Plaza Progress

Something more recent for a change!

The regional indoor shopping mall known today as Plaza West Covina is a half-century old this year. Originally called West Covina Fashion Plaza, its grand opening took place September 25, 1975.¹

A couple weeks ago, I discovered a newly-available series of aerial photos on the UCSB Geospatial Collection website which appears to have been taken to document the yearly progress of the BKK landfill in the San Jose Hills. Far up near the top edges of these photos, however, were glimpses of the main West Covina shopping center which is the subject of this article, and they visually document in detail how the Plaza under its various names has evolved over time.

All photos courtesy of UCSB Geospatial Collection; captions and credits below. Click on the image above to view an enlargement.

1973: The last year of the original West Covina Plaza shopping center, which first opened in October, 1956.²

1974: Construction of the new indoor mall.³

1975: The completed West Covina Fashion Plaza.⁴ The west wing of the old Plaza was demolished, temporarily sparing the building formerly occupied by J. C. Penney.

1977, 1992: The east wing of the old Plaza was kept open for business until its demolition commenced in Fall, 1991.^5,6

1995: This configuration has remained relatively unchanged to the present day,⁷ except that the building formerly occupied by Tower Records and Desmond's before that was demolished in 2009.

More dates, photos and factoids below!

The Squatter Era

In 1859, long before the Badilla brothers or J. S. Phillips arrived on the scene, that northern section of Covina that today lies between San Bernardino Road and Arrow Highway began being settled by enterprising American and immigrant pioneers. Featured in this article is a recently discovered telling of those settlers' story that was written in 1887, when all the events described were still in the living memory of those who witnessed them.

The land that is the subject of this newfound contemporary account was originally part of Henry ("Don Enrique") Dalton's Rancho Azusa, which the Englishman had purchased from Don Luis Arenas in 1844. At that time, Dalton's ranch encompassed most of the territory east of the San Gabriel River and south from the foothills of the San Gabriel Mountains to the old San Bernardino stage road.

Rancho Azusa de Dalton originally extended south to the northern boundary of Rancho La Puente. Alignments of selected section and quarter-section roads of today are labeled for reference.
Source: U.S. Dept. of the Interior, Bureau of Land Management, General Land Office Records. (Click on the image to view an enlargement.)

As the article below will recount, in 1858 the U. S. Government ordered a new survey of Dalton's holdings, the result of which was the invalidation of Rancho Azusa's southern and eastern boundaries. Surveyor Henry Hancock drew a new southern line for Dalton's rancho (today's Gladstone Street), thus creating 2,428.25^* acres of new public land that thereupon became available for preemption, and later, homesteading.

While Pflueger (1964) gave an admirably thorough account of Covina's squatter era, this article from the January 23, 1887, edition of the Los Angeles Times^** tells the story from a unique perspective I hadn't seen in print before. So, without further ado...

Original Covina Landowners

While digging into old real estate records earlier this month, I decided to make a map showing the names of the first owners of every parcel in the Phillips Tract. Whenever I found an original title conveyance by trustee James F. Houghton, I made a note of the grantee and the date in the corresponding square on Eaton's survey.

Earliest owners of lots in the Phillips Tract. Click image to view an enlargement. A legend for the colors displayed can be found there.

Why would I go to the trouble of doing that, you might ask? Well, it was primarily to fact-check a similar cartographic record in the collection of the Covina Valley Historical Society, the accuracy of which I have since come to question.

The Tract, Trials and Tribulations of Joseph Phillips

J. Edward Hollenbeck and Joseph Phillips: the two men without whom Covina would not have existed.

These past six weeks I've been doing a deep dive into Covina founder Joseph Swift Phillips, and I've uncovered many surprising new facts. The subjects are fairly complicated and make for a long, dry read, however, so I thought I'd approach this article differently and start off with a list of my main points and then delve into the particulars afterwards.

I should perhaps note here at the outset that none of the following findings have been described in any previous published history of Covina. This is all new stuff here, especially the legal blockbuster near the end!

tl;dr summary:

• As I stated in a previous article, the real estate deal between Phillips and Hollenbeck for the tract of land which would become Covina took place in 1881, not 1882.

• The 1881 deal was only a contract for deed, not an outright sale, and Phillips may have used real estate instead of cash for his down payment.

• In 1885, Phillips had to borrow $40,000 to pay off Hollenbeck, and the loan was secured by a deed of trust that conveyed legal title from Hollenbeck directly to trustee James F. Houghton. Phillips himself never actually held marketable title to the tract which bore his name.

• Although Phillips was empowered to arrange and negotiate sales, all of the original land purchases and title conveyances in the Phillips Tract from 1885-1889 were brokered and closed by Houghton.

• Phillips ultimately failed to repay his 1885 loan, so in 1889, Houghton foreclosed and Phillips forfeited all of his Covina properties.

• Hollenbeck and Houghton both made big bank on the Phillips Tract, while Phillips himself lost everything.

• In 1894, Phillips sued almost everyone who had been involved with his past land dealings in a last ditch effort to recoup his financial losses.

• In sum, litigation expense was likely a significant contributor to Phillips's financial downfall.

Details and references below.

On AI

Given the pace of change in our electronic world, I'd like to state for the record that I have never used "artificial intelligence" in the production of this blog, and I never will. Every article you read here is the output of my native human intelligence applied to researching a particular topic, or an account drawn from personal experience.

To me, this is not merely a matter of principle or credibility. This blog is all about discovering new facts about Covina history, and AI in its present state is not able to generate novel ideas. It may be able to tell you things that you never knew before, but it cannot create entirely new knowledge on its own. Not yet, anyway. So for my purposes here, AI doesn't have any practical usefulness.

Granted, my reliance on human intelligence also means mistakes will be made, but at least any errors of fact you might find here are not the result of "hallucinations" of the sort that is currently endemic to AI. (Which is to say, I never just "make shit up" like the LLMs sometimes do.) ;-)

All that said, I've been amused the couple of times that someone has quoted a chatbot to me on some aspect of Covina history, and I note that it's lifted virtually verbatim from my blog. So although I have few followers in the realm of organic life, it's at least nice to know the machines are reading my blog and learning things from it. :-)

 

Badillo Mystery Solved?

There's been all kinds of speculation in recent years about the name of Badillo Street in Covina and why it differs from the pioneer family's hereditary Spanish name, Badilla.

Covina's main east/west street was named "Badillo" on the original Phillips Tract survey map in 1884.
Courtesy Covina Valley Historical Society.

I briefly mentioned my own ideas about this controversy at the end of the article about Hollenbeck and the Badillas that I posted back in 2021. I noted that the family themselves appeared to use a terminal –o in their surname on occasion, and theorized that the street was named "Badillo" because that was the name the farming brothers were best known by.

I didn't have direct evidence for either claim until just yesterday, though, when I found this letter published in a newspaper in 1877¹ that was signed, "J. Julian Badillo." This was the first time I'd seen one of the famous coffee-growing brothers apparently using the Badillo spelling himself (and the first I've seen the name of their coffee plantation was "San Isidro Ranch.")

Santa Barbara Daily Press, February 7, 1877.

With that revelation, I then thought about examining the idea of name familiarity, so I did more specific searches on the newspaper archive website to manually tally the number of times the two surname spellings were used, and in which contexts they appeared.

This is what I found: