HomeMy WebLinkAboutItem 5A - 1973 N Palm Canyon Drive_HDEMO 2024-0019HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE: January 7, 2025 NEW BUSINESS
SUBJECT: A REQUEST BY SPOT ON VENTURES LLC ON BEHALF OF ITS
SUBSIDIARY SOV PS HOTEL OWNER LLC, REPRESENTED BY O2
ARCHITECTURE, FOR APPROVAL OF A MAJOR ALTERATION TO A
CLASS 4 SITE LOCATED AT 1973 NORTH PALM CANYON DRIVE AND
ASSOCIATED REVIEW FOR POTENTIAL RE-DESIGNATION OF A
CLASS 4 SITE TO A CLASS 1 OR 2 HISTORIC RESOURCE (APN #504-
310-033) (SY).
FROM: Department of Planning Services
SUMMARY
The applicant proposes to develop the 4.23 acre site addressed 1973 N. Palm
Canyon Drive, which currently contains six structures built at various times. The site is
identified as a Class 4 site and not identified on the Class 3 list of eligible historic
properties. The applicant proposes to demolish three detached structures and
make exterior modifications to the remaining three buildings. In addition, the
applicant proposes to construct several new buildings and revitalize the landscape
and parking design.
Pursuant to Municipal Code Section 8.05.130 (Demolition or Alteration to Class 3 and
4 sites), the HSPB will consider whether the site possesses sufficient historic
significance to warrant possible re-designation to Class 1 or Class 2 historic resource
and in doing so may issue a stay on demolition or alteration on the buildings.
The property owner is not seeking historic designation of the site.
RECOMMENDATION:
That the HSPB take no action and allow the processing of building permits for
the proposed demolition of three detached buildings and alterations to the site.
BACKGROUND AND SETTING:
Based on the historic research supplied by the applicant, the site was first developed
with apartment buildings and a hotel in the1930s. For a time, the site was used as
government housing during World War II but transitioned back to hotel use with
commercial amenities. The new structures that were added to the site incorporated
different architectural styles
Historic Site Preservation Board Staff Report: January 7, 2025
HDEMO 2024-0019 – Major Alteration of a Class 4 Site – 1973 N. Palm Canyon Drive
Page 2 of 7
indicative of that period, however, most of the buildings were significantly altered over
time. An ambitious plan to re-develop the site into a luxurious hotel-apartment complex
began in the early 1960s headed by the architectural firm Armét and Davis, known for
their Googie-style architecture, but their masterplan went largely unrealized minus the
two buildings identified as Building 5 and Building 6 as defined in the historic research.
Both of these buildings were constructed in 1961 and remain intact.
AERIAL VIEW OF THE SUBJECT PARCEL.
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc…
December, 2024 Site inspection by HSPB accompanied by City Staff.
Ownership Status
April, 2024 Purchase by the current owner.
ANALYSIS:
Staff analysis is based on the application material and the site visit conducted December,
2024. The property fits within a range of periods:
Historic Site Preservation Board Staff Report: January 7, 2025
HDEMO 2024-0019 – Major Alteration of a Class 4 Site – 1973 N. Palm Canyon Drive
Page 3 of 7
Palm Springs Between the Wars (1919-1945)
Theme: Multi-family Residential Development Between the Wars (1919-1941)
Registration Requirements to be eligible under this theme, a property must:
• date from the period of significance; and
• represents important patterns and trends in multi-family residential
development from this period; or
• represents an excellent or rare example of an architectural style or method of
construction; or be associated with a significant architect or designer; or
• represent an important or rare multi-family residential property type; and
• display most of the character-defining features of the property type or style; and
• retain the essential aspects of historic integrity.
Post-World War II Palm Springs (1945-1969)
Theme: Post-World War II Commercial Development (1945-1969)
Sub-theme: Hotel and Resort Development (1945-1969)
Registration Requirements to be eligible under this theme, a property must:
• date from the period of significance; and
• represent important patterns and trends in commercial development from this
period; or
• represent an excellent or rare example of an architectural style, property type,
or method of construction; or be associated with a significant architect or
designer; and
• display most of the character-defining features of a property type or style; and
• retain the essential aspects of historic integrity.
Development on this property spans from the 1930s to the 1960s, and the three buildings
that are proposed for demolition were constructed in 1956 and 1957. Currently, the site
appears to be under utilized and many of the individual buildings are in need of
maintenance and repair. The applicant proposes to develop the site into a hotel/resort
with a restaurant by rehabilitating three of the existing structures as part of the project.
Requests for Demolition and alterations of a Class 4 sites are processed according to
Municipal Code Section 8.05.130.
Criteria and Findings for Possible Re-designation of a Class 4 Building.
If the HSPB finds that the site warrants possible re-designation, it may direct and
authorize the processing of an application to re-designate the site as a Class 1 or Class
2 historic resource, which will then be considered by the HSPB and the City Council as
provided in Chapter 8.05 of the Municipal Code. Any demolition/alteration permit shall be
automatically stayed for a period of up to one-hundred twenty (120) days pending a re-
designation decision. In making its review, the HSPB must make the following findings:
Historic Site Preservation Board Staff Report: January 7, 2025
HDEMO 2024-0019 – Major Alteration of a Class 4 Site – 1973 N. Palm Canyon Drive
Page 4 of 7
1. That the Class 3 or Class 4 building possesses exceptional historic,
architectural, archaeological, cultural or aesthetic significance to
warrant redesignation as a Class 1 or Class 2 historic resource in
accordance with the criteria set forth in Section 8.05.070 above; and
2. That the Class 3 or Class 4 building retains sufficient historical
integrity relative to its original configuration, architectural features, or
character.
If the HSPB cannot affirmatively make these findings, then it shall take no action and refer
the permit to the Director of Planning who shall thereafter approve the application for
submittal to the Building Department for appropriate building permits.
Staff analyzed the site relative to the criteria in 8.05.070 as follows:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
The site contains multiple structures that were constructed between the Wars and after
World War II. The early buildings reflect a Pueblo Revival style of architecture while the
two buildings from 1961 have characteristics reminiscent of Googie-style architecture.
Further evaluation of the site is listed below:
(i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community; or
Based on the information provided, there are no events associated with the site that rise
to a level of significance resulting in a meaningful contribution to the nation, state, or
community. This criterion is not met.
(ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history; or
The historic research provided did not identify individuals that would qualify under this
criterion; therefore, criterion ii is not met.
(iii) The resource reflects or exemplifies a particular period of national,
state or local history; or
The apartment-hotel typology reflects development that was emerging in the 1930s. The
buildings constructed in the Pueblo Revival style have been significantly altered and are
no longer representative of that pattern of development because most of the character-
defining features were removed during later renovations. The 1960s plan for the Palm
Springs Sands Hotel and Convention Center was a large-scale project that was intended
to enlarge and create a single architectural identity to the site. The two buildings that were
constructed from this plan incorporate Googie-style features but the main structures
Historic Site Preservation Board Staff Report: January 7, 2025
HDEMO 2024-0019 – Major Alteration of a Class 4 Site – 1973 N. Palm Canyon Drive
Page 5 of 7
proposed along the street with the dramatic rooflines and forms were never completed.
(See page 13 of the historic report prepared by Steven Keylon.) The two buildings that
were constructed demonstrate angled forms and rock walls around the entrances and
building articulation created with the sawtooth building footprint for the one-story building
and wavy steel railings around the balconies for the two-story building.
Due to the phased development of the site over a long period of time, the site plan does
not demonstrate a clear design intent and the two buildings with Googie-style features do
not feel well integrated. Staff finds that the two buildings in their current context would not
be considered an exceptional representation of this style of architecture, therefore, does
not meet this criterion. The applicant, however, proposes to maintain the general massing
and character-defining features on the buildings to the best extent possible. The proposed
buildings for demolition have been significantly altered, thus, do not reflect their period of
significance.
(iv) The resource embodies the distinctive characteristics of a type,
period or method of construction; or
The construction methods and use of material appear conventional for the periods,
therefore, does not qualify under Criterion iv.
(v) The resource presents the work of a master builder, designer, artist,
or architect whose individual genius influenced his or her age, or that
possesses high artistic value; or
The architecture firm Armét and Davis have been identified as the designers for buildings
5 and 6 in the historic report. The firm’s international reputation is validated by their many
buildings being formally recognized for their importance to the field of architecture,
particularly in California. The report references many of their well-known projects
designed in the Googie-style, however, the two buildings at 1973 N. Palm Canyon would
not rise to the same level of recognition. The other buildings on the site are not associated
with significant builders or designers. This criterion is not met.
(vi) The resource represents a significant and distinguishable entity
whose components may lack individual distinction, as used in
evaluating applications for designation of historic districts, for parcels
on which more than one entity exists; or
The property does not qualify under Criterion vi because the site does not qualify for
district designation.
(vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
There is no known information relative to the pre-historic period for this property.
Historic Site Preservation Board Staff Report: January 7, 2025
HDEMO 2024-0019 – Major Alteration of a Class 4 Site – 1973 N. Palm Canyon Drive
Page 6 of 7
Evaluation of Historic Integrity.
Historic Integrity is evaluated based on seven qualities: location, design, setting,
materials, workmanship, feeling and association in accordance with guidelines of the
United States Department of the Interior, National Park Service’s National Register
Bulletin titled: “How to apply the National Register Criteria for Evaluation” as revised from
time to time.
Staff evaluated the property’s integrity as follows:
Location.
The individual structures appear to be in their original location on the lot.
Design.
Each structure reflected the era and style in which it was constructed. As the buildings
were adapted for use, a series of exterior changes were made to the buildings as well as
the site. Outside of the two structures by Armét and Davis, the architects/ designers for
the other structures remain unclear. The two structures designed by Armét and Davis
retain unique characteristics such as the heavily canted walls, angled rooflines and stone
walls. The Pueblo Revival style building from the 1930s created a long-lasting identity for
the property but the 1960s remodel modified features like the original stucco texture and
the viga beams were removed. The layout of the site remains a reflection of multiple eras.
Setting.
The setting up until the 1960s was less developed with more empty lots surrounding the
property. Today, the property is surrounded by commercial and residential development.
Materials.
The exterior building materials consist of stucco, glazing and rock walls. During the 1960s,
additional stonework was added to existing structures to provide continuity.
Workmanship.
Conventional construction methods appear to have been used to construct each of the
structures on site. The workmanship around the rock walls and stone foundation may
have required additional expertise.
Feeling.
Following the stall of construction after the last two buildings were completed in 1961, no
considerable changes were made to the site. The restaurant building viewed from North
Palm Canyon went through a number of exterior alterations.
Association.
The architecture firm Armét and Davis is associated with two of the six structures on the
site but their overall vision was not fully realized. The property reflects a range of hotel
development in Palm Springs from 1936-1961.
Historic Site Preservation Board Staff Report: January 7, 2025
HDEMO 2024-0019 – Major Alteration of a Class 4 Site – 1973 N. Palm Canyon Drive
Page 7 of 7
ENVIRONMENTAL ASSESSMENT
The possible action of the HSPB to initiate a re-designation application and to place a
stay of demolition/alteration on the property is not subject to review under CEQA pursuant
to Sections 15060 (c)(2) (the activity will not result in a direct or reasonably foreseeable
indirect physical change in the environment), and Section 15060(c)(3) (the activity is not
a project as defined in Section 15378) of the CEQA Guidelines, California Code of
Regulations, Title 15, Chapter 3, because it has no potential for resulting in physical
changes to the environment, directly or indirectly.
CONCLUSION:
Based on the submitted application material, staff finds that the site does not meet the
necessary criteria to be reclassified as a Class 1 or Class 2 site, therefore, recommends
the HSPB take no action and allows the applicant to move forward with the proposed
project. The re-development of this stie will also help achieve the City Council’s economic
development goals by reimagining underutilized sites and facilitating more jobs and
revenue opportunities for the City.
PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer
REVIEWED BY: Christopher Hadwin, Director of Planning Services
Attachments:
A. Vicinity Map
B. Application and related material
ATTACHMENT A
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
1973 N. Palm Canyon Drive
ATTACHMENT B
1
November 22, 2024
o2 Architecture
1089 N. Palm Canyon Drive, Suite B
Palm Springs, CA 92262
Delivered via E-Mail
Re: Days Inn Hotel
1983 North Palm Canyon Drive
Palm Springs, CA 92262
To Whom it May Concern:
With this letter, Spot On Ventures, on behalf of its subsidiary SOV PS Hotel Owner LLC, the sole owner of the
Days Inn Palm Springs, authorizes o2 Architecture to submit the application for historic review and to act in
historic-related matters on ownership’s behalf.
Thank you,
SPOT ON VENTURES LLC
on behalf of its subsidiary
SOV PS Hotel Owner LLC
By: ________________________________
Xander Brown, Authorized Signatory
Date: November 23rd, 2024
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Project title:Days Inn
Address:1983 N Palm Canyon Dr, Palm Springs, CA 92262
Existing Site Photos Key Map
Date: 10.22.2024
Scale: 1/64”=1’-0”
Project title:
Days Inn
Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
SITE PHOTOGRAPHS
Date: 10.22.2024
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1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
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Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Days Inn
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1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
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Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
Days Inn
Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
Days Inn
Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
Days Inn
Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
Days Inn
Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
Days Inn
Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Project title:
Days Inn
Address:
1983 N Palm Canyon Dr, Palm Springs, CA 92262
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Date: 10.22.2024
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SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLDEMOLITION SITE PLAN
SCALE: 1/16" = 1'-0"AX.XDEMOLITION LEGEND(E) WALL(S) TO REMAINDEMOLITION GENERAL NOTESEXISTING HARDSCAPE TO BE REMOVEDEXISTING SITE WALLS, POOL FENCE, AND PLANTERS TO BE REMOVEDINTERIOR WALL(S) TO BE DEMOLISHED(E) GARDEN WALL(S) TO BE DEMOLISHEDEXISTING CONCRETE HARDSCAPE TO REMAIN-AN ENVIRONMENTAL AND ASBESTOS CLEARANCE SHALL BE OBTAINED BY GENERAL CONTRACTOR PRIOR TO THE COMMENCEMENT OF ANY WORK-GENERAL CONTRACTOR TO INVESTIGATE AND ASSESS EXISTING PLUMBING MAIN, WATER, POWER, GAS, AND TELECOM-ALL LANDSCAPE TO BE EVALUATED TO POTENTIALLY INCORPORATE INTO NEW PLAN-REMAINING BUILDINGS SHALL BE STRIPPED BACK TO FRAMING (WALLS AND CEILINGS)-ALL DIMENSIONS TO BE VERIFIED ON SITE-ALL DAYS INN SIGNAGE TO BE REMOVEDD1aD2D3CONCRETE HARDSCAPE TO BE REMOVEDEXISTING BUILDINGS OR PORTION OFBUILDINGS, TO BE DEMOLISHED.RETAINING WALL TO BE REMOVED AND RELOCATEDTO STRETCH PARKING LOT NORTHWARDXEXISTING FENCING TO BE REMOVEDXD6GENERAL CONTRACTOR TO INVESTIGATE SERVICEABILITY OF EXISTINGUTILITY BOX FOR REUSE OR POTENTIAL RELOCATIOND4D4D4D3D3D6D6BOLLARDS AND STREET FURNITURE TO BE REMOVEDD5D5D6D6D3D3GENERAL CONTRACTOR TO INVESTIGATE SERVICEABILITY OF EXISTINGUTILITY POLE FOR REUSE OR POTENTIAL REMOVALD6SPA AND SPA EQUIPMENT TO BE REMOVED.D7STONE CLADDING TO BE REMOVED AND STRUCTURE TO BE INCORPORATEDINTO NEW GUEST SUITES.D8EXTERIOR STAIRS AND STAIRCASES TO BE REMOVEDD9INTERIOR STAIRCASE TO BE DEMOLISHED AND RELOCATED TO EXTERIOR.INTERIOR SPACES TO BE CONVERTED TO ADDITIONAL GUEST SUITES ORADDITIONAL STORAGED10D9D9D10D9D2D2D2D2D2RESTROOMS/PLUMBING TO BE DEMOLISHED AND RENOVATEDD11D11GENERAL CONTRACTOR TO INVESTIGATE AND VERIFY SERVICEABILITYOF ALL EXISTING UTILITY VAULTS, VALVES, METERS AND IRRIGATIOND12D12D12NOT USEDD13REMOVE FABRICTRELLIS AND POSTSPORTION OF COVEREDENTRY TO BE REMOVEDFOR NEW EXTERIOR STAIRCASED1aD4D5EXISTING POOL UTILITY GRATE/VAULT TO BE EVALUATED FORREUSE AND POTENTIAL RELOCATIOND14DEMOLITION CALLOUTSD14D7D5D5D12NEW PARKING LOT TO STRETCHNORTHWARD ~3'-0"NEW PARKING LOT TO STRETCHNORTHWARD ~3'-0"D15D15D15D15D15BUILDING B PATIO, COLUMNS ANDROOF TO BE DEMOISHEDHEADER CONNECTING BUILDING A & BTO BE DEMOLISHEDSTORAGE ATTACHED TO BUILDING A,TO BE DEMOLISHEDD12D4D12LINEN STORAGE TO BE REMOVED ANDRELOCATEDELECTRICAL PANELS TO BE ASSESSEDFOR RELOCATION IN THIS AREAD11D9D10TYP. FOR BLDG AD11TYP. FOR BLDG AD11TYP. FOR BLDG DD11TYP. FOR BLDG DD16RICK'S RESTAURANTTO BE DEMOLISHEDLOBBY BUILDINGTO BE DEMOLISHEDHOTEL BUILDINGTO BE DEMOLISHEDD2FOUR UNITSTO BE DEMOLISHEDONE UNIT TO BE DEMOLISHEDFOR NEW EXTERIOR PASS THROUGHD3D12D4OFFICE & BREAK ROOMTO BE CONVERTEDINTO GUEST UNITPORTION OF ELEVATED PADTO BE DEMOLISHEDGENERAL CONTRACTOR TO INVESTIGATE SERVICEABILITY OFLIGHT POLES FOR RELOCATIOND15REMOVE CURBD15D12GARDEN WALLTO BE ASSESSEDD2D2D11D2D15BUILDING APORTION OF BUILDING D ROOFTO BE DEMOLISHED AND REMOVEDFOR EXTERIOR PASS THROUGHD1bEXISTING HARDSCAPE TO BE EVALUATED FOR REUSED1aD1bD1bD1bD1aD1bD1bD1bD1bD1bD1aD1aD1aD1aD1bEXISTING PARKING LOTTO BE REMOVEDEXISTING PARKING LOTTO BE REMOVEDD1bD1bCONCRETE HARDSCAPE TO BE EVALUATEDFOR REUSEGENERAL CONTRACTOR TO ASSESSPLUMBING MAIN UNDER NORTHPARKING SURFACE FOR SERVICABILITYGENERAL CONTRACTOR TO EVALUATE EXISTING HOTEL'SPLUMBING, WATER, POWER, GAS, AND TELECOM FORSERVICEABILITY FOR NEW HOTEL BUILDING IN THIS LOCATIOND8D2D2D2EXISTING POOL BARTO BE REMOVEDD12EXISTING UTILITY/CMU STORAGE TOBE REMOVEDD2D2D2REMOVE FABRICTRELLIS AND POSTSREMOVE FABRICTRELLIS AND POSTSBUILDING BBUILDING DGENERAL CONTRACTOR TOEVALUATE EXISTING LOBBY'SPLUMBING, WATER, POWER,GAS, TELECOM AND ADVISEDESIGN TEAMGENERAL CONTRACTOR TO EVALUATEEXISTING RICK'S RESTAURANT'SPLUMBING, WATER, POWER, GAS,TELECOM AND ADVISE DESIGN TEAMDAYS INN SIGNAGETO BE REMOVEDD12D12
CABCDEF123456789101112131415161718K-4330KINGSTONC_TOILETSVITREOUS CHINA CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCNORTH PALM CANYON DRIVEPROPERTY LINEPROPERTY LINEBUILDING AF.F. = +590.3'BUILDING BF.F. = +594.5'HAMMER HEADTURNAROUNDHAMMER HEADTURNAROUNDSTORAGELEASE SPACE24'-0"10'-0"30'-0"30'-0"30'-0"10'-0"15'-0"10'-0"24'-0"10'-0"15'-0"30'-0"22'-518"EXISTING HISTORICBUILDING BTO REMAINBUILDING DF.F. = +588.9'LEASE SPACEF.F. = +587.0'LOBBYF.F. = +588.0'CCBUILDING CF.F. = +589.5'BUILDING CF.F. = +588.5'CCMEN225 SF30XWOMEN235 SF30XBACK OF HOUSEKITCHEN /2000 SF30XDININGMAIN1410 SF30XBAR450 SF30XUPUPHOSTSTORAGEBACK OF HOUSE /180 SF30XDININGPRIVATE380 SF30XRESTAURANTF.F. = +588.0'EVENT LAWNSOLAR CARPORTSSOLAR CARPORTSSOLAR CARPORTS"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."SITE PLANSCALE: 1/16" = 1'-0"1-DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLSITE PLAN - PROPOSED
SCALE: 1/16" = 1'-0"AX.X
HVACGUEST UNITELECTRICALROOMGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITOFFICEGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITEMPLOYEELOUNGEINTERIORSTAIRCASEELECTRICALSTORAGEGUESTBEDROOMSTORAGELAUNDRYSTORAGE UNDERINTERIOR STAIRCASESTORAGE UNDERINTERIOR STAIRCASEINTERIORSTAIRCASESTORAGEOFFICE ANDEMPLOYEE LOUNGETO BE CONVERTEDINTO GUEST UNITINTERIOR STAIRCASE AND STORAGETO BE CONVERTED TO ADDITIONAL GUEST UNITD2D1D7D2D7D2D1D7D2D7D1D1D5D2D7D2D2D1D7D2D7D2D2D7D1D2D7D2D2D2D2D2D1D1D5D6D3D2D1D2D1D2D7D2D2D2D7D2D1D4CALLOUT BUBBLES TYPICALFOR ALL GUEST UNITSINTERIOR STAIRCASETO BE CONVERTEDTO ADDITIONALSTORAGE SPACECORRIDOR WALLS TO BE ASSESSEDFOR DEMOLITION. PLEASE REFER TOPROPOSED PLANS FOR PROPOSEDGUEST UNIT LAYOUTD1CORRIDOR WALLS TO BE ASSESSEDFOR DEMOLITION. PLEASE REFER TOPROPOSED PLANS FOR PROPOSEDGUEST UNIT LAYOUTD1D2D1D3D3GUEST UNITSTORAGEGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUESTBEDROOMINTERIORSTAIRCASED2D1D7D2D7D2D1D7D2D7D2D7D2D7D2D2D7D2D7CALLOUT BUBBLES TYPICALFOR ALL GUEST UNITSSTORAGEINTERIOR STAIRCASETO BE CONVERTEDTO ADDITIONALSTORAGE SPACEINTERIOR STAIRCASE AND STORAGETO BE CONVERTED TO ADDITIONAL GUEST UNITD1D5D1D2D7D2D2D2D5D3CORRIDOR WALLS TO BE ASSESSEDFOR DEMOLITION. PLEASE REFER TOPROPOSED PLANS FOR PROPOSEDGUEST UNIT LAYOUTD1CORRIDOR WALLS TO BE ASSESSEDFOR DEMOLITION. PLEASE REFER TOPROPOSED PLANS FOR PROPOSEDGUEST UNIT LAYOUTINTERIORSTAIRCASESTORAGEGUEST UNITD6ROOF OF STORAGEBELOW TO BE DEMO'DD1D2D4D1D1D3D3D1D2"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."BUILDING 'A' DEMOLITION PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"2-BUILDING 'A' DEMOLITION PLAN - SECOND FLOORSCALE: 1/8" = 1'-0"-3DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLDEMOLITION PLAN NOTESSCALE: N.A.-1BUILDING 'A' - DEMOLITION
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANS DEMOLITION LEGEND:WALLS TO REMAIN (EXISTING)WALLS TO BE DEMOLISHEDBATHROOM TO BE DEMOLISHED ANDRENOVATEDAREA TO BE DEMOLISHEDBUILDING FOOTPRINT (EXISTING)DEMOLITION NOTESREMOVE INDICATED PORTION OF EXISTING WALLREMOVE EXISTING SLIDING DOORS, DOORS,WINDOWS AND HDR. (AS NEEDED)REMOVE STAIRS OR STAIRCASEPORTION OF COVERED ENTRY TO BE REMOVEDFOR NEW EXTERIOR STAIRCASE.DECK TO BE EVALUATED FOR POSSIBLEINCORPORATION TO NEW GUEST UNITS.STONE CLADDING TO BE STRIPPED ANDASSESSED FOR POSSIBLE INCORPORATION INTONEW GUEST UNITS.-AN ENVIRONMENTAL AND ASBESTOS CLEARANCE SHALL BEOBTAINED BY GENERAL CONTRACTOR PRIOR TO COMMENCE OFANY WORK.-GENERAL CONTRACTOR TO INVESTIGATE AND ASSESS EXISTINGPLUMBING, WATER, POWER, GAS AND TELECOM-BUILDING SHALL BE STRIPPED BACK TO FRAMING WALLS (WALLSAND CEILING).-ALL DIMENSIONS VERIFIED ON SITE.D1D2D3D4D5REMOVE EXISTING CABINETS, APPLIANCES,PLUMBING FIXTURES AND GLASS ENCLOSURESD6D7REMOVE EXISTING GARDEN WALLD8REMOVE EXISTING COLUMND9
GUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITNEWGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITNEWGUEST UNITNEWGUEST UNITGUEST UNITGUEST UNITNEWGUEST UNITSTORAGESTORAGESTORAGEGUESTBEDROOMGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITNEWGUEST UNITGUEST UNITGUEST UNITGUEST UNITNEWGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITNEWGUEST UNITNEWGUEST UNITGUEST UNITGUEST UNITNEWGUEST UNITELECTRICALSTORAGEGUESTBEDROOMELECTRICAL"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."BUILDING 'A' PROPOSED FLOOR PLAN - SECOND FLOORSCALE: 1/8" = 1'-0"2-BUILDING 'A' PROPOSED FLOOR PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"1-DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLBUILDING 'A' - PROPOSED
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANSFLOOR PLAN NOTESSCALE: N.A.1-
DN8R
OFFICED2D2D7D1D7D2D7D2D3D2D1D7D1D1D2D3D3D2PORTION OF BUILDINGTO BE DEMOLISHEDOFFICEOFFICEOFFICEBARASSEMBLY HALLASSEMBLY HALLASSEMBLY HALLOFFICEOFFICEKITCHENBREAK ROOMOFFICEELEVATED DECKELEVATED DECKOUTDOOR POOL BARSTORAGEMECHANICALELECTRICALW.C.W.C.W.C.W.C.W.C.W.C.VESTIBULEVESTIBULEEXTERIOR PATIOD7D7D7STORAGEW.C.POOL BAR TO BECOMPLETELY DEMOLISHEDD2D2D2D2D2D2D2D1D2D7D2D2D2D7D1D7D7D2D2PATIO TO BEDEMOLISHEDPORTION OF ELEVATEDDECK TO BE DEMOLISHEDD2"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."NOT USEDSCALE: N.A.-3DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLBUILDING 'B' DEMOLITION PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"-2DEMOLITION PLAN NOTESSCALE: N.A.1-BUILDING 'B' - DEMOLITION
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANS DEMOLITION LEGEND:WALLS TO REMAIN (EXISTING)WALLS TO BE DEMOLISHEDBATHROOM TO BE DEMOLISHED ANDRENOVATEDAREA TO BE DEMOLISHEDBUILDING FOOTPRINT (EXISTING)DEMOLITION NOTESREMOVE INDICATED PORTION OF EXISTING WALLREMOVE EXISTING SLIDING DOORS, DOORS,WINDOWS AND HDR. (AS NEEDED)REMOVE STAIRS OR STAIRCASEPORTION OF COVERED ENTRY TO BE REMOVEDFOR NEW EXTERIOR STAIRCASE.DECK TO BE EVALUATED FOR POSSIBLEINCORPORATION TO NEW GUEST UNITS.STONE CLADDING TO BE STRIPPED ANDASSESSED FOR POSSIBLE INCORPORATION INTONEW GUEST UNITS.-AN ENVIRONMENTAL AND ASBESTOS CLEARANCE SHALL BEOBTAINED BY GENERAL CONTRACTOR PRIOR TO COMMENCE OFANY WORK.-GENERAL CONTRACTOR TO INVESTIGATE AND ASSESS EXISTINGPLUMBING, WATER, POWER, GAS AND TELECOM-BUILDING SHALL BE STRIPPED BACK TO FRAMING WALLS (WALLSAND CEILING).-ALL DIMENSIONS VERIFIED ON SITE.D1D2D3D4D5REMOVE EXISTING CABINETS, APPLIANCES,PLUMBING FIXTURES AND GLASS ENCLOSURESD6D7REMOVE EXISTING GARDEN WALLD8REMOVE EXISTING COLUMND9
K-4330KINGSTONC_TOILETSVITREOUS CHINA HOUSEKEEPINGOFFICEENGINEER'SSTORAGELINEN/UNIFORMCART EXCHANGELAUNDRY+STORAGEGYMASSEMBLY HALLMEETING ROOMMEETING ROOMYOGABREAK ROOMSTORAGEW.C.W.C.W.C.W.C.VESTIBULEVESTIBULESTORAGEW.C.GENERAL STORAGELACTATIONROOMLOCKER+SHOWERENGINEER'SOFFICE"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."BUILDING 'B' PROPOSED PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"2-DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLBUILDING 'B' - PROPOSED
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANSFLOOR PLAN NOTESSCALE: N.A.-1NOT USEDSCALE: N.A.3-
GUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITLINEN STORAGEGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITLINEN STORAGE"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."FLOOR PLAN NOTESSCALE: N.A.-1DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLBUILDING 'C' - PROPOSED
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANS BUILDING 'C' PROPOSED FLOOR PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"-1BUILDING 'C' PROPOSED FLOOR PLAN - SECOND FLOORSCALE: 1/8" = 1'-0"-1
GUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITD2D1D7D2D7D2D1D7D2D7D1D2D1D7D2D7CALLOUT BUBBLES TYPICALFOR ALL GUEST UNITSCORRIDOR WALL TO BE ASSESSEDFOR DEMOLITION. PLEASE REFER TOPROPOSED PLANS FOR PROPOSEDGUEST UNIT LAYOUTGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITD2D7GUEST UNITGUEST UNITGUEST UNITGUEST UNITSTORAGE/HOUSEKEEPINGD2D2CENTRAL CORRIDOR WILL BECOME PART OFNORTH GUEST UNITS IN THIS BUILDING. PLEASEREFER TO PROPOSED FLOOR PLANSGUEST UNIT AND PORTION OF BUILDING DROOF TO BE DEMOLISHED AND REMOVEDFOR EXTERIOR PASS THROUGH. PLEASEREFER TO PROPOSED FLOOR PLANS(4) GUEST UNITS TO BE COMPLETELY DEMO'DD9D9D9D8D8D8D8"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."NOT USEDSCALE: N.A.-3DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLDEMOLITION LEGEND:WALLS TO REMAIN (EXISTING)WALLS TO BE DEMOLISHEDBATHROOM TO BE DEMOLISHED ANDRENOVATEDAREA TO BE DEMOLISHEDBUILDING FOOTPRINT (EXISTING)DEMOLITION NOTESREMOVE INDICATED PORTION OF EXISTING WALLREMOVE EXISTING SLIDING DOORS, DOORS,WINDOWS AND HDR. (AS NEEDED)REMOVE STAIRS OR STAIRCASEPORTION OF COVERED ENTRY TO BE REMOVEDFOR NEW EXTERIOR STAIRCASE.DECK TO BE EVALUATED FOR POSSIBLEINCORPORATION TO NEW GUEST UNITS.STONE CLADDING TO BE STRIPPED ANDASSESSED FOR POSSIBLE INCORPORATION INTONEW GUEST UNITS.-AN ENVIRONMENTAL AND ASBESTOS CLEARANCE SHALL BEOBTAINED BY GENERAL CONTRACTOR PRIOR TO COMMENCE OFANY WORK.-GENERAL CONTRACTOR TO INVESTIGATE AND ASSESS EXISTINGPLUMBING, WATER, POWER, GAS AND TELECOM-BUILDING SHALL BE STRIPPED BACK TO FRAMING WALLS (WALLSAND CEILING).-ALL DIMENSIONS VERIFIED ON SITE.D1D2D3D4D5REMOVE EXISTING CABINETS, APPLIANCES,PLUMBING FIXTURES AND GLASS ENCLOSURESD6D7DEMOLITION PLAN NOTESSCALE: N.A.BUILDING 'D' - DEMOLITION
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANS1-REMOVE EXISTING GARDEN WALLD8REMOVE EXISTING COLUMND9BUILDING 'D' DEMOLITION PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"-2
GUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITGUEST UNITSTORAGE/HOUSEKEEPING"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
C
LI
DESNHCRATLANCE C. O'DONNELLBUILDING 'D' PROPOSED FLOOR PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"BUILDING 'D' - PROPOSED
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANSFLOOR PLAN NOTESSCALE: N.A.-1-2NOT USEDSCALE: N.A.-3
UPUPHOSTMAIN DININGPRIVATE DININGKITCHEN/BACK OF HOUSEBARW.C.W.C.STORAGE/BACK OF HOUSELOUNGEOUTDOORSEATINGLOBBYLUGGAGESTORAGEF.O./G.M.I.T./STOR.LINEN STORAGEW.C.STORAGELEASINGSPACEHIGH FRONTAGE WALLLOW FRONTAGE WALL"THIS DOCUMENT SHALL NOT BE REPRODUCED NOR SHALL THEINFORMATION CONTAINED THEREIN BE USED BY OR DISCLOSED TO OTHERSEXCEPT AS EXPRESSLY AUTHORIZED BY o2 ARCHITECTURE."BUILDING 'F' PROPOSED PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"1-BUILDING 'E' PROPOSED PLAN - FIRST FLOORSCALE: 1/8" = 1'-0"-1DATE: 11.22.2024
SHEET DESCRIPTION
PALM SPRINGS, CA 92262
1983 N PALM CANYON DRIVE -DATE1089 N. PALM CANYON DR.TEL. 760 . 778 . 8165PALM SPRINGS, CA 92262www.o2arch.comEMAIL: lance@o2arch.comDAYS INN HOTELSUITE BDAYS INN HOTEL CLIENT----STRUCTURAL ENGINEER----GENERAL CONTRACTOR----ISSUE-#12ArchitectureoACATSOETEXP.FIN05-31-25FILA
ORETICNo. C-26815E
CLI
DESNHCRATLANCE C. O'DONNELLBUILDING 'E' AND 'F' - PROPOSED
SCALE: 1/8" = 1'-0"AX.XFLOOR PLANSFLOOR PLAN NOTESSCALE: N.A.-1
Steven Keylon
Palm Springs Preservation
Foundation
December 1, 2019
Palm Springs Sands Hotel
Armet & Davis, Architects, 1961
1983 North Palm Canyon Drive, Palm Springs, California, 92262
2
Historic Structures Survey
Prepared by
Steven Keylon
Final, November 13, 2024
1
590ivrings, CA 92262
E X E C U T I V E S U M M A R Y
The Palm Springs Sands Hotel (known earlier as the Hotel Cahuilla and the Palm Springs Pueblo; and known
afterward as the Quality Inn, Rodeway Inn, Palm Court Inn, Palm Springs Language Institute, and now as the
Days Inn) is located at 1983 North Palm Canyon Drive in Palm Springs. It is now a Class 4 Property and was
not included as a potentially eligible resource in the Historic Resources Group City Survey.
In its most significant period, 1961, Los Angeles architects Armét & Davis designed two structures as part of a
much larger plan for a hotel and convention center. After those two structures were built, the larger plan was
abandoned, leaving a campus with a somewhat disjointed collection of buildings constructed between 1937
and 1961.
The two Armét & Davis buildings exhibit numerous stylistic features that place them within the historical
context of the period “Palm Springs Between the Wars (1919-1941)” as defined in the Citywide Historic
Context Statement & Survey Findings created by Historic Resources Group. Though Spanish and
Mediterranean revival architecture dominated, HRG said, “beginning in the 1930s, prominent Modernist
architects began making significant contributions to the architectural landscape in Palm Springs.”
The period of significance for the Palm Springs Sands is 1961. This report will cover all phases of the hotel’s
development. However, for the sake of this survey, only the Armét & Davis-designed 1961 structures possess
artistry and remain mostly intact with a high level of integrity. The two Arm ét & Davis structures represent
rare examples of those architects' work in Palm Springs; the only other known extant example is the former
Denny’s restaurant, now King’s Highway, at the Ace Hotel site.
The rest of the site features a collection of structures built over several decades and ha s not been identified as
being the work of a master architect or designer. Those buildings have also been more heavily altered and are
not as well-maintained. Thus, the site as a whole does not qualify as potentially eligible for designation as a
Class 1 or Class 2 Historic Resource. However, the two Armét & Davis-designed structures are
architecturally significant, and most of their key character-defining features should be respected in any
adaptive reuse of the site, where their future function warrants.
2
1939 aerial photograph. Courtesy Geospatial Collection, UCSB Library, University of California, Santa Barbara.
1936-1946: CAHUILLA HOTEL AND APARTMENTS
George W. Wagner (1891-1972) was born in South Canaan, Pennsylvania. In 1915, he married Jessie Morgan
(1890-1992), and by 1920, the couple were living in San Jose, California, and both were listed in the census as
bookkeepers. By 1930, he was self-employed in San Jose as a tobacco dealer. In 1936, the Desert Sun reported
that Redlands contractors Aiken & Marsh were “erecting a $20,000 court of Hopi Indian architecture for
George Wagner, of San Jose, who is making a considerable investment in Palm Springs.” Built on a two-and-
half acre parcel at what was then 1973 North Palm Canyon, the small four-building apartment court would
have been one of the first things one would have seen upon entering Palm Springs. The one-story structures
featured Pueblo Revival-style architecture, with heavy stucco walls with rounded corners, stepped massing,
and protruding round roof beams (vigas). Low brick walls enclosed the front yards of each of the four
structures and were planted with panels of grass, shade trees, oleander, and agaves. The apartment complex
called the Cahuilla Indian Village, was set back from Palm Canyon Drive and accessed by a central driveway.
The apartments were popular, as the following year, in 1937, the Desert Sun reported that Wagner would be
adding a large hotel building to the complex:
3
Much interest has been aroused in local circles since George W. Wagner, local resident, established
the present group of apartments, Hopi Indian style, and announced that it was the nucleus of his
building plans, a large hotel to be added at the end of the present season, occupying the western
portion of his acreage fronting the main highway into the village. This new addition is to make an ideal
setting for the present type of architecture, occupying a position on slightly elevated ground, with the
entrance facing east, wings extending north and south and finally terminating but blending
harmoniously with the present apartments bordering the beautiful east and west drive through this
attractive property. Mr. Wagner, when questioned, stated that the accommodations are to be even
more extensive than originally planned, due to the past successful season, and the interest evinced by
his tenants and host of friends who have with much admiration, watched the progress of this designing.
When completed, there will be 72 rooms, consisting of two-room apartments, four-room apartments
and hotel rooms of most modern design, the exterior of the hotel buildings carrying out the same
Hop! Indian effect as the present apartments which front this property. The buildings will be. ultra-
modern throughout, with the installation of hot water heating, air conditioning and bath in every
room. Mr. Wagner, who has had a very cheering and successful season, is eagerly rushing the
construction of these new buildings. They represent the culmination of much planning during the past
few seasons and will be a fitting group to complete the originally designed Hopi architecture. He also
states that the job is to be constructed by local men and local contractors. It is intended to be ready
for occupancy in September of the coming season. Setting off these new buildings of attractive and
unique design, will be the proper and fitting type of desert landscaping, a large tiled beautiful swimming
pool, private sun-bathing units, and a large tennis court already enjoyed by the present tenants.1
The site plan had the new “C”-shaped hotel building on a slight rise on the west side of the property, the two
wings facing east. A very large rectangular pool was placed adjacent to the north wing of this structure. It had
a very unusual design, with thigh-high masonry walls surrounding the pool, with only part of it below ground.
From Palm Canyon Drive, a long driveway with a circular roundabout terminated in front of the new building,
and the center was planted with palm trees, grass, and seasonal flowering color.
In May, with builders a week ahead of schedule for a proposed June 1 completion date, a worker with a
blowtorch accidentally set the new hotel structure on fire, causing about $3,000 in damage.2
1 72-Room Hotel To Be Built In North End, Desert Sun, 19 March 1937, 10.
2 Fire Starts In New Indian Village Hotel, Desert Sun, 7 May 1937, 1.
4
Postcards of the Hotel Cahuilla, circa 1940. Author’s collection.
5
In April 1939, the Desert Sun reported that Wagner’s permit to add a $2,000 addition to the hotel was
approved. This was for another structure adjacent to the south wing of the hotel building.3 In September
1942, another fire swept the hotel structure, causing $10.000 in damage. “The main structure and two wings,
which form a “U,” contain about 45 rooms, contents of most of which were damaged by fire and water.”4
In July 1943, the Desert Sun reported that Wagner had leased the hotel to the government for a wartime
housing project.5 “George W. Wagner, owner of the Cahuilla hotel and apartments recently leased to the
government to house civilian workers at army posts here, was issued a permit for $1000 by the city building
department this week for alterations and additions to the hotel. Additional showers and some additional
dwelling quarters will be added.”6
John William Williams, from the Desert Sun.
In June of 1945, the Wagners sold the Cahuilla Hotel to John Williams, a real estate broker who had been in
Palm Springs since 1921 and was a member of the first City Council. John William Williams (1899-1968) was
born in Boulder, Colorado. He married Helen G. Lamm (1903-1982) in 1922. Williams had moved to Palm
Springs the prior year, where he was a real estate broker. He and Helen became “prominent citizens of the
growing desert community. Williams was a member of the first City Council to serve after the area was
incorporated. He was also a president of the Chamber of Commerce, served on the local school board for 10
years during the 1930s, and received the 1962 Distinguished Service Award.” Besides owning the Sands, he
would develop the Ramon Trailer Park.7
3 Building Permits, Desert Sun, 28 April 1939, 2.
4 Work of Repairing Hotel Cahuilla Fire Damage Is Started, Desert Sun, 11 September 1942, 1.
5 City Rejects Plea For License Refund, Desert Sun, 23 July 1943, 3.
6 Permit Is Issued to George W. Wagner, Desert Sun, 13 August 1943, 8.
7 Williams Family Deeds Sands Hotel To Redlands University, Desert Sun, 21 May 1971, 13.
6
1953 aerial photograph. Courtesy Geospatial Collection, UCSB Library, University of California, Santa Barbara.
1946-1961: PALM SPRINGS PUEBLO
With World War II over, the military no longer needed the hotel for government housing. By September
1946, the hotel had been completely renovated and new furniture bought.8 In November, the hotel had been
leased to “Milner J. Anderson, an Oakland attorney, and Robert Ramsey, businessman of that city.”9 They
planned to rename the hotel Pueblo, explaining, “Village names sometimes Infuse visitors without the
knowledge of Spanish and Indian pronunciation . . . Cahuilla was so often mispronounced that Jerry and Jen
Weber, who will take over as managers Dec. 1, will change the name of the Cahuilla hotel to Palm Springs
Pueblo . . . It’s a natural name for it,” they said, ‘‘and people can pronounce it.”10 The hotel's address changed
from 1783 North Palm Canyon Drive to 1983.
In 1949, the Palm Springs Limelight reported that Williams had leased the hotel to Al Fischer of Beverly Hills.11
In 1950, the hotel was leased to Jerry and Jan Weber for eight years, who had been managing it for the prior
8 Cahuilla Hotel To Open for New Season October 1, Desert Sun, 20 September 1946, 17.
9 Cahuilla Hotel Purchased by Two Oakland Men, Desert Sun, 19 November 1946, 1.
10 On This Side of the Sun, Desert Sun, 19 November 1946, 1.
11 “Beverly Hills Man to Operate Pueblo,” Palm Springs Limelight-News, Oct 14, 1949 ·Page 4
7
five years. They planned to entirely re-landscape the hotel that year and begin work on the rest of the facility
the following.12
Circa 1950 postcard shows the very unusual swimming pool, which had thigh -high masonry walls.
12 “Webers Lease PS Pueblo On Long Term,” Palm Springs News and Palm Springs Limelight News, Oct 18, 1950 ·Page 6
8
9
An architectural rendering showing the new lobby/office structure and restaurant built along Palm Canyon Drive. From the
Desert Sun, 1957. No architect was named.
In January 1955, the Desert Sun reported that George E. Goldberg of the Midwest Hotel Company had bought
the hotel. However, it is more likely that he leased the hotel from John Williams, who, as late as 1960, is
mentioned in the Desert Sun as still owning the land. “John Butah of de Decor Interiors has been awarded the
contract for rehabilitation and modernization and is now in process of fulfilling his contract. The lobby has
been completely redone.”
By June of 1955, it was mentioned in the paper that a liquor license was granted to Harold Freeman and
Doran May, with May called out as the owner-manager. Hotelier Doran Calvin May was born in Kendrick,
Idaho, in 1920 and spent his teenage years in Montana, later owning and operating the Frontier Lounge in
Missoula. May moved to California in the 1950s, where, besides the Palