UNITED STATES
                          SECURITIES AND EXCHANGE COMMISSION
                                Washington, D.C. 20549

                                      FORM 10-Q/A
                                    AMENDMENT NO. 1

               (Mark One)
                   QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)
                        OF THE SECURITIES EXCHANGE ACT OF 1934

                  For the quarterly period ended September 30, 1994

                                          OR

                  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d)
                        OF THE SECURITIES EXCHANGE ACT OF 1934

             For the transition period from              to       
     


                            Commission file number 0-14581

                   California Seven Associates Limited Partnership,
                           a California Limited Partnership
            (Exact name of registrant as specified in its charter)

                     California                       94-2970056
               (State of Organization)    (I.R.S. Employer Identification No.)


                        900 Cottage Grove Road, South Building
                            Bloomfield, Connecticut  06002
                       (Address of principal executive offices)


                          Telephone Number:  (203) 726-6000



                    Indicate by check mark whether the Registrant
                    (1)  has  filed all  reports  required  to be
                    filed  by   Section  13   or  15(d)  of   the
                    Securities  Exchange Act  of 1934  during the
                    preceding  12  months  (or  for  such shorter
                    period  that the  Registrant was  required to
                    file such reports), and  (2) has been subject
                    to such filing  requirements for the  past 90
                    days

                     Yes       X                No               
<PAGE>

                                      SIGNATURES


Pursuant to the  requirements of the Securities  Exchange Act of 1934, the
Registrant  has duly caused this report  to be signed on its behalf by the
undersigned thereunto duly authorized.


                              California Seven Associates Limited Partnership, 
                              a California Limited Partnership                 
                                                 
                              By:  CIGNA Realty Resources, Inc. - Seventh,
                                   General Partner




Date:  January 4, 1995        By:  /s/ John D. Carey
                                   John D. Carey, President and Controller
                                   (Principal Executive Officer)
                                   (Principal Accounting Officer)

<TABLE> <S> <C>

<ARTICLE> 5
<CIK> 0000765506
<NAME> CALIFORNIA SEVEN ASSOCIATES LIMITED PARTNERSHIP
       
<S>                             <C>
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<FISCAL-YEAR-END>                          DEC-31-1994
<PERIOD-END>                               SEP-30-1994
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                                0
                                          0
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</TABLE>



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