HomeMy WebLinkAboutItem No.1 - TTM & MFADR 1111-1117 La Cadena Avenue_
DATE: February 25, 2020
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Vanessa Quiroz, Associate Planner
SUBJECT: RESOLUTION NO. 2048 - APPROVING TENTATIVE TRACT MAP NO.
TTM 19-07 (82907) AND MULTIPLE FAMILY ARCHITECTURAL DESIGN
REVIEW NO. MFADR 19-03 WITH A CATEGORICAL EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)
FOR AN EIGHT UNIT MULTI-FAMILY RESIDENTIAL CONDOMINIUM
DEVELOPMENT AT 1111 AND 1117 LA CADENA AVENUE
Recommendation: Adopt Resolution No. 2048
SUMMARY
The applicant, Philip Chan of PDS Studio, Inc., is requesting approval of Tentative Tract
Map No. TTM 19-07 (82907) and Multiple Family Architectural Design Review No.
MFADR 19-03 for an eight unit multi-family, residential condominium development. The
proposed development and subdivision are consistent with the City’s General Plan,
Development Code, and Subdivision Code. As an infill development project, the proposed
development qualifies for a Categorical Exemption under the California Environmental
Quality Act (CEQA) under Section 15332. It is recommended that the Planning
Commission approve TTM 19-07 (82907), and MFADR 19-03, subject to the conditions
listed in this staff report, and adopt Resolution No. 2048 – refer to Attachment No. 1.
BACKGROUND
The project site is a 16,913 square foot interior lot that is located on La Cadena Avenue
between Arcadia Avenue and Duarte Road. The site used to have two legal lots, but in
2002 the properties were merged together as one lot through a covenant that was
approved by the City. The site currently has a duplex (formerly the single-family homes
that were on the lots), and has been vacant since January of this year to accommodate
the new development – refer to Attachment No. 2 for an Aerial Photo with Zoning
Information and Photos of the Subject Properties and Vicinity. The General Plan Land
Use Designation for both lots are High Density Residential and zoned R-3, High Density
Multiple Family Residential. The project site is bounded by other R-3 zoned properties to
the north, east, west and south of the subject site.
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 2 of 13
A Certificate of Demolition (COD) for the subject properties was approved on September
23, 2019 –refer to Attachment No. 3 for the Historical Report. Based on the evaluation by
an Architectural Historian, the properties does not meet any of the minimum requirements
for recognition as a historical resource nor is it eligible for listing on the California Register
or as a local landmark. The residences are not a good example of a particular architectural
style and is not representative of or associated with any important historical events or
people.
PROPOSAL
The Applicant is proposing construct an eight unit, multi-family residential condominium
development with at-grade parking – refer to Attachment No. 4 for the Tentative Parcel
Map and Attachment No. 5 for the proposed Architectural Plans. The proposed
development consists of four (4), three-story, Traditional-style townhome buildings. All
the units will consist of three bedrooms with three bathrooms or three-and-a-half
bathrooms that vary between 1,350 square feet to 1,660 square feet. Units A, B, and C
will have direct access from La Cadena Avenue and access to the remaining units will be
provided through a pedestrian walkway from La Cadena Avenue.
The proposed development will have an overall building height of 33’-0”, where a
maximum of 33’-0” is allowed with a pitched roof. The building will be setback 25’-0” from
the front property line, which complies with the required 25’-0” front yard setback for the
R-3 zone. Each unit requires a minimum of 100 square feet of open space, which will be
provided through at-grade patio areas for each unit. Two (2) bicycle spaces are provided
and located in the middle of the site. Each unit will have direct access from their respective
garages. Six of the eight garages slightly exceeds the minimum requirement of 18’ x 18’
for a two-car garage, as shown below:
x Units C, E, F, G, and H – Proposed at 19’ x 19’ (one foot wider)
x Unit D – Proposed at 19’ x 20’ (one foot wider and one foot longer in depth)
ANALYSIS
The proposed subdivision for the condominiums complies with the subdivision regulations
of the Development Code and the Subdivision Map Act, and will not violate any
requirements of a California Regional Water Quality Control Board.
The R-3 zone has a minimum density of one dwelling unit per 2,200 square feet of lot
area, and a maximum density of one unit per 1,450 square feet of lot area. This calculates
to a minimum of seven units and a maximum of eleven units for the subject site; therefore,
the proposed eight unit development complies with the density requirements of the
underlying zone. The Development Code requires two (2) covered spaces per unit and
one (1) guest space for every two (2) units. Parking for the project will be provided at-
grade and will consist of a two-car garage for each unit and four (4) guest spaces.
Therefore, the project will comply with the parking requirements of the R-3 Zone. Lastly,
the project will comply with the development standards of the R-3 Zone, including but not
limited to setbacks, height and open space.
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 3 of 13
Concurrent with the subdivision application, the Planning Commission is to approve,
conditionally approve, or deny the architectural design of the proposed project. The
architectural style of the development is described as Traditional – refer to Attachment
No. 5 and the rendering below.
The proposed development is a well thought-out design. The exterior of the buildings will
be finished with smooth white stucco, white horizontal and vertical siding, black vinyl
framed windows, and charcoal color, multidimensional concrete tile roofing. Thoughtfully
placed gabled roof features, white window trim, decorative wall moldings, black wood
shutters, and balconies highlight the Traditional style. The front entrance of each
residential unit is oriented towards a pedestrian walkway which is in keeping with the
City’s Design Guidelines and the goals and policies of the Arcadia General Plan. Each
unit will have ample private open space in the form of patios. Landscaping is provided
along the side property lines to help soften the appearance of the development from
neighboring properties.
The proposed architecture style, scale, and height of the development will be compatible
with the other multi-family developments along La Cadena Avenue and the immediate
area.
The proposed development will be consistent with the City’s General Plan, Multiple-
Family Residential Design Guidelines, the Development Code, and the State Subdivision
Map Act. The proposed plans have been reviewed by the various City Departments, and
all City requirements shall be complied with to the satisfaction of the Building Official, City
Engineer, Planning & Community Development Administrator, Fire Marshal, and Public
Works Services Director, or their respective designees.
FINDINGS
Tentative Tract Map
The proposed subdivision complies with the subdivision regulations of the Development
Code, and the Subdivision Map Act, and the Regional Water Quality Control Board
* Rendering of front elevations
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 4 of 13
requirements. The following findings are the required for approval of the Tentative Tract
Map:
A. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding: The approval is for an eight unit multi-family
residential development for condominium purposes. The subdivision is in
conformance with all of the provisions under the City’s Development Code, the
City’s General Plan, and the State Subdivision Map Act. The High Density
Residential designation is intended to accommodate higher-density attached
and/or detached housing types for both renter and owner households within a
neighborhood context. The R-3 zone is intended to provide areas for a variety of
medium to high density residential development including townhomes and
condominiums. The site is physically suitable for this type of development, and the
approval of the architectural design for the building is compatible with the scale
and character of the existing neighborhood. The proposal will not adversely affect
the comprehensive General Plan and is consistent with the following General Plan
goals and policies:
Land Use and Community Design Element
x Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing
uses.
x Policy LU-4.1: Require that new multi-family residential development be
visually and functionally integrated and consistent in scale, mass, and
character with structures in the surrounding neighborhood.
B. The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding: The site is physically suitable for the subdivision
of the eight unit multi-family residential development. The R-3 zone has a minimum
density of one dwelling unit per 2,200 square feet of lot area, and a maximum
density of one unit per 1,450 square feet of lot area. This calculates to a minimum
of seven units and a maximum of eleven units for the subject property. The
proposed eight unit multi-family development complies with the density
requirements and all other applicable zoning requirements, including but not
limited to parking, setbacks, height, and open space. In addition, there are no
physical impediments to the development of this site for residential condominiums.
Therefore, the site is suitable for condominiums.
C. The design of the subdivision and the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 5 of 13
Facts in Support of the Finding: The proposed tentative tract map is for
condominium purposes on an infill site within an urbanized area. There is no
protected aquatic or wildlife habitat on the subject property. Therefore, it will not
cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat.
D. The design of the subdivision or type of improvements is not likely to cause
serious public health or safety problems.
Facts in Support of the Finding: The proposed subdivision is to subdivide the
airspace of eight units for condominium purposes. The construction of the eight
multi-family residential units will be constructed in compliance with Building and
Fire Codes and all other applicable regulations. The proposed density will be below
the maximum allowed by the R-3 zone and the City’s existing infrastructure will
adequately serve the new development. In addition, the development meets all
health and safety requirements, and will not cause any public health or safety
problems.
E. The design of the subdivision or the type of improvements will not conflict
with easements acquired by the public at large for access through or use of,
property within the proposed subdivision (This finding shall apply only to
easements of record or to easements established by judgement of a court of
competent jurisdiction and no authority is hereby granted to a legislative
body to determine that the public at large has acquired easements for access
through or use of property within the proposed subdivision).
Facts in Support of the Finding: There are no easements as part of the airspace
subdivision that require the public at large to access through for the new eight unit
multifamily residential development. Therefore, the proposed subdivision will not
conflict with any such easements.
F. The discharge of sewage from the proposed subdivision into the community
sewer system will not result in violation of existing requirements specified
by the California Regional Water Quality Control Board.
Facts in Support of the Finding: The discharge of sewage from the proposed
subdivision into the community sewer system will not result in violation of existing
requirements specified by the California Regional Water Quality Control Board.
G. The design of the subdivision provides, to the extent feasible, passive or
natural heating and cooling opportunities.
Facts in Support of the Finding: The proposed tentative tract map and the eight
unit multi-family condominium development have been reviewed by Building
Services to ensure compliance with the California Building Code, which includes
requirements associated with heating and cooling requirements.
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 6 of 13
H. The proposed subdivision, its design, density, and type of development and
improvements conforms to the regulations of the City’s Development Code
and the regulations of any public agency having jurisdiction by law.
Facts in Support of the Finding: The proposed subdivision as conditioned
complies with the density requirements of the City’s D evelopment Code, and all
the improvements required for the site and each unit will comply with the
regulations in the City’s Development Code.
Architectural Design Review
The proposed development is located within the High Density Residential (R-3) Zone,
which is intended to provide a variety of medium- to high-density residential development.
The proposed massing, scale, quality of the design and the proposed landscaping are
compatible with other developments in the surrounding neighborhood. The proposed
Traditional style architecture, and massing and scale of the proposed development will
be compatible with the other multi-family developments on La Cadena Avenue as well as
the existing multi-family developments along Arcadia Avenue and Duarte Road. In
addition, the proposal is consistent with the City’s Multifamily Residential Design
Guidelines.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/applicant to the satisfaction of the Building Official, City Engineer, Planning &
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.
ENVIRONMENTAL ASSESSMENT
It has been determined that the project site is less than five (5) acres; the project site has
no value as habitat for endangered, rare or threatened species; the proposed project will
not have any significant effects upon the environment, and the site can be adequately
served by all the required utilities and public services. Therefore, the project is exempt
under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of the State
California Environmental Quality Act (CEQA) Guidelines. Refer to Attachment No. 6 for
the Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in Arcadia Weekly and mailed to the
property owners located within 300 feet of the subject property on February 13, 2020. As
of February 21, 2020, no comments were received regarding this project.
The Applicant was not required to notify the tenants of the proposed project as the
residences have been vacant since January of this year, and the property owner has no
intentions of renting them out until this project is permitted.
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 7 of 13
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Tract Map No. TTM
19-07 (82907) and Multiple Family Architectural Design Review No. MFADR 19-03,
subject to the following conditions, find that the project is Categorically Exempt from the
California Environmental Quality Act (CEQA), and adopt Resolution No. 2048, subject to
the following conditions of approval:
1. Any required mechanical equipment, such as backflow devices, visible from the
public right-of-way shall be screened from public view. Screening may include
landscaping, solid walls or other methods deemed appropriate for the development.
The placement and height of said screening shall be subject to review and approval
by the Planning & Community Development Administrator, or designee.
2. The project shall be developed and maintained by the Applicant/Property Owner in
a manner that is consistent with the plans submitted and conditionally approved for
TTM 19-07 (82907) and MFADR 19-03 subject to the approval of the Planning &
Community Development Administrator, or designee.
3. The Applicant/Property Owner shall obtain a Tree Removal application from the
Public Works Department prior to the removal of the three (3) existing Crape Myrtle
trees located in the parkway area. The Applicant/Property Owner shall be required
to plant three (3) 36”-box Crape Myrtle as replacement trees prior to the issuance
of the Certificate of Occupancy for the project.
4. The project shall comply with the latest adopted edition of the following codes as
applicable:
a. California Building Code
b. California Residential Code
c. California Electrical Code
d. California Mechanical Code
e. California Plumbing Code
f. California Energy Code
g. California Fire Code
h. California Green Building Standards Code
i. California Existing Building Code
5. The project shall comply with Chapter 35A Multiple Family Construction Standards
as amended in the Arcadia Municipal Code Section 8130.20.
6. All utility conductors, cables, conduits and wiring supplying electrical, cable and
telephone service to a multiple family building shall be installed underground except
risers which are adjacent to and attached to a building.
7. The Applicant/Property Owner shall be required to pay the following fees prior to
approval of the Final Parcel Map:
a. Map Fee $100.00
b. Final Approval Fee (1 lot @ $25.00 ea.) $ 25.00
TOTAL $125.00
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 8 of 13
8. Prior to approval of the Final Tract Map, the Applicant/Property Owner shall submit
a separate demolition and erosion control plan prepared by a registered Civil
Engineer.
9. Prior to approval of the Final Tract Map, the Applicant/Property Owner shall either
construct or post security for all public improvements shown on the Tentative Tract
Map No. 82907 and the following items;
a. Remove and replace the curb and gutter from property line to property
line.
b. Construct a sidewalk from property line to property line. The sidewalk
must be fully ADA accessible horizontally and vertically.
c. Remove the two existing driveway aprons and replace with a driveway
per City of Arcadia standard.
d. Repair asphalt street damages caused by the development, as
necessary.
10. The Applicant/Property Owner shall submit a Grading Plan prepared by a registered
Civil Engineer subject to the review and approval of the City Engineer prior to
issuance of a building permit.
11. An eight inch (8”) cast iron water main with 67 psi static pressure is available on La
Cadena Avenue to serve the subject address. Developer shall provide calculations
to determine total combined maximum domestic and fire demand, and verify the
required water service size required.
12. The Applicant/Property Owner shall install a master common domestic water meter
that is capable of supplying sufficient water to meet all domestic and fire
suppression need for all of the units.
13. In the event that fire suppression is common to the complex, the Applicant/Property
Owner shall separate the fire service with a Double Detector Check Assembly
(DCDA) and shall be installed as directed by the Fire Marshal.
14. If a common water service is to be used to supply both domestic water and fire
sprinklers, the Applicant/Property Owner shall separate the fire service from the
domestic water service for each unit with an approved backflow device.
15. All condominium units shall require a separate water service and meter for common
area landscape irrigation.
16. The Applicant/Property Owner shall submit a Water Meter Clearance application to
the Public Works Services Department prior to permit issuance. Installation shall be
according to the specifications of the Public Works Services Department,
Engineering Division. Abandonment of existing water services, if necessary, shall
be carried out by the Applicant/Property Owner, according to Public Works Services
Department, Engineering Division specifications.
