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Home My WebLink About223 W. Woodruff AvenueCOD_____________ CERTIFICATE OF DEMOLITION COD -1-10/23 PLEASE COMPLETE THE FOLLOWING INFORMATION (REQUIRED): PROJECT ADDRESS DATE STRUCTURE BUILT ZONE CLASSIFICATION NAME OF HOA: PROJECT FILED WITH ARB (DATE): APPLICANT(S) NAME MAILING ADDRESS CITY STATE ZIP E-MAIL ADDRESS TELEPHONE NO. PROPERTY OWNER(S) NAME MAILING ADDRESS CITY STATE ZIP E-MAIL ADDRESS TELEPHONE NO. THE APPLICANT AND PROPERTY OWNER HEREBY DECLARE UNDER PENALTY OF PERJURY THAT ALL THE INFORMATION SUBMITTED FOR THIS APPLICATION IS TRUE AND CORRECT. APPLICANT’S SIGNATURE DATE PROPERTY OWNER’S SIGNATURE DATE ACTION TAKEN APPROVED DENIED CONDITIONALLY APPROVED NOTE: A DEMOLITION PERMIT WILL NOT BE ISSUED PRIOR TO ISSUANCE OF A BUILDING PERMIT FOR A NEW RESIDENCE. BY: DATE: EXPIRATION: THERE IS A TEN (10) CALENDAR DAY APPEAL PERIOD FOR THIS APPLICATION. APPEALS MUST BE SUBMITTED IN WRITING TO THE COMMUNITY DEVELOPMENT DIVISION WITH A $713.00 APPEAL FEE BY _______________ P.M. ON _______________________. DATE FILED RECEIPT NO. PAID RECEIVED BY SEE AFFIDAVIT 223 W. Woodruff Avenue 1948 R1 ERIC TSANG 440 E HUNTINGTON DR STE 323 ARCADIA CA 91006 MAIL@ERIC-DESIGN.COM 909.569.3737 PETER WANG 1831 LEE AVE ARCADIA CA 91006 c21peterwang@gmail.com 10/20/2025 25-28 See attached Property Owner Affidavit 12/03/2025 12/15/25 N/A 5:30 REC-23980-25 $22810/23/25 EDGE No protected tree shall be removed without a Tree Removal Permit or encroached within its protection zone without a Tree Encroachment Permit 10/22/25 (P:\2025\20252591-223 W. Woodruff Ave\Memo-223 W. Woodruff Ave.docx) CARLSBAD CLOVIS IRVINE LOS ANGELES PALM SPRINGS POINT RICHMOND RIVERSIDE ROSEVILLE SAN LUIS OBISPO 1500 Iowa Avenue, Suite 200, Riverside, California 92507 951.781.9310 www.lsa.net MEMORANDUM DATE: October 22, 2025 TO: Peter Wang, Property Owner FROM: Casey Tibbet, M.A., Associate Cultural Resources Manager/Architectural Historian SUBJECT: Historic Resources Evaluation – Primary Record and Building, Structure, and Object (BSO) Form for 223 W. Woodruff Avenue in the City of Arcadia, Los Angeles County, California (LSA Project Number 20252591) LSA Associates, Inc. (LSA) completed a historical evaluation of the property at 223 W. Woodruff Avenue (Assessor Identification Number 5787-019-013) in the City of Arcadia. In support of this effort, LSA conducted research and an intensive-level field survey. The evaluation was documented on Department of Parks and Recreation (DPR) 523A (Primary Record) and 523B (Building, Structure, and Object Record) forms and the property was identified on a DPR Location Map. As a result of LSA’s evaluation of this property, it was determined that the altered 1948 residence does not appear to be eligible for listing in the California Register of Historical Resources under any criteria or designation under the local ordinance. In summary, individually the residence is not representative of any important historical events or patterns of development. No evidence was found that it is associated with any historically significant people or the work of a master architect or builder. Its architectural integrity has been compromised by alterations (windows, doors, and porch tile) and it is not iconic. For these reasons, the property at 223 W. Woodruff Avenue does not qualify as a “historical resource” as defined by the California Environmental Quality Act (CEQA) and, for purposes of this project, the City may make a finding of “no impact” regarding built environment historical resources. If the house is proposed to be demolished, LSA suggests that the owner contact Shannon Marks at OMGIVNING regarding their house relocation program for Altadena fire victims. Attachment: DPR Forms DPR 523A (1/95) *Required information State of California  The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date Page 1 of 6 Resource Name or #: 223 W. Woodruff Avenue P1. Other Identifier: *P2. Location:  Not for Publication  Unrestricted *a. County: Los Angeles and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: El Monte, CA Date: 1994 T 1N; R 11W; Section 4; S.B.B.M. c. Address: 223 W. Woodruff Avenue City: Arcadia Zip: 91007 d. UTM: Zone: 11; mE/ mN (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) AIN: 5787-019 -013 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) This one-story Ranch style residence is situated on the north side of W. Woodruff Avenue in a residential neighborhood. It is irregular in plan and rests on a raised foundation. The residence has a high-pitched, side-gable roof with a Roman brick chimney and narrow eaves and the attached garage has a low-pitched, hipped roof with narrow eaves. The roof is sheathed with architectural shingles. The visible exterior walls are clad with horizontal boards and Roman brick skirting. Almost all the façade windows appear to have been replaced with either aluminum-framed or vinyl-framed windows. The south-facing, asymmetrical façade has a recessed wing with a window that slides horizontally, what appears to be an original wood-framed, multi-paned ribbon window with double-hung end vents, and a recessed porch with an east-facing single-hung window, a modern door, a ribbon window, and a window that slides horizontally. The porch is raised, and wood posts support the overhanging eave. The red tile on the porch is an alteration. The projecting attached garage has a modern door. The property appears to be in at least fair condition, but the residence has sustained alterations (windows, door, porch tile, and to a lesser extent roofing and garage door) that have compromised its architectural integrity. *P3b. Resource Attributes: (Original uses) HP2-Single-family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (View, date, accession #) Top: façade, view north. Bottom: façade, view northwest (10/17/25). *P6. Date Constructed/Age and Sources: Historic Prehistoric Both 1948 (Building permit) *P7. Owner and Address: Chung P. and Lin Pai Yu Wang 223 W. Woodruf Avenue Arcadia, CA 91007 *P8. Recorded by: (Name, affiliation, and address) Casey Tibbet, M.A. LSA Associates, Inc. 1500 Iowa Avenue, Suite 200 Riverside, CA 92507 *P9. Date Recorded: October 17, 2025 *P10. Survey Type: (Describe) Intensive-level CEQA compliance *P11. Report Citation: (Cite survey report and other sources, or enter "none.") None. *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): P5a. Photo or Drawing (Photo required for buildings, structures, and objects.) DPR 523B (1/95) *Required information State of California  The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 6 *NRHP Status Code 6Z *Resource Name or # (Assigned by recorder) 223 W. Woodruff Avenue B1. Historic Name: B2. Common Name: B3. Original Use: Single-family residence B4. Present Use: Single-family residence *B5. Architectural Style: Ranch *B6. Construction History: (Construction date, alterations, and date of alterations) 1948 – Permit issued to owner/builder R. A. and C. R. Searles for a dwelling and garage. 1953 – Permit issued to owner Dr. Kilhoffer for sewer connection. 1955 – Permit issued to owner Dr. Kilhoffer for a range. 1959 – Permit issued to owner Dr. Kilhoffer for air conditioning. 1963 – Plumbing permit issued to owner Dr. H. L. Kilhoffer to repair shower. 1967 – Permits issued to owner F. W. Backer to reroof house with shake and to install air conditioning. 1969 – Permits issued to William Backer for a swimming pool and to add a new bedroom, bathroom, storage area, and dressing room for pool. 1970 – Permit issued to owner F. William Backer to install a furnace. 1971 – Permit issued to owner F. W. Backer for electrical work. 1996 – Permit issued to owner Nola Backer to reroof house and garage with Nature Guard Shake *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: None found b. Builder: R. A. and C.R. Searles *B10. Significance: Theme: Not Applicable (NA) Area: NA Period of Significance: NA Property Type: NA Applicable Criteria: NA (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) This 1948 altered Ranch style residence does not meet the criteria for listing in the California Register of Historical Resources (California Register) or local designation. It is not a “historical resource” as defined by the California Environmental Quality Act (CEQA). Historic Context: Originally owned by the San Gabriel Mission and then a part of Rancho Santa Anita, the land that includes present-day Arcadia was also owned by Scottish immigrant Hugo Reid (Architectural Resources Group 2016). Reid was the first to make a modern impact on the land, raising cattle and building the first structure. After a succession of owners, in 1875 Elias J. “Lucky” Baldwin purchased 8,000 acres of the rancho along with much of the surrounding area (Ibid.). He established the Baldwin Ranch in the area that now contains the Los Angeles County Arboretum in what would become Arcadia (Ibid.). Residential development from 1875 to 1909 is one of the first important themes in the City’s history (Architectural Resources Group 2016). See Continuation Sheet B11. Additional Resource Attributes: (List attributes and codes) *B12. References: Ancestry.com Var. A variety of records were accessed online in October 2025 at: http://home.ancestry.com/. These include city directories, voter registration records, and United States Census Data. Arcadia Historical Society 2021 Arcadia History. Our History. Accessed online in October 2025 at: https://arcadiahistoricalsociety.org/arcadia-history/ See Continuation Sheet B13. Remarks: *B14. Evaluator: Casey Tibbet, M.A., LSA Associates, Inc., 1500 Iowa Avenue, Suite 200, Riverside, CA 92507 *Date of Evaluation: October 2025 (This space reserved for official comments.) (Sketch Map with north arrow required.) Refer to Location Map DPR 523L (1/95) *Required Information State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 3 of 6 *Resource Name or #: (Assigned by recorder) 223 W. Woodruff Avenue *Recorded by LSA Associates, Inc. *Date: October 2025 X Continuation Update *B10. Significance: (continued from page 2) In 1883, Baldwin subdivided 3,000 acres into the Santa Anita Tract (Architectural Resources Group 2016). The townsite included “town lots, villa sites, and larger 30-acre farm parcels (Architectural Resources Group 2016:27). Despite the construction of the Los Angeles & San Gabriel Valley Railroad (LA&SGVR) and one of its depots in the new townsite, sales were slow and “Baldwin deeded the remaining acreage of the Santa Anita Tract to his ranch manager Hiram Unruh” who had much greater success selling the lots (Ibid.). By 1887, the townsite was known as Arcadia and the Atchison, Topeka & Santa Fe Railroad (ATSF) had gained control of the LA&SGVR, bringing more traffic through the area (Ibid.). The densest development occurred in the core of the town around the intersection of 1st Avenue and Santa Clara Street, where the ATSF and Southern Pacific railroads intersected (Architectural Resources Group 2016:33). The term “dense” is used loosely as the 1908 Sanborn maps show only one or two residences per block (Ibid.). Residential development in this part of town was on small lots, while development further south was on multi-acre parcels (Ibid.). As late as 1903, when a census was taken to ascertain the population of the proposed City of Arcadia, the area only had 642 residents, and many lived and worked on the Baldwin Ranch or were temporary residents working for the railroads (Ibid.). Regardless, with a booming economy increasingly based on entertainment, horse racing, hospitality, and gambling, Arcadia was incorporated in 1903, with Baldwin as its first mayor (Arcadia Historical Society 2021). In 1907, Baldwin established the first Santa Anita Park, a horse racetrack that was “billed as the most modern and beautiful in the nation” and quickly became the biggest attraction to the new city (Architectural Resources Group 2016:31). However, the track’s success was short-lived, as California banned horse racing in 1909 resulting in the closure of Santa Anita Park (Ibid.). Moving into the 1910s, Arcadia’s growth remained slow and steady (Architectural Resources Group 2016). However, the city began shifting away from “its sporting days to more respectable pursuits, as it outlawed liquor licensing in 1912 and embarked on a series of civic improvements” (Architectural Resources Group 2016:44). By 1915, electric streetlights had been installed in some areas and streets were graded and oiled (Ibid.). Residential development in the 1910s saw the subdivision of larger parcels into smaller ones (2.5 to 5 acres) that attracted a wider variety of buyers who were interested in a more suburban lifestyle with room for some agricultural pursuits (Architectural Resources Group 2016:49). Most of the 1910s subdivisions followed a grid pattern with graded and sometimes paved roads without curbs or sidewalks (Architectural Resources Group 2016). In 1917, Anita Baldwin sold the old 185-acre Santa Anita Park property to the County who deeded it to the federal government for use as a balloon training school (Architectural Resources Group 2016). Known as Ross Field, the facility included storehouses, barracks to house approximately 3,500 men, and enormous hangars for the hydrogen balloons, as well as many other buildings (Ibid.). This property later became Arcadia County Park. After World War I, the region thrived and the 1920s were a transformative period in Arcadia’s development (Ibid.). Residential subdivision accelerated with tracts designed in grid patterns like those of the 1910s, but with smaller lots (Architectural Resources Group 2016:36). Single-family residential construction dominated the period (Ibid.). Most of these were modest in size and the earliest were constructed in the Craftsman style, with Period Revival styles becoming dominant in the mid-1920s and into the 1930s (Ibid.). The smaller lot subdivisions were located closer to the original town center, Pacific Electric lines, and the commercial district at Huntington and First, while the larger multi-acre lots were in what was then the southern part of town (Ibid.). The 1929 to 1941 period was characterized nationally by massive unemployment and economic uncertainty, but Arcadia was one of the few places that did not experience a near cessation of construction (Architectural Resources Group 2016:65). The major factors for this were Anita Baldwin selling off the remaining approximately 1,300 acres of the Baldwin Ranch; establishment of military facilities and the related increase in demand for commercial businesses; and construction of a county park, which was a large Works Progress Administration (WPA) project (Ibid.). “In 1933, California re-legalized horse race betting, and Anita Baldwin seized her opportunity to revive her father’s racetrack dream” (Architectural Resources Group 2016:55). She sold 214 acres to a group of investors who hired Gordon Kaufman to design the grandstand, Turf Club, and clubhouse and landscape designer Tommy Tomson to design the park’s lush landscaping (Ibid.). “Santa Anita Park opened on Christmas day, 1934, and quickly became Arcadia’s signature landmark” (Ibid.). Other Baldwin acreage was parceled out into several residential subdivisions that jumpstarted construction between 1936 and 1941 (Ibid.). Also in the late 1930s, Havenhurst, a development of modest homes on what was once rocky land east of Santa Anita Wash, was “the first project of mass production of houses in Arcadia” (Architectural Resources Group 2016:70). The Baldwin developments and Havenhurst were all located in the northern half of the city. With the end of World War II (WWII) and the return of thousands of veterans, Arcadia and the greater Los Angeles area saw an enormous increase in the development of affordable housing. Much of this development took the architectural vocabulary of the pre-war years and combined it into simplified styles suitable for mass developments and small-scale apartments (City of Los Angeles 2011). Development during the 1945-1970 period transformed the city from semi-rural to suburban, earning it the nickname a “Community of Homes” (Architectural Resources Group 2016). People Associated with this Residence. This residence was built in 1948 by owner/builders R. A. and C. R. Searles (City of Arcadia var.). No information was found for R. A. Searles. Research found that Charles R. Searles lived in Pasadena and owned his own real estate business (Ancestry.com var.). In 1962, a Certificate of Business Fictitious Name legal notice states that C. R. Searles was doing business as Valley Foothills Servisoft, a company that sold and rented water softening conditioner units, in Arleta, California (Valley Green Sheet 1962; The Signal 1966). See Continuation Sheet DPR 523L (1/95) *Required Information State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 4 of 6 *Resource Name or #: (Assigned by recorder) 223 W. Woodruff Avenue *Recorded by LSA Associates, Inc. *Date: October 2025 X Continuation Update *B10. Significance: (continued from page 3) As early as 1950, Dr. Henry L. Kilhoffer and his wife Mildred lived at this address (Ancestry.com var.). According to the 1940 Census, Henry was born about 1893 in Illinois and, in 1940, was employed as a meat inspector (Ibid.). In 1960, he was employed by the United States Department of Agriculture (Ibid.). The Kilhoffers lived in the residence until at least 1963 (City of Arcadia var.). In 1965, Fred W., a salesman at Paul Taylor Co., and Nola M. Backer were listed at this address (Ancestry.com var.). The Backer family owned the residence until at least 1996 (City of Arcadia var.). Various online searches did not find any indication that either the Kilhoffers or the Backers were historically important people. Significance Evaluation. In compliance with CEQA, this property is being evaluated under the California Register criteria and the City of Arcadia criteria for Landmarks (Chapter 1, Section 9103.17.060 of the City’s Municipal Code). The California Register criteria and 1-4 of the local criteria are identical, however, in addition to meeting one of the first four criteria, the local criteria also requires that the property either be listed in the National Register of Historic Places or California Register (criterion 5) or be an iconic property (criterion 6). Because of this additional requirement, the local criteria are more restrictive than the California Register criteria. Therefore, it is possible for a resource to meet the California Register criteria, but not the local criteria. Criterion 1 - Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. This residence is associated with the post-WWII residential boom that made a significant contribution to the broad patterns of local, regional, and even national history. “More than 40 million housing units were built in the United States during the 30-year period following the end of World War II, and at least 30 million of these were single- family houses” (California Department of Transportation 2011:2). These homes were typically modest in size and style and constructed in a short time as part of large tracts marketed to the working class. “The fundamental unit for postwar housing is not the individual house, but the tract, or a single construction phase within a larger tract or new community” and typically a single home would not be individually significant in this context (California Department of Transportation 2011:121). As with most homes associated with this historic context, individually this residence is unimportant and insignificant. It is not significant under this criterion. Criterion 2 - Associated with the lives of persons important to local, California or national history. Based on the research discussed above, the residence does not appear to be associated with any historically important people. It is not significant under this criterion. Criterion 3 - 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. This residence has some of the characteristics of the Ranch style, but has sustained alterations (windows, door, porch tile, roofing, and garage door) that have compromised its architectural integrity. No evidence was found that it is the work of a master architect or builder, and it does not have high artistic value, meaning it does not epitomize the design principals of the style more fully than others of its type. It is not significant under this criterion. Criterion 4 - Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California or the nation. This residence was built in 1948 using common materials and construction practices. It does not have the potential to yield information important to the history or prehistory of the local area, California, or the nation. . It is not significant under this criterion. In addition to meeting one or more of the above criteria, the local ordinance requires that one of the following criteria be met. Local Criterion 5 – Is listed on the National Register of Historic Places and/or California Register of Historical Resources. The online National Register database (current through 2012) and the National Register weekly lists from 2013 through the present, were searched, but no listings for this property were found (National Park Service n.d.a and n.d.b). In addition, the California Office of Historic Preservation’s (OHP) Built Environment Resource Directory (BERD) was reviewed to determine whether this property is listed in or is eligible for listing in either the National Register or California Register (California Office of Historic Preservation 2022). It is not significant under this criterion. Local Criterion 6 – Is an iconic property. According to the City’s ordinance, iconic means a property that “exhibits the City’s unique character, history, or identity and/or has been visited and photographed so often by residents and visitors to the city that it has become inextricably associated with Arcadia” (9103.17.160 Definitions). This altered residence is a common type and style. Research did not reveal any indication that it is iconic. It is not significant under this criterion. DPR 523L (1/95) *Required Information State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 5 of 6 *Resource Name or #: (Assigned by recorder) 223 W. Woodruff Avenue *Recorded by LSA Associates, Inc. *Date: October 2025 X Continuation Update *B12. References: (continued from page 2) Architectural Resources Group 2016 “City of Arcadia Citywide Historic Context Statement.” Accessed online at: https://www.arcadiaca.gov/government/city- departments/development-services/historic-preservation California Department of Transportation 2011 Tract Housing in California, 1945-1973. A Context for National Register Evaluation. Caltrans Division of Environmental Analysis, Sacramento. California Office of Historic Preservation (OHP) 2022 Built Environment Resource Directory for Los Angeles County. Accessed online in October 2025 at: https://ohp.parks.ca.gov/?page_id=30338 City of Arcadia Var. Building permits for 223 W. Woodruff Avenue Accessed online in October 202 5 at: https://laserfiche.arcadiaca.gov/WebLink/Browse.aspx?startid=537578&cr=1 City of Los Angeles 2011 Jefferson Park HPOZ Preservation Plan, City of Los Angeles. On file at the City of Los Angeles. Los Angeles County Office of the Assessor n.d. Property information accessed online in October 2025 at: https://maps.assessor.lacounty.gov/m/ National Park Service n.d.a National Register Database and Research. Accessed online in October 2025 at: https://www.nps.gov/subjects/nationalregister/weekly-list.htm n.d.b Weekly Lists Previous Years. Accessed online in October 2025 at: https://www.nps.gov/subjects/nationalregister/weekly-lists- previous-years.htm The Signal 1966 A Statement of Fact by Valley Foothill Servisoft. September 15, page 2. Valley Green Sheet 1962 Legal Notice. February 27, page 27. TOPOGRAPHIC MAP 22 3 W e s t W o o d r u f f A v e n u e , T-1 Ar c a d i a , C A 9 1 0 0 7 CA L L A N D E N G I N E E R I N G CA L L A N D E N G I N E E R I N G & A S S O C I A T E S , I N C . PR O J E C T L O C A T I O N : ABBREVIATIONS/LEGEND: D S V N TO BE DEMOLISHED TO BE DEMOLISHED