-Historic Survey-

VII. Summary of Survey Results

In the planning phases of the survey, the City of West Covina prepared a list of approximately 300 properties that were known to have been built prior to 1946. This list became the basis of this particular survey project. The 300 properties were catalogued using Primary Record (523A) forms, although they were prepared in abbreviated format for the initial reconnaissance. The 300 properties were photographed and the approximate date of construction and architectural style were recorded on the forms. The initial reconnaissance revealed that many of the 300 properties had been significantly altered. These properties did not receive further study. Approximately 90 properties were identified that appeared to be potentially eligible for individual landmark status. These properties were documented on the appropriate California State Historic Resources forms and assigned California Historical Resource Status codes.

Previous Survey Efforts

According to the City of West Covina, there have been no previous survey efforts. Certain properties had been informally identified by local sources as having possible historical significance. These properties received careful study and evaluation as possible landmarks.

Survey Findings

The initial reconnaissance survey found that many properties no longer resembled historic resources. These were excluded from further study. Of the properties that received further study, many dated from the early to mid 20th century (1900-1930), with a large number of those properties designed in the Craftsman style. Period Revival styles from the 1920s were also numerous.

The main property type identified and documented by the survey was the single-family residence. Multi-family residences and other property types were not excluded, but were few in number. Some of the more unusual properties found were a Tudor Revival style house zoned industrial/commercial that sits on the north side of San Bernardino Road and an old church in the southern portion of the City.

West Covina is characterized by numerous different architectural styles spread throughout the City. The City becomes less dense as you move east, resulting in larger lot sizes and larger residences in the eastern portion of the City. The oldest resources are concentrated along the City's first streets, which are now busy boulevards like Puente Avenue.

Evaluation of Resources

"Preserving historic properties as important reflections of our American heritage became a national policy through passage of the Antiquities Act of 1906, the Historic Sites Act of 1935, and the National Historic Preservation Act of 1966, as amended."⁵¹ Environmental protections are also in place that provide for the protection of historic resources, namely the National Environmental Protection Act (NEPA) and the California Environmental Quality Act (CEQA).

The properties involved in this survey effort were evaluated using recognized criteria specified by the National Park Service.

Criteria for Evaluation of Resources

Several formal lists or registries have been formed to document historic resources. The main lists that are often discussed are the National Register of Historic Places and the California Register of Historic Places. Many cities often have their own local landmark lists that typically utilize the same criteria as the aforementioned registers. The City of West Covina does not currently have a preservation ordinance or landmarking program. Therefore, properties were evaluated on their eligibility for the National Register of Historic Places and the California Register of Historic Places.

The National Register of Historic Places is an official list of historically recognized properties, maintained by the National Park Service, operating on behalf of the Secretary of the Interior. Properties can be listed on the National Register at various levels of significance: local, state, and national. In order to be listed on the National Register, a property must meet certain criteria. The National Register Criteria is as follows:

The quality of significance in American history, architecture, archaeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and:

1. That are associated with events that have made a significant contribution to the broad patterns of our history; or
2. That are associated with the lives of persons significant in our past; or
3. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
4. That have yielded, or may be likely to yield, information important in prehistory or history.⁵²

The California Register of Historic Places is California's state list of historic properties. Properties that qualify for the National Register automatically qualify for the California Register. The criteria for inclusion in the California Register is very similar to that of the National Register. The criteria is as follows:

An historical resource must be significant at the local, state, or national level, under one or more of the following four criteria:

1. It is 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; or
2. It is associated with the lives of persons important to local, California, or national history; or
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; or
4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.⁵³

In addition to historic significance, the historic integrity of possible resources must be examined. If a property is deemed not eligible due to loss of integrity, the evaluation of that property includes the specific reasons for this conclusion.

Special Considerations in Evaluation

Evaluation of the City of West Covina's potential historic resources was conducted using the information available. It is important to note that the City of West Covina's building permit records dated before 1947 were destroyed or lost. Therefore, these records were not available as research tools in the analysis. According to the Secretary of the Interior's Standards for Evaluation, in cases where needed information is not obtainable, it is important to "acknowledge what information was not obtainable and how that missing information may affect the reliability of the evaluation."⁵⁴

In the absence of primary sources, secondary sources were used to provide as much information as possible. Secondary sources were relied upon more heavily than usual due to the absence of primary sources. Construction histories are brief, reflecting the lack of building permit records available. In consideration of the situation, evaluations were made based on a variety of sources of information and are believed to be the most accurate assessments possible given the scope of this survey effort and the availability of records.

This survey effort is West Covina's first study involving historic resources and is designed to be expanded upon in the future. If additional information about specific resources is found, records can be updated to reflect newly found information. The main objective is to provide as much information as possible about the City's resources to build a basis for future preservation planning.

Assigning Historical Resource Status Codes

Properties included in the survey were assigned California Historic Resource Status Codes. These codes are designed as "broad indicators which, in most cases, serve as a starting place for further consideration and evaluations."⁵⁵ Status codes reflect the eligibility of a resource at a specific point in time (the time the evaluation was performed) and therefore do not necessarily reflect the eligibility of a resource at a later point in time. If a resource is altered and changed in the future, it may no longer be eligible for the same historic resource designation.

New California Historical Resource Status Codes were instituted by the California State Office of Historic Preservation effective August 2003. The updated codes were used for this study. All applicable codes were assigned in order to provide as much information as possible for local planning officials.

The main codes used were in section three:
3S - Appears eligible for the National Register as an individual property through survey evaluation

3CS - Appears eligible for the California Register as an individual property though survey evaluation

Although the City of West Covina does not currently have a local landmark program, code 5S3 (Appears to be individually eligible for local listing or designation through survey evaluation) was used for properties that might be eligible for some type of local designation. Assignment of this code was based on the assumption that any future local designation programs would closely follow National Register or California Register Criteria.

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⁵¹ National Register Bulletin #15

⁵² National Register Bulletin #15, 2

⁵³ California State Office of Historic Preservation Technical Assistance Bulletin #6

⁵⁴ "Secretary of the Interior's Standards for Evaluation," 4

⁵⁵ California State Office of Historic Preservation Technical Assistance Bulletin #8: User's Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory (November, 2004)

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