17. The Applicant/property owner shall install a new water service according to the
specifications of the Public Works Services Department, Engineering Division.
Abandonment of existing water services, if necessary, shall be carried out by the
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 9 of 13
Applicant/Property Owner, according to Public Works Services Department,
Engineering Division specifications.
18. The development shall utilize an 8-inch Vitrified Clay Pipe (VCP) City-owned sewer
main is available on La Cadena Avenue.
19. The Applicant/Property Owner shall utilize existing sewer lateral if possible. If any
drainage fixture elevation is lower than the elevation of the next upstream manhole
cover (461.47’), an approved type of backwater valve is required to be installed on
the lateral at the right of way.
20. The Applicant/Property Owner shall submit a Low Impact Development (LID) plan
per the County of Los Angeles 2014 standards manual to the City Engineer prior to
the issuance of a building permit.
21. The Applicant/Property Owner shall install a trash enclosure with a one-foot
clearance around all bins, including but not limited to trash and recycling bins to the
satisfaction of the Public Works Services Director, or designee.
22. The Applicant/Property Owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director, and Planning & Community
Development Administrator. Compliance with these requirements is to be
determined by having fully detailed construction plans submitted for plan check
review and approval by the foregoing City officials and employees.
23. The Applicant/Property Owner shall defend, indemnify, and hold harmless the City
of Arcadia and its officials, officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or conditional
approval of the City of Arcadia concerning this project and/or land use decision,
including but not limited to any approval or conditional approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law
applicable to this project or decision. The City shall promptly notify the applicant of
any claim, action, or proceeding concerning the project and/or land use decision
and the City shall cooperate fully in the defense of the matter. The City reserves
the right, at its own option, to choose its own attorney to represent the City, its
officials, officers, employees, and agents in the defense of the matter.
24. Approval of TTM 19-07 (82907) and MFADR 19-03 shall not be in effect unless the
Property Owner and Applicant have executed and filed the Acceptance Form with
the City on or before 30 calendar days after the Planning Commission has adopted
the Resolution. The Acceptance Form to the Development Services Department is
to indicate awareness and acceptance of the conditions of approval.
TTM 19-07 (82907) and MFADR 19-03
1111 and 1117 La Cadena Avenue
February 25, 2020 – Page 10 of 13
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should move
to approve Tentative Tract Map No. TTM 19-07 (82907) and Multiple Family Architectural
Design Review No. MFADR 19-03, state that the proposal satisfies the requisite findings,
and adopt the attached Resolution No. 2048 that incorporates the requisite environmental
and subdivision findings, and the conditions of approval as presented in this staff report,
or as modified by the Commission.
Denial
If the Planning Commission is to deny this project, the Commission should state the
specific findings that the proposal does not satisfy based on the evidence presented with
specific reasons for denial, and move to deny Tentative Tract Map No. TTM 19-07 (82907)
and Multiple Family Architectural Design Review No. MFADR 19-03, state and direct staff
to prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the February 25, 2020, Planning Commission Meeting,
please contact Associate Planner, Vanessa Quiroz at (626) 574-5422, or
vquiroz@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2048
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Historical Report
Attachment No. 4: Tentative Tract Map No. TTM 19-07 (82907)
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
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Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
1935
1,766
1
CADENA COVE LLC
Site Address:1111 LA CADENA AVE
Parcel Number: 5778-008-005
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 19-Feb-2020
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
1939
1,192
1
CADENA COVE LLC
Site Address:1117 LA CADENA AVE
Parcel Number: 5778-008-007
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 19-Feb-2020
Page 1 of 1
Subject Site: 1111-1117 La Cadena Ave
Adjacent property to the north: 1103 La Cadena Ave
Adjacent property to the south: 503 W. Duarte Road
Multifamily property directly across the street: 1112 La Cadena Ave
Multifamily property to the north: 1033 La Cadena Ave
Multifamily property to the north: 1026 La Cadena Ave
Multifamily property that abuts the rear of the subject site: 509 W. Duarte Road
Multifamily property that abuts the rear of the subject site: 515 W. Duarte Road
Multifamily property that abuts the rear of the subject site: 515 W. Duarte Road
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DPR 523A (2/19) * Required Information
State of California
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Primary #
HRI #
Trinomial
Other Listings:
Review Code: 6Z Reviewer: Jeanette A. McKenna Date: Aug. 16, 2019
Page 1 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave. Arcadia, CA 91007
P1. Other Identifier: APNs 5778-008-005 and -007
*P2. Location Not for Publication X Unrestricted
*P2a. County: Los Angeles
P2b. USGS 7.5’ Quad: Mount Wilson Date: 1988 T 1N; R 11W; NW ¼ of SE ¼ of Sec. 32: S.B.B.M.
P2c. Address: 1111 and 1117 La Cadena Avenue City: Arcadia Zip: 91007
P2d. Zone: 11 1111 La Cadena NAD 83 403194E/3776813N NAD 27 403274E/3776616N
Zone 11 1117 La Cadena NAD 83 403196E/3776799N NAD 27 403276E/3776602N
P2e. Other Locational Data: (e.g.: parcel #, directions to resource, elevation, etc., as appropriate) West side of La
Cadena Avenue; north of Duarte Road and between Baldwin Avenue and Holly Avenue; last remaining
SFR properties on this block; all other properties redeveloped as modern MFR units.
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and
boundaries.) Improvements representative of 1930s construction of SFR properties (1935-45 and 1939,
respectively). In ca. 2002, the property owner filed to identify the two properties as a single holding
and constructed an addition the connected the two residences into a single, contiguous expanse. See
Continuation Sheet for additional details.
P3b. Resource Attributes: (List attributes and codes.) SFR (Single Family Residential – with alterations)
*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: 8/12/19
Aerial Photograph
*P6. Date of Construction/Age
X Historic □ Prehistoric □ Both
*P7. Owner and Address:
c/o PDS Studio, Inc.
711 S. First Avenue
Arcadia, CA 91006
*P8. Recorded by: McKenna et al.
Jeanette A. McKenna
6008 Friends Avenue
Whittier CA 90601-3724
*P9. Date Recorded: Aug. 16, 2019
*P10. Survey Type: Archit. Assessment
*P11. Report Citation: (Cite survey report and other sources, or enter “None.”) McKenna, Jeanette A. (2019) – An
Architectural Assessment of the Properties Identified as 1111 and 1117 La Cadena Avenue, Arcadia, Los
Angeles County, California. On file, McKenna et al., Whittier, California.
*Attachments □ NONE X Location Map X Sketch Map X Continuation Sheets □ BSO Record
□ Archaeological Record □ District Record □ Linear Feature Record □ Milling Station Record
□ Rock Art Record □ Artifact Record □ Photographic Record X Other (List): Photos
DPR 523B (2/9) * Required Information
State of California
DEPARTMENT OF PARKS AND RECREATION
Primary #
HRI #
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 2 of 88 *NRHP Status Code 6Z
*Resource Name or # (assigned by recorder) 1111 La Cadena Avenue, Arcadia, CA 91007
B1. Historic Name: Lester W. and Grace Gillett Residence
B2. Common Name: APN 5778-008-005
B3. Original Use: Single Family Residential B4. Present Use: Single Family Residential
*B5. Architectural Style: Eclectic English Country Cottage
*B6. Construction History: (Construction Date, Alterations, and dates of Alterations) Originally constructed in 1935
with indications of 1945 modifications. 1,766 square foot residence with two bedrooms and two
baths. This residence was originally a free-standing structure, but was connected to the residence at
1117 La Cadena Avenue in ca. 2002, when the owner petitioned to have the two properties legally
joined. See Continuation Sheet for more details.
*B7. Moved? X No □ Yes □ Unknown Date: Original Location:
*B8. Related Features: Detached garage; long driveway; extensive landscaping
B9a. Architect: Unknown B9b. Builder: C.P. Cassady
*B10. Significance: Theme: SFR Development Area: City of Arcadia
Period of Significance: 1920s-1930s Property Type: SFR Applicable Criteria: NONE
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope.
Also address integrity.) The subdivision of Tract No. 3430 resulted in the definition of 55 relatively large
properties north of Duarte Road and between Holly Avenue and Baldwin Avenue. La Cadena Avenue
was originally El Molino Avenue. Development was relatively slow in the 1920s and those develop-
ment tended to be “rural” with secondary purposes – e.g. poultry or orchards. With property values
dropping during the 1930s, lots were subdivided by the individual owners and made available for SFR
development. In this case, the subdivision of Lot 48 (northwest of Duarte Road and El Molino Avenue)
was subdivided into five parcels, with a suggestion the owner of Lot 47 also owned Lot 48. Since the
subdivision, the parcel sized have remained the same, but changes within the parcels were significant,
altering the neighborhood from its originally designed setting.
B11. Additional Resource Attributes: (List Attributes and Codes) NONE
*B12. References: McKenna, Jeanette A. (2019) (Sketch map with North Arrow Required)
B13. Remarks: Likely to be redeveloped
*B14. Evaluator: Jeanette A. McKenna, Principal
*Date of Evaluation: August 16, 2019
(This space reserved for official comments)
DPR 523K (2/19) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION SKETCH MAP Primary # HRI # Trinomial Page 3 of 88 *Resource Name or # (assigned by recorder) 1111 La Cadena Avenue, Arcadia, CA 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date August 16, 2019 X Continuation Update
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BUILDING, STRUCTURE, AND OBJECT RECORD
Page 3 of 88 *NRHP Status Code 6Z
*Resource Name or # (assigned by recorder) 1117 La Cadena Avenue, Arcadia, CA 91007
B1. Historic Name: W.S. Bailey Residence
B2. Common Name: APN 5778-008-007
B3. Original Use: Single Family Residential B4. Present Use: Single Family Residential
*B5. Architectural Style: Eclectic Minimal Traditional Bungalow
*B6. Construction History: (Construction Date, Alterations, and dates of Alterations) Originally constructed in 1939 as
a 1,192 square foot residence with Two bedrooms and one bath. This residence was originally a free-
standing structure, but was connected to the residence at 1111 La Cadena Avenue in ca. 2002, when
the owner petitioned to have the two properties legally joined. See Continuation Sheet for more de-
tails.
*B7. Moved? X No □ Yes □ Unknown Date: Original Location:
*B8. Related Features: Detached garage; long driveway; extensive landscaping
B9a. Architect: Unknown B9b. Builder: J.F. Stanford
*B10. Significance: Theme: SFR Development Area: City of Arcadia
Period of Significance: 1920s-1930s Property Type: SFR Applicable Criteria: NONE
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope.
Also address integrity.) The subdivision of Tract No. 3430 resulted in the definition of 55 relatively large
properties north of Duarte Road and between Holly Avenue and Baldwin Avenue. La Cadena Avenue
was originally El Molino Avenue. Development was relatively slow in the 1920s and those develop-
ment tended to be “rural” with secondary purposes – e.g. poultry or orchards. With property values
dropping during the 1930s, lots were subdivided by the individual owners and made available for SFR
development. In this case, the subdivision of Lot 48 (northwest of Duarte Road and El Molino Avenue)
was subdivided into five parcels, with a suggestion the owner of Lot 47 also owned Lot 48. Since the
subdivision, the parcel sized have remained the same, but changes within the parcels were significant,
altering the neighborhood from its originally designed setting.
B11. Additional Resource Attributes: (List Attributes and Codes) NONE
*B12. References: McKenna, Jeanette A. (2019) (Sketch map with North Arrow Required)
B13. Remarks: Likely to be redeveloped
*B14. Evaluator: Jeanette A. McKenna, Principal
*Date of Evaluation: August 16, 2019
(This space reserved for official comments)
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Trinomial
Page 5 of 88 *Resource Name or # (assigned by recorder) 1111 & 1117 La Cadena Ave., Arcadia, CA 91007
*Map Name: USGS Mount Wilson *Scale 1:64,000 *Date of Map 1988
DPR 523L (2/19) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 7 of 88 *Resource Name or # (assigned by recorder) 1111 and 1117 La Cadena Avenue, Arcadia, CA 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date August 16, 2019 X Continuation Update
DPR 523L (2/19) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 7 of 88 *Resource Name or # (assigned by recorder) 1111 La Cadena Avenue, Arcadia, CA 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date August 16, 2019 X Continuation Update
DPR 523L (2/19) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 8 of 88 *Resource Name or # (assigned by recorder) 1117 La Cadena Avenue, Arcadia, CA 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date August 16, 2019 X Continuation Update
DPR 523L (2/19) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 9 of 88 *Resource Name or # (assigned by recorder) 1111 & 1117 La Cadena Avenue, Arcadia, CA 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 14, 2019 X Continuation Update Section 33
DPR 523L (2/19) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 10 of 88 *Resource Name or # (assigned by recorder) 1111 & 1117 La Cadena Avenue, Arcadia, CA91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 16, 2019 X Continuation Update
DPR 523L (2/19) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 11 of 88 *Resource Name or # (assigned by recorder) 1111 & 1117 La Cadena Avenue, Arcadia, CA91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 16, 2019 X Continuation Update
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Page 12 of 88 *Resource Name or # (assigned by recorder) 1111 & 1117 La Cadena Ave., Arcadia, CA 91007
Drawn by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date August 16, 2019
1111
1117
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Page 13 of 88 *Resource Name or # (assigned by recorder) 1111 & 1117 La Cadena Ave., Arcadia, CA 91007
Drawn by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date August 16, 2019
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Page 14 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
Unlike most studies for the City of Arcadia, the research and approach to 1111 and 1117 La
Cadena Avenue involved addressing improvements that originated as free-standing residences,
but, in the modern period (ca. 2002) were altered to reflect a single, larger building expanse. More
specifically, 1111 La Cadena Avenue was improved in 1935, while 1117 La Cadena Avenue was
improved in 1939. The architectural styles were completely different, built by different contractors,
and were restricted to their individual parcels. Subsequently, with a single owner for both prop-
erties (and others in the area), construction between the free-standing structures resulting on
combining the improvements into a single, contiguous building with shared walls. In this record,
McKenna et al. addresses the histories of the properties and the sequence in developments, but
also addresses the individual building before and after the conjoining.
Research confirmed the subject properties were was originally part of the historic Rancho Santa
Anita, as mapped in 1858 (recorded in 1868), an owned by various individuals until it was acquired
by Elias J. Baldwin (1828-1909). When mapped, the Rancho was owned by Henry Dalton and,
later, by Harris Newmark. Elias J. “Lucky” Baldwin purchased the rancho from Newmark in 1875.
In 1910, after his death, his heirs subdivided a portion of the rancho as Tract No. 950.The legal
owners were listed as the “Elias J. Baldwin Estate” with John A. Grennan and R.C. O’Connor
serving as trustees.
In this case, the project area was identified as being within Lot 3 of Tract No. 950, defined to the
south by County Road (Duarte Road); to the north by the S.P.R.R. right-of-way; to the east by
Santa Anita Avenue; and to the west by the western boundary of the City of Arcadia. Lot 3 con-
sisted of 151.39 acres in a roughly triangular shape – oriented east/west. This western boundary
is now identified as the Baldwin Avenue alignment. As such, the project area was in the western
portion of Lot 3.
Tract 3430 was mapped in 1920 at the request of Rudolph H. Schwarzkopf, Anita M. Baldwin (E.J.
Baldwin’s Daughter), and Otto E. Winkler. As mapped, this tract extended east of Baldwin Avenue
and between Duarte Road and the northern boundary of lots facing Fairview Avenue. A total of
55 lots were identified. Arcadia Avenue had not yet been defined but would eventually extend
from Baldwin Avenue to El Molino Avenue (now La Cadena Avenue) along the northern align-
ments of Lots 38 and 41 to 48. Lots varied in size, given the dimensions of the Tract, and the
area associated with 1111 La Cadena Avenue and 1117 La Cadena Avenue were within Lot 48
(and a fraction of Lot 47), bounded to the south by Duarte Road and later, to the north, by Arcadia
Avenue.
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Page 15 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
The legal descriptions for the two properties read:
1111 La Cadena Avenue: Tract # 3430 vac st adj on E and Lot com S 100 ft from NE cor of Lot
48 th S 60 ft within a uniform depth of 162.07 ft S 86o10’10” W part of
Lots 47 and 48
1117 La Cadena Avenue: TR = 3430 Lot com S 86o10’10” W 16.88 ft and S 160 ft and N
86o10’10” E 64.34 ft from NW cor of Lot 48 th N 86o10’10” to W line
of La Cadena Ave th … and pot of Lot 48
Lot 48, when originally defined, measured 421.31 feet along the El Molino Avenue/La Cadena
Avenue frontage and 146.76 feet along Duarte Road. When this Lot was subdivided, five lots
were defined – with a small portion of Lot 47 being incorporated into the lot redefined as 509
Duarte Road. The five parcels defined within Lot 48 included:
509 Duarte Road (oriented north/south) Redeveloped in 1981
503 Duarte Road (oriented north/south) Redeveloped in 1979
1117 La Cadena Avenue (oriented east/west) Developed in 1939
1111 La Cadena Avenue (oriented east/west) Developed in 1935-36
1103 La Cadena Avenue (oriented east/west) Redeveloped in 1973
The subdivision of Lot 48 appears to have occurred in the mid-late 1930s and possibly as a result
of financial issued raised by The Great Depression. In this case, it appears the first subdivision
was for four parcels (1117 La Cadena was part of 503 Duarte Road) and owned by W.S. Bailey.
All four properties were improved by 1936-37, as follows:
509 Duarte Road Yoder 1937
503 Duarte Road Bailey 1937
1111 La Cadena Avenue Gillett 1936
1103 La Cadena Avenue Frost 1937
In 1939, W.S. Bailey constructed a second residence on this property – referred to in directories
as 503 ½ Duarte Road. This property was used as income property until it was purchased by
Hallie H. Foreman, widow of Ertie L. Foreman. With the purchase by Foreman, the property was
assigned the street address of 1117 La Cadena Avenue.
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Page 16 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
Ownership/Occupation History of Lot 48, Tract No. 3430
Dates 509 Duarte Rd. 503 Duarte Rd. 1117 La Cadena 1111 La Cadena 1103 La Cadena
1936-1963 --- --- --- L. & G. Gillett ---
1937 M.A. Yoder W.S. Bailey --- L. & G. Gillett E.S. Frost
1939 W.B. Finnegan W.S. Bailey (+) W.S. Bailey L. & G. Gillett W. & G. Baldwin
1940 J. Burck W. S. Bailey E. & F. Collins G. Gillett W. & G. Baldwin
1944 E.L. Foreman W.S. Stone B.A. Gorham G. Gillett W. & G. Baldwin
1945 E.L. Foreman W.S. Stone B.A. Gorham G. Gillett W. & G. Baldwin
1948 E.L. Foreman W.S. Stone B.A. Gorham G. Gillett W. & G. Baldwin
1949 E.L. Foreman W.S. Stone B.A. Gorham G. Gillett W.R. Baldwin
1950 Hallie H. Fore-
man W.S. Stone Hallie H. Fore-
man Hallie E. Foreman W.R. Baldwin
1953 W.B. Finnegan W.S. Stone Hallie H. Fore-
man
Hallie H. Fore-
man W.R. Baldwin
1963 W.B. Finnegan W.S. Stone Hallie H. Fore-
man G. Gillett (R) Kenneth Krohn
1964 W.B. Finnegan W.S. Stone Hallie H. Fore-
man G. Gillett (R) Demolition
1965 W.B. Finnegan W.S. Stone Hallie H. Fore-
man John W. Reed (R) Kenneth Krohn
1966 W.B. Finnegan W.S. Stone Hallie H. Fore-
man John W. Reed (R) ---
1969 W.B. Finnegan W.S. Stone Hallie H. Fore-
man Ruth E. Daley (R) ---
1972-2002 --- --- Victor Bruno Victor Bruno Victor Bruno
1973 --- Victor Bruno Victor Bruno Redeveloped
1977 --- Farbo Co. Victor Bruno Victor Bruno Victor Bruno
1978 --- Demolition Victor Bruno Victor Bruno Victor Bruno
1981 Demolition (Tou) Redeveloped Victor Bruno Victor Bruno Victor Bruno
1989-2002 Falzoni (Redev.) --- Victor Bruno Victor Bruno Victor Bruno
As illustrated in the table above, Lester and Grace Gillett was at 1111 La Cadena Avenue and
area credited with the improvements on that property. The land associated with 1117 La Cadena
Avenue was improved by W.S. Bailey and subsequently occupied by Eddie Collins and/or B.A.
Gorham, until it was sold to Hallie H. Foreman in 1950. Hallie H. Forman was the widow of Ertie
L. Forman (who died in 1949). She was living at 509 Duarte Road until the death of Ertie, selling
the property to W.B. Finnegan and relocating to the property on La Cadena Avenue. Hallie H.
Foreman died in 1979, having sold the property to Victor Bruno in ca. 1972.
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Page 17 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
The improvements at 1111 La Cadena Avenue were completed by the Gilletts in 1936 and occu-
pied by Lester and Grace until Lester’s death in 1940. Records indicate Grace Gillett sold the
property to Hallie H. Forman, but remained on the property until at least 1963 as a renter. Sub-
sequently, the property was rented to John (1894-1972) and Louie C. Reed (1906-1994). Follow-
ing John W. Reed’s death, Louie C. Reed left the property and Hallie H. Foreman sold the property
to Victor Bruno.
Although 1103 La Cadena is not part of this study, it is worth noting the property was improved in
1937 by E.S. Front and immediately sold to William and Gertrude Baldwin. The Baldwins re-
mained on the property until ca. 1963, when the property was sold to Kenneth Krohn. Krohn was
responsible for the demolition of the existing residential improvements at 1103 La Cadena Avenue
and sold the vacant lot to Victor Bruno. With this purchase in 1972, Victor Bruno also purchased
1111 and 1117 La Cadena Avenue. He was responsible for the redevelopment of 1103 La Ca-
dena Avenue and still owns all three properties. The property at 1103 La Cadena Avenue is
income property; Victor A. Bruno (83; b. 1935), widowed, lives at 1111 La Cadena Avenue, and
1117 La Cadena Avenue is occupied by Victor A. Bruno, Jr. (58). Rosine A. Bruno, the matriarch
of the family, died in 2005. It was the Bruno family that conjoined the properties at 1111 sand
1117 La Cadena Avenue by connecting the residences.
1111 La Cadena Avenue
Permits associated with 1111 La Cadena Avenue confirmed the construction by the Gilletts in
1935-36 (by C.P. Cassady). They pulled no additional permits. Hallie H. Foreman had the sewer
connection completed in 1950 and, subsequent to 1989, Victor A. Bruno added a second bath-
room to the residence and installed the A/C system. In 2000 he re-roofed the garage and resi-
dence. In 2002, Bruno completed a 238 square foot bedroom addition with a “common wall” that
confirms the conjoining of the two residences. At this same time, 2002, Victor A. and Rosine A.
Bruno filed a covenant with the City of Arcadia and the County of Los Angeles to legally join the
properties. Despite this undertaking, the two properties are still listed as individual properties by
the Los Angeles County Assessor (two APNs).
The residence at 1111 La Cadena Avenue was developed in an eclectic style of an English Coun-
try cottage with staggered elevations; high pitched, cross-gable roof lines; and a tall chimney.
Absent from this design is the exposed wood indicative of the Tudor architectural style. The re-
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Page 18 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
sidence is a wood framed structure on a raised foundation and stucco cladding. The east eleva-
tion, facing La Cadena Avenue, exhibits three staggered walls with the main entrance on the
center wall. The southern extent extends the furthest east and is associated with a set of double
hung sash windows. In this case, the original windows have been replaced by aluminum framed
window with large, undivided panes. A solid wood panel is beneath the windows and the windows
are flanked by decorative shutters that extend to the base of the wood panel. This suggests the
size of the windows may have been altered to accommodate the size of the replacement windows.
A canvas awning has been added above this set of windows.
The center of the east elevation is dominated by the presence of a concrete stoop and porch area
and the main entrance to the residence. A wrought iron railing runs the length of the porch. The
door is recessed into the wall and flanked by solid stucco walls. This door is decorative, wood
framed and dominated by a large stained glass panel. A small canvas awning provides additional
shade to the entrance. To the north of the doorway is a small, recessed stained glass window
placed in front of the original wood framed window.
The northern wall of the east elevation is set back and beneath the north/south trending gable
roof. Here, three large, fixed paned windows are present, exhibiting the original wood framing,
but also exhibiting aluminum framing around the glass to indicate these panes have also been
replaced. A third canvas awning provides shade to the window. Rain gutters are evident, as are
the narrow eaves and squared corners.
The north elevation of the residence is along the driveway and heavily vegetated. Extended awn-
ing provide shade at the windows, all of which are aluminum framed replacements. There is a
double hung sash window east of the chimney and another to the west of the chimney. The
chimney is tall and stucco clad; tall enough to clear the high peak of the gable roof. West of this
wall segment, the elevation recesses to the south and exhibits additional windows – two smaller
and higher hung sash windows with aluminum framing. A support beam with simple 4 x 4 posts
has been erected to provide additional support to the awning.
The west elevation is more ornate, exhibiting a secondary entrance under a formal portico and a
wide concrete stoop. A single sash window with aluminum framing is located to the north of this
entrance. A matching window is located to the south of the entrance, but obscured by vegetation.
The connection between the two residences is located to the south fo the portion of the 1111 La
Cadena Avenue residence and accessed from the west via a concrete patio and a set of two, re-
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Page 19 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
latively large hinged doors with large glass panels. A canvas awning covers much of the porch
and provides shade. The roof appears to be flat, but is an allusion caused by a small parapet.
The actual roof line on this portion of the residence is a north/south trending gable roof line con-
necting with the roof at 1117 La Cadena Avenue. According to the permits, this addition covers
238 square feet, indicating is approximately 10 feet wide and 24 feet deep (assuming ten feet
between the original residences). This addition is not readily visible from the est elevation, as
significant foliage overs the area.
The stucco cladding on this residence is in good condition and appears to have been resurfaced,
as there are no noticeable earthquake hair fractures of settlement cracks. The residence is neatly
painted and well maintained. Overall, the residence has been subjected to alterations and/or
maintenance including, but not limited to:
x Bedroom Addition (2002)
x Re-roofing (2000)
x Bathroom Addition (1999)
x A/C Installation (1999)
x Electrical Upgrades (1989)
x Resurfacing with stucco (flat)
x Replacement of Original Windows with Aluminum Framed Windows
x Replacement of the Original Front Door
x Addition of Canvas Awnings
x Addition of Trellis Support for Awnings
The garage at 1111 La Cadena Avenue is located to the rear of the lot – nearer the northwestern
corner, but not on the western boundary. This garage is relatively large and appears to have
been enlarged (extended to the south). The original garage is a two-car garage with an east-
facing bay door and an east/west trending gable roof (re-roofed in 2000). The extension to the
south exhibits an extension of the roof, but at a lesser slope. The bay door has been replaced
with a solid expanse of pressed wood and appears to be fixed (no longer opens).
The south elevation runs along a landscaped yard and patio area and exhibits a modern (vinyl)
door that opens to the outside. There are two aluminum slider windows west of the door, along
with vines and decorative plants. The west elevation exhibit a single window with a window-mount
A/C unit, indicating this is useable space and not just for storage. The north wall of the garage is
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Page 20 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
a solid expanse of stucco with no windows. Rain gutters are present along the narrow eaves.
With respect to the garage, alterations or additions include, but are not necessarily limited to:
x Re-roofing (2000)
x Resurfacing with Stucco (flat)
x Extension to the south
x Addition of a secondary en-
trance
x Closing of the Bay Door
x Addition of vegetation E & S
Elevations
1117 La Cadena Avenue
Permits on file for 1117 La Cadena Avenue confirmed the construction by W.S. Bailey in 1939 (by
J.F. Stanford), but sold the property almost immediately to actor, Eddie Collins. Collins died the
same year (1940) and the property was transferred to B.A. Gorham (no permits pulled). . The
cesspool was serviced in 1945, but in 1950, Hallie H. Foreman completed the sewer connections.
Foreman sold the property to Victor A. Bruno purchased the property in ca. 1972 and upgraded
the electrical system. In 1998, he re-roofed the residence and garage. The block wall surrounding
the property was installed by Bruno in 2002. This was roughly at the same time he was completing
the addition to the adjacent residence.
The residence at 1117 La Cadena Avenue is a Minimal Traditional bungalow dating to 1939. Built
for W.S. Bailey by J.F. Stanford, this residence was occupied for a short time by actor Eddie
Collins. Edward Bernard Collins (1883-1940), died at the age of 57. A native of New Jersey, he
began his career in vaudeville and came west to enter the motion picture industry. He was rela-
tively successful, starring in over a dozen files and doing voice work (e.g. the voice of Dopey in
the Walt Disney production of Snow White and the Seven Dwarfs (ca. 1937). He died of a heart
attack. Although he lived on the property in 1940, there was no evidence to indicate he actually
purchased the property.
As built, this residence was/is a single story, wood framed structure with a stucco finish and a
hipped-gable roof. The structure appears, from the aerial photograph, to be square, but it is ac-
tually more rectangular in shape, with a covered porch on the southeastern corner (beneath the
contiguous roof line. The square shape is indicated by the addition between the two residences.
This residence was built on a raised foundation and appears to exhibit its original massing, save
the addition between the structures. The east elevation (facing La Cadena Avenue, is “L” shaped,
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Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
given the presence of the covered porch. To the north, the elevation is flat and exhibits a single,
double hung sash window with 6:6 panes. The wood framing is narrow and accentuated to flank-
ing shutters with flaring tops.
A small circular window with four pie-shaped panes is located nearer the porch, providing ambient
light to the entryway. The front door actually faces south, beneath the roof overhang and on the
concrete porch. The porch was originally designed as an open porch with a wooden railing. It
has since been enclosed with screening, providing both privacy and protection from insects.
The door to the enclosed porch also faces south, and is associated with a concrete stoop (4
steps). The existing door is a modern, iron security door with the screening designed to complete
the enclosure.
Wrapping to the south elevation, there is a double hung sash window (aluminum trim) and a
sconce to the east of the red brick chimney. The chimney extends well above the roof eave,
attesting to the relative height of the actual roof. Dense vegetation obscures much of the south
elevation (and along the driveway) but additional windows are evident (aluminum framed) and the
southwestern corner of the residence exhibits a squared room that extends south of the remainder
of the building. The eaves are modest and closed.
The west elevation is a flat expanse with a corner window of aluminum framing and a rear en-
trance consisting of a wood framed door with a large, single and fixed pane. This door opens out
and onto a small concrete stoop (one step). A canvas awning has been erected above this door-
way.
North of the doorway is another window. In this case, the original wood framed, double hung
casement window (1:1) is present, exhibiting the original sill. Further to the west, another window,
double hung sash (6:6) exhibiting the original wood framing. This window lacks relief from the
stucco siding. North of this window, the elevation extends to the west, exhibiting a south facing
stucco wall with another original window. Continuing along the west elevation, the modern A/C
unit is ground-mounted and obscured by dense vegetation. The elevation recesses again, and
exhibits a single, double hung sash window with the original wood framing.
Extending west again, this elevation exhibits a south-facing door surrounded by ivy. Similar to
the secondary door nearer the south extent, this door is hinged and also opens outward. There
is a small, two-step stoop. Oddly, the door opens to the west, making entering and exiting difficult.
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Page 22 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
A modern vinyl framed (very small) window has been added adjacent to the door and the electrical
meter is encased in the ivy one the wall to the east of the door.
A cement outdoor fireplace is located on the west elevation. This feature appears to be a more
recent addition to the property (modern). Wrapping around to the north elevation, a sloid wall
covered in ivy is evident, eventually meeting the addition between the two residences and obscur-
ing the original north elevation. Given the variations in walls on the west elevation, the structure
is not truly rectangular, but irregular in shape and still reflecting the original design of the resi-
dence.
The garage is located in the southwestern corner of this property. As a shorter property, this
garage is near the property boundaries. The garage is a two-car garage with two bay doors
separated by a support column. The wood framed garage is finished with stucco and exhibits a
north/south trending gable roof. The bay doors face east and consist of aluminum doors on spring
hinges. These aluminum doors are not new, but have replaced the original wooden doors and
appear to be fairly old – possibly darting to the 1970s or 1980s. The south elevation nis a flat
expanse on the property line and exhibits no windows or doors. Similarly, the west elevation is a
solid expanse. The north elevation of the garage is visible from the rear yard and exhibits the
high peaked roof and an off-centered (to the west), four paned (2”2) fixed window with the original
wood framing. Despite a lack of permits, alterations to this residence have been noted and in-
clude, but not necessarily limited to:
x Re-roofing(1998)
x Electrical Upgrades (1972)
x Re-surfacing of the Stucco
x Replacement of some of the original Windows with Aluminum Framed Windows
x The Addition of an Awning on the West Elevation
x Enclosing of the Front Porch
x Installation of a Security Door on the Porch
x Installation of a Security Gate on the Driveway
x Replacement of the Garage Bay Doors
Overall, this residence is in very good condition, has been maintained and, with the exception of
the alterations noted above, reflects much of the original design and “look” of the 1939 construc-
tion.
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Page 23 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
Landscaping
Both properties – 1111 and 1117 La Cadena Avenue – exhibit significant and detailed landscap-
ing, including trees, bushes, decorative flowers, planters, potted plants, open grass areas, con-
crete patio areas, brick patio areas, fountains, fencing, and walls. At the time of this investigation,
the gardener was on site and noted the owners take great pride in the landscaping and keep him
very busy. There is a potter’s shed with gardening materials to the rear of 1103 La Cadena
Avenue, and part of the garage space is also available. An iron fence runs the length of the rear
yards, forming a boundary between the residences, but not on the actual property line.
EVALUATION/ASSESSMENT
In April, 2019, the City of Arcadia adopted Ordinance No. 2359: An Ordinance of the City Coun-
cil of the City of Arcadia, California, Amending Various Sections of Article IX, Chapter 1 of the
Arcadia Municipal Code (“The Development Code”), with an Exemption u nder the California
Environmental Quality Act (CEQA), to implement a Historic Preservation Ordinance.” This Or-
dinance was the result of numerous meetings, studies, and public comment.
The City of Arcadia Zoning Code, Section 9103.17, addresses Historic Preservation. Summa-
rizing the document, for consideration as a Historic Landmark (resource) in the City of Arcadia,
property improvements must be 45 years of age or older. In addition to the Code, it is general
practice to also address the “integrity” of the resource before addressing the four main criteria
for eligibility. The seven elements of “integrity” are listed in the State and Federal guidelines,
and include: Location, Design, Setting, Materials, Workmanship, Feeling, and Association. In
addressing the four main criteria, only one is needed to determine a resource is eligible for
recognition as a History Landmark. These criteria are:
1. It is associated with events that have made a significant contribution to the
broad patterns of Arcadia’s or California’s history;
2. It is associated with the lives of persons important to local or California history;
3. It embodies the distinctive characteristics of a type, period, region, or method
of construction, or represents the work of a master, or possesses high artistic
values;
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Page 24 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
4. It has yielded, or has the potential to yield, information important to the prehis-
tory or history of the city or state.
In addition to the basic Ordinance, the improvements must also maintain their integrity, as
defined by the seven criteria listed in the State and Federal guidelines (Location, Design, Set-
ting, Materials, Workmanship, Feeling, and Association). Once “Integrity” is addressed, a re-
source (building, structure, object, or site) can be considered for eligible for recognition if it
meets one or more of the following Criteria:
Integrity
Location: The improvements at 1111 and 1117 La Cadena Avenue are in their original
locations. The residences and garages date to 1935 and 1939, respectively,
and the addition that connects the residences dates to 2002. This connection
is not readily visible from the street (obscured by vegetation), and does impact
the properties slightly, but not to the extent that the properties fail to meet the
intent of the criterion. Overall, the minimal intent of the “Location” element
HAS BEEN MET.
Design: The residences and garages appear, for the most part, to reflect their original
designs. There has been a significant alteration in the form of the addition
that conjoins the residences. However, this is reversible and has not im-
pacted the majority of the buildings. In general, the absolute minimal intent
of the “Design” element HAS BEEN MET, although there have been adverse
impacts.
Setting: The “neighborhood” surrounding this property was originally designed in the
1930s and 1940s. However, the two residential properties at 1111 and 1117
La Cadena Avenue are the sole remaining examples of the early develop-
ments. Properties to the north, south, east and west have been redeveloped
as multi-family, multi-story complexes that dwarf these properties and have
resulted in a loss of the original setting. As such, the “Setting” has essentially
destroyed and the minimal intent of the “Setting” element HAS NOT BEEN
MET.
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Page 25 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
Materials: As previously noted, both residences and garages have been subjected to
changes and alterations. The most significant include the re-roofing, re-sur-
facing, replacement of windows, the addition of awnings, security doors, and
the large addition between the residences. While the interiors may still reflect
much of the original materials (e.g. framing, interior walls, etc.), the exteriors
have materials have been replaced or covered. Permits only references
some of these changes. These changes and/or replacement of the original
materials have adversely impacted the properties with respect to “Materials”
and McKenna et al. has concluded the minimal intent of this element HAS
NOT BEEN MET.
Workmanship: No evidence was found to indicate the workmanship associated with the im-
provements at 1111 and 1117 La Cadena Avenue are out of the ordinary or
anything but standard for their period. The improvements were completed in
differing years and by different contractors. The improvements are not the
work of any master craftsman, known architect, or artisan. Standard materials
were used and there are no outstanding or unique design elements. As such,
the minimal intent of the “Workmanship” element HAS NOT BEEN MET.
Feeling: “Feeling” is subjective. Nonetheless, when entering a neighborhood, the feel-
ing that you are in an area representative of the period of significance (e.g.
the 1930 or early 1940s) should stand out. In this case, that “feeling” has
been lost through the modern redevelopment of the properties surrounding
these two properties. The historic area has been adversely impacted by mod-
ern improvements; the area would not qualify as a “district.” McKenna et al.
has concluded the area no longer maintains a “feeling” of the 1930s-1940s,
therefore, the intent of this element HAS NOT BEEN MET.
Association: Research failed to associate this property with any historical event or per-
son(s) in local, regional, state, or national history. The short occupation by
Eddie Collins would not quality 1117 La Cadena Avenue residence. There is
no associated with any recognized architect of note and no association with
any significant craftsman or artisan. No unique materials were incorporated
into the improvements. The property has not been associated with any scien-
tific find or exhibited any potential for the presence of scientifically significant
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Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
resources (archaeological or paleontological). Therefore, the minimal intent
of this element HAS NOT BEEN MET.
Overall, in reviewing the “Integrity” of this property, McKenna et al. determined only two of the
seven elements of integrity apply to these properties, rendering both a status of having lost
their integrity. Properties lacking architectural integrity are generally not eligible for recognition
as Historic Landmarks. Nonetheless, McKenna et al. did complete the evaluation of the prop-
erties in accordance with the four main criteria used for federal, state, and local eligibility.
These four criteria are defined by the Office of Historic Preservation, Sacramento, and have
been adopted by the City of Arcadia.
Final Assessment
McKenna et al. completed the assessment of the property with respect to the standard federal
and CEQA criteria, as well as the criteria of the City of Arcadia, as noted above. The follow
conclusions are presented:
1. It is associated with events that have made a significant contribution to the
broad patterns of Arcadia’s or California’s history;
No evidence was found that associated this property with any significant
events in the City of Arcadia or California history. Therefore, the property
is not eligible for recognition under this criterion.
2. It is associated with the lives of persons important to local or California his-
tory;
No evidence was found to suggest to connect this property to any significant
persons in the City of Arcadia or California history. Therefore, the property
is not eligible for recognition under this criterion.
3. It embodies the distinctive characteristics of a type, period, region, or method
of construction, or represents the work of a master, or possesses high artistic
values;
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Page 27 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
The two properties exhibit differing styles of architecture: 1111 La Cadena
Avenue is an eclectic form of an English Country cottage and the residence
at 1117 La Cadena Avenue is a Minimal Traditions bungalow. As an eclectic
form, 1111 La Cadena Avenues is not considered characteristic of a type,
period, etc., but representative of an individual design consistent with the
owner’s preferences and subjected to alterations and additions. In the case
of 1117 La Cadena Avenue, the Minimal Tradition classification is a widely
generic form of architecture that can be found, with many variations, through-
out the United States. Without being part of an identified District, such ar-
chitectural examples are not considered significant. Taking all data into
account, McKenna et al. has determined these properties are not eligi-
ble for recognition under this criterion.
4. It has yielded, or has the potential to yield, information important to the pre-
history or history of the city or state.
No evidence has been found to suggest this property has a potential to yield
significant scientific information to Arcadia, the state, or the federal govern-
ments. The property is considered clear of such resources and, therefore,
the property is not eligible for recognition under this criterion.
Summary
McKenna et al. has concluded the improvements at 1111 and 1117 La Cadena Avenue have
failed to maintain their respective architectural integrity and, therefore, would not be eligible for
recognition as Historic Landmarks. In addition, McKenna et al. has concluded the properties
fail to meet the minimum requirements for recognition under the four main criteria for consid-
eration, as defined in the various federal, state, and local policies and guidelines.
McKenna et al. and assigned these properties a status code of “6Z” each and considers
them clear of any significant cultural resources, as defined. The properties are not cur-
rently listed on the City’s listing of individually recognized properties and McKenna et
al. has concluded they would not qualify for listing. Any proposed alterations or rede-
velopment of the properties would not result in an adverse environmental impacts, as
defined in the federal, state, and local policies and guidelines.
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Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
REFERENCES
Ancestry
2019 Census, Directories, and Family Research Files. www.//ancestry.com. On
file, Mc-Kenna et al., Whittier, California.
Arcadia Historical Society
2019 General History. www.//arcadiahistoricalsociety.org/History-Lives-Here-Mark-
ers. On file, McKenna et al., Whittier, California
Architectural Resources Group
2016 “City of Arcadia Citywide Historic Resources Survey Report.” ARG, Pasa-
dena, California. On file, McKenna et al., Whittier, California.
City of Arcadia
2016 “Individually Eligible Properties.” On file, McKenna et al., Whittier, California.
2019 “Historic Preservation.” www.//arcadia.ca.gov/government/city-departments/
development-services/historic-preservation. On file, McKenna et al., Whittier,
California.
2019 Ordinance No. 2539 (April 2, 2019). On file, McKenna et al., Whittier, Califor-
nia.
2019 Permit File: 503 Duarte Road. www.//laserfiche.ci.arcadia.ca.us/weblink. On
file, McKenna et al., Whittier, California.
2019 Permit File: 509 Duarte Road. www.//laserfiche.ci.arcadia.ca.us/weblink. On
file, McKenna et al., Whittier, California.
2019 Permit File: 1103 La Cadena Avenue. www.//laserfiche.ci.arcadia.ca.us/ web-
link. On file, McKenna et al., Whittier, California.
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DEPARTMENT OF PARKS AND RECREATION
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Primary #
HRI #
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Page 29 of 88 *Resource Name or # (assigned by recorder) 1111/1117 La Cadena Ave., Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
City of Arcadia
2019 Permit File: 1111 La Cadena Avenue. www.//laserfiche.ci.arcadia.ca.us/ web-
link. On file, McKenna et al., Whittier, California.
2019 Permit File: 1117 La Cadena Avenue. www.//laserfiche.ci.arcadia.ca.us/ web-
link. On file, McKenna et al., Whittier, California.
County of Los Angeles
2019 Department of Public Works Building Permits Reviewer.
www.//dwp.lacounty.gov. On file, McKenna et al., Whittier, California.
2019 Historic Maps. https://dpw.lacounty.gov/smpm/landrecords. On file,
McKenna et al., Whittier, California.
2019 Land Records Information. www.//dwp.lacounty.gov/smpm/landrecords. On
file, McKenna et al., Whittier, California.
County of Los Angeles
2019 Los Angeles County Assessor Parcel Viewer: XXXX. http://maps.assessor.
lacounty. gov. On file, McKenna et al., Whittier, California.
2019 Los Angeles County Directories. www.//sites.google.com/site/onlinedirectory
site/Home. On file, McKenna et al., Whittier, California.
McKenna et al.
2019 In-House Library Research. On file, McKenna et al., Whittier, California.
Sanborn Fire Insurance Map Company
1932 “Arcadia.” www.//sanborn.umi.com/ezproxy.lapl.org. On file, McKenna et al.,
Whittier, California.
TAGIS
2019 UTM Converter. www.//tagis.wv.gov/convert.
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Recorded by: Jeanette A. McKenna *Date August 16, 2019 X Continuation Update
U.S.G.S.
1988 Mount Wilson Quadrangle. On file, McKenna et al., Whittier, California.
Wikipedia
2019 “Eddie Collins (actor).” https://en.wikipedia.org/wiki/Eddie_Collins_(actor).
On file, McKenna et al., Whittier, California.
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Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Tentative Tract Map No. TTM 19-07 (82907) and Multiple
Family Architectural Design Review No. MFADR 19-03 to
consolidate two parcels and develop an eight-unit residential
condominium development.
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
1111 and 1117 La Cadena Avenue (The lots is located on La
Cadena Ave between Arcadia Avenue and W. Duarte Road.)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Philip Chan, PDS Studio, Inc.
(2) Address 711 S. 1st Avenue
Arcadia, CA 91006
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 15332 – Class 32 (Infill Development)
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise
exempt on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date:
December 23, 2019
Staff:
Vanessa Quiroz, Associate Planner