North Arrow Required)

*B14. Evaluator: Jeanette A. McKenna, Principal *Date of Evaluation: Feb. 10, 2017 (This space reserved for official comments)

DPR 523B (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # BUILDING, STRUCTURE, AND OBJECT RECORD Page 4 of 38 *NRHP Status Code 6Z *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, CA (GARAGE/WASH ROOM)

B1. Historic Name: Unknown B2. Common Name: APN 8505-006-019 B3. Original Use: Utilitarian B4. Present Use: Utilitarian *B5. Architectural Style: Eclectic Minimal Traditional *B6. Construction History: (Construction Date, Alterations, and dates of Alterations) Small garage built in 1942; residence structure built in 1963; commercial structure (local grocery store) built in 1922; property covered in asphalt parking areas. See Continuation Sheet for details.

*B7. Moved? X No □ Yes □ Unknown Date: Original Location: *B8. Related Features: Single family residence and detached garage.

B9a. Architect: Unknown B9b. Builder: Lyle W. Miller *B10. Significance: Theme: Commercial Area: City of Monrovia Period of Significance: 1920s-1960s Property Type: Comm./Res. Applicable Criteria: NONE (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) When mapped in the 1880s, this particular area of Monrovia was just outside the core area of the historic community. Developments of single family homes predominantly date to the 1920s. In fact, up until the 1910s, this area was not included in the incorporated City (Alta Vista being the western boundary). The 1927 Sanborn Map illustrates the presence of the commercial grocery store, but not the garage or residence. By the 1920s, the area was developed to the point of requiring a local grocer to provide the immediate staples for local residents. The area remained fairly stable through the 1950s, when the post WWII period necessitated additional growth and redevelopment to accommodate the growing populations. This area was well within the City prior to 1947 and continues to represent a substantial residential neighborhood with many properties exhibiting additional improvements (multi-family properties).

B11. Additional Resource Attributes: (List Attributes and Codes) HP-4 (Ancillary Building)

*B12. References: McKenna, Jeanette A. (2017) B13. Remarks: Proposed for redevelopment (Sketch map with North Arrow Required)

*B14. Evaluator: Jeanette A. McKenna, Principal *Date of Evaluation: Feb. 10, 2017 (This space reserved for official comments)

DPR 523B (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # LOCATION MAP Trinomial Page 5 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA *Map Name: USGS Mt. Wilson *Scale 1:64,000 *Date of Map 1988

DPR 523J (1/13) * Required Information State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 6 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date February 10, 2017 X Continuation Update

Exhibit C

DPR 523L (1/13) * Required Information State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 7 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date February 10, 2017 X Continuation Update

Exhibit C

DPR 523L (1/13) * Required Information State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 8 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date February 10, 2017 X Continuation Update

Exhibit C

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 9 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date Feb. 10, 2017 X Continuation Update

DPR 523L (1/13) * Required Information State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 10 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date Feb. 10, 2017 X Continuation Update

Exhibit C

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 11 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update

DPR 523L (1/13) * Required Information State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 12 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date February 10, 2017 X Continuation Update

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Exhibit C

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 13 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update

1887

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # SKETCH MAP Trinomial Page 14 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Drawn by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date February 10, 2017

Sanborn Map of 1927

Sanborn Map of 1942

DPR 523K (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 15 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update

The property at 401 W. Colorado Blvd., Monrovia, Los Angeles County, California, is cross-referenced by the County Assessor as Assessor Parcel No. 8505-006-019. This property is described as a multi-family residential property, but is actually a property with a single residence, a two car garage, and a commercial structure.

Originally, this property was within the boundaries of the historic Rancho Santa Anita. In 1883, the area was mapped as the Santa Anita Tract and this specific property was identified as being within Lot 44 of the tract – a property of approximately 30 acres to the northwest of what would become W. Colorado Blvd. (originally Orange Avenue) and the later alignment of S. Alta Vista Avenue.. Shortly thereafter, in 1886, the area was remapped as the Monrovia Tract. Lot 44 was redefined as the eastern half of Block 4 and the project area was within Lot “M” – a five acre property oriented on a north/south axis.

In 1887, this area was mapped again, as the E.F. Spence’s Addition to the Town of Monrovia. By this time Orange Avenue was defined (now Colorado Blvd.), as was J.I.C. Avenue (now S. Alta Vista Avenue. The project area was identified as being within Block K, and referenced as Lot 15. With the streets defined, the property measured 53.33 feet north/south and 154.5 feet east/west. By 1913, the Sanborn Fire Insurance Maps showed the property as defined, but unimproved. The County Assessor dates the first improvement to1922. This improvement is illustrated on the Sanborn map of 1927 as a “Gro” (grocery store) on the southeastern corner of the property.

When originally constructed, this grocery store was essentially square. The County Assessor identifies the original building as consisting of 624 square feet (roughly 25 x 25 feet square). The Sanborn maps illustrate a minor extension on the west elevation. No windows are indicated and the main entrance is not noted. It is, however, identified as a one story structure. No changes are noted to the structure as late as 1942.

Records on file at the City of Monrovia include no data prior to 1942. In 1942, the recorded owner (Lyle W. Miller) filed an application to build a second building on the property. It was described as a “Garage and Wash House” measuring 18 feet by 20 feet. Additionally this application described the buildings as consisting of a concrete foundation (pad) and wood framing. The siding is 4/4” by 6” bevel siding. This records also indicates the presence of a basement with an 8 foot high ceiling.

Following the construction of the garage and wash room, the property was paved with asphalt, also by Miller.

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 16 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update

In researching this property, the following owners (others may also be listed elsewhere) were identified: 1930 Henry and Linda Auhger 1937 J.H. Roe 1942 Lyle W. Miller 1958 Ted Cummings 1961 Charles W. Sears 1965 California Water and Telephone Company 1968 R. Steel 1954 Mary N. McPeck 1998 Roger Farrat 2005 Victor Castellanos

It is possible the Auhgers were responsible for the original construction, but no record was found.

Minor improvements were made to the property in 1954 (McPeck); 1958 (Cummings); 1961 (Sears); 1965 (California Water and Telephone Co.); 1968 (Steel); 1998 (Farrat); and 2005 (Cas- tellanos). These were mainly electrical upgrades and plumbing improvements. The 1963 improvements noted by the County Assessor – the construction of the residence on the western side of the property – can be attributed to either Sears or the Water and Telephone Company. However, there is no record of this construction in the City files. This improvement consists of 952 square feet.

The recent examination of the property resulted in the identification of three structures: the 1922 grocery store; the 1942 garage and wash room; and the 1963 residence.

1922 Grocery Store

As noted, the 1922 grocery store was originally designed to cover an area of 624 square feet. However, at the time of this investigation, an addition to the north/northwest corner of the building was evident, resulting in an irregularly shaped structure. The main structure exhibits a gable roof with composition shingles, oriented on a north/south axis. The structure is on a raised concrete foundation and sided with 6’ beveled plank siding. The windows and doors are framed with simple squared boards, as are the corners of the structure. An modern awning covers the main entrance and large fixed window.

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 17 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update

The main entrance is centered on the south elevation and flanked by fixed windows (one large and one small). A handicapped ramp has been added to the south elevation, replacing the original stoop entrance. The handicapped ramp slopes to the west, while the eastern extent exhibits a three-stepped concrete stoop. A lattice vent is present beneath the roof peak and an outdoor light has been installed beneath the lattice.

The east elevation of the original structure is flat and exhibits no windows. The eaves are mod- estly wide and there are two small air vents near the northern corner. Likewise, the original north elevation is flat and exhibits no windows. A lattice vent is below the roof peak and two smaller vents are located near the eastern corner. The utility boxes (electrical) are on this elevation, exhibiting exterior conduit piping for both the electrical wiring and telephone wires.

The western elevation of the original structure exhibits a secondary entrance (9-paned door with a solid lower half) accessed via a modern concrete stoop (3 steps). There is a shallow pop-out to the north of the door (1+ feet deep) with a floor level vent. This pop-out is not centrally located, as indicated by the Sanborn Maps, suggesting this elevation was altered to accommodate the secondary entrance. It is possible the Sanborn maps are illustrating the original entrance on the west elevation and not the south elevation, as currently designed.

A small closet for a water heater is located on the northern corner of the original west elevation. This closet was apparently added after 1942, as it is not illustrated on the Sanborn Maps.

The addition to the northwestern corner of the original grocery store is a rectangular addition oriented on an east-west axis. The gable roof is also oriented on an east-west axis and covered with the same shingles as noted on the original building (modern replacement shingles). This addition is accessed from within the original structure, but also exhibits a doorway on the north elevation. There are no windows on this addition, indicating it was designed as a storage room with optimum use of wall space.

In assessing this structure, McKenna et al. notes the siding matches that of the adjacent garage/wash room and both the original structure and addition have matching materials. As such, this siding appears to represent a replacement of the original siding (possibly clapboard) and installed at the time of the garage construction (ca. 1942). The siding is in good condition and well maintained. The extent of alterations, however, impact the integrity of this building. The windows have been replaced, the original entrance has been moved from the west elevation to the south elevation; a second door has been added to the west elevation, and an addition has been

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 18 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update added to the northwest corner. The siding has been replaced, likely in the 1970s, based on aerial photographs. The establishment of the south-facing entrance and handicapped ramp are relatively recent, indicating this building was also subjected to addition changes in the extent of the siding. Scarring on the east elevation indicates some boards have been replaced – specifically beneath the vents, suggesting some damage, possibly related to rain or other water damage.

1942 Garage and Wash Room

As noted, the garage/wash room was added in 1942 and can be attributed to the Lyle W. Miller ownership period. Building records identify this building as being located in the center of the property, along the southern property line. It is described as an 18 x 20 foot structure with 6” beveled siding, wood framing, and a concrete foundation. There is also a basement with an 8’ ceiling. The siding matches that of the grocery store.

The recent investigations confirmed the original garage/wash room building as being oriented on a north-south axis with a gable roof also oriented north/south. The roof is covered in modern composition shingles. An addition to the east elevation consists of a small room measuring approximately 16 feet north/south by 8 feet east/west. This addition has a shed roof, sloping to the east, and a modern aluminum slider window on the northern side of the east elevation. An access door (solid) is located on the north elevation and the two modern bay doors for the garage are located to the west of this door. McKenna et al. also noted a sealed door on the east elevation – near the southern extent of the elevation, sealed with matching siding. Likewise, a window appears to have been closed on the south elevation, beneath the roof peak.

Based on the original description, the current condition of the structure, and in comparing the alterations to those of the grocery store, McKenna et al. has tentatively concluded the addition to the garage is contemporaneous with the addition to the grocery store (in the 1970s) and the original siding of the garage was been replaced. Subsequently, additional minor alterations have been undertaken (closing a door and window). The basement was not available for investigation, but presumed to still exist.

The extent of alterations to the 1942 garage and wash room building have impacted the architectural integrity of this structure. It no longer exhibits its original footprint, the siding and been replaced, there is an addition to the east elevation, and a door and window have been sealed. It is currently being used for storage.

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 19 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update

1963 Residence

The 1963 residential structure was constructed on the western extent of the property and consists of a relatively small residence of 952 square feet. Although not noted by the Assessor, this residence likely consists of two bedrooms and one bath. It is roughly “L” shaped in plan, with a wide south elevation and extending deeper into the property. This property was owned by Charles W. Sears in 1961 and the California Water and Telephone Company in 1965, suggesting either may have been responsible for the construction. Charles W. Sears was not living on the property in 1961 and no building permit is on file with the City, suggesting the construction was more likely done by the utility company and deemed exempt from permits.

In any case, this structure appears to have been significantly altered. The original residence was a simple, minimal traditional residence on a concrete pad with a gable roof oriented on a north/south axis. At the time of this investigation, the residence exhibited a relatively large addition to the south elevation consisting of an expansion to the south of approximately 12 feet from the original structure. The addition is rectangular and extends both east and west of the original residence. There is a slightly recessed entrance centered on the new south elevation and this entry is flanked by modern fixed and slider windows. The roof line is relatively flat, but exhibits a slight slope allowing for run-off to the south. It is wood framed with stucco siding and exhibits no outstanding architectural features. The rear of the property was not immediately accessible, but presumed to reflect similar conditions.

This residence is not historically significant. There are significant alterations impacting the integrity of the original residence and the current structure is not indicative of the 1963 construction.

Summary and Assessment

The recent investigations of the property identified as 401 W. Colorado Blvd., Monrovia, concluded all three improvements on the property date to different periods (20 year increments) – 1922, 1942, and 1963. All three structures exhibited extensive alterations that have impacted the architectural integrity of each. In addition, McKenna et al. could not associate this property with any significant historical events, historically recognized persons, or the works of a master” architect or builder. Likewise, the property has yielded no evidence of archaeological or paleontologi- cal remains, negating the potential for scientific research. Lacking the necessary associations, per CEQA guidelines, and the loss of integrity for the structures, McKenna et al. has con-

DPR 523L (1/13) * Required Information Exhibit C

State of California Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 20 of 38 *Resource Name or # (assigned by recorder) 401 W. Colorado Blvd., Monrovia, LA Co., CA Recorded by: Jeanette A. McKenna *Date Feb. 10, 2017 X Continuation Update cluded all three to be insignificant and not eligible for recognition as historical resources. As such, the removal of these improvements and the redevelopment of the property will not result in any adverse environmental impacts.

On a side note: McKenna et al. emphasizes the potential for the basement cavity to be present and possibly unstable. Demolition activities should take this into account during any demolition processes.

DPR 523L (1/13) * Required Information Exhibit C

Overview of W. Colorado Blvd., Monrovia, CA (E)

Overview of W. Colorado Blvd., Monrovia, CA (W) Exhibit C

410 W. Colorado Blvd., Monrovia, CA (NE)

410 W. Colorado Blvd., Monrovia, CA (NNE) Exhibit C

410 W. Colorado Blvd., Monrovia, CA (N)

410 W. Colorado Blvd., Monrovia, CA (N) Exhibit C

410 W. Colorado Blvd., Monrovia, CA (NW)

410 W. Colorado Blvd., Monrovia, CA (W) Exhibit C

410 W. Colorado Blvd., Monrovia, CA (SW)

410 W. Colorado Blvd., Monrovia, CA (SSW) Exhibit C

410 W. Colorado Blvd., Monrovia, CA (WSW)

Detail, North Elevation, 410 W. Colorado Blvd., Monrovia, CA (SSW) Exhibit C

Detail, North Elevation, 410 W. Colorado Blvd., Monrovia, CA (S)

Rear Addition, North Elevation, 410 W. Colorado Blvd., Monrovia, CA (SW) Exhibit C

Rear Addition, North and West Elevations, 410 W. Colorado Blvd., Monrovia, CA (SE)

Rear Addition, West Elevation, 410 W. Colorado Blvd., Monrovia, CA (E) Exhibit C

West Elevation, 410 W. Colorado Blvd., Monrovia, CA (E)

West Elevation, 410 W. Colorado Blvd., Monrovia, CA (E) Exhibit C

Detail of Foundation, 401 W. Colorado Blvd, Monrovia (SW)

Detail of Foundation, 401 W. Colorado Blvd, Monrovia (ESE) Exhibit C

Detail of Foundation, 401 W. Colorado Blvd, Monrovia (E)

Rear Entrance, West Foundation, 401 W. Colorado Blvd., Monrovia (E) Exhibit C

East Elevation of Garage, 401 W. Colorado Blvd, Monrovia (W)

South and East Elevations of Garage, 401 W. Colorado Blvd, Monrovia (WNW) Exhibit C

South Elevation of Garage, 401 W. Colorado Blvd, Monrovia (W)

Detail of South Elevation of Garage, 401 W. Colorado Blvd, Monrovia (NW) Exhibit C

Detail of East Elevation of Garage, 401 W. Colorado Blvd, Monrovia (NW) Exhibit C

North Elevation of Garage, 401 W. Colorado Blvd, Monrovia (WSW)

North Elevation of Garage, 401 W. Colorado Blvd, Monrovia (S) Exhibit C

North and West Elevations of Garage, 401 W. Colorado Blvd, Monrovia (S)

Pavement, 401 W. Colorado Blvd, Monrovia (SW) Exhibit C

Asphalt Pavement, 401 W. Colorado Blvd, Monrovia (E)

Asphalt Pavement, 401 W. Colorado Blvd, Monrovia (SE) Exhibit C

Residence at 401 W. Colorado Blvd., Monrovia (NW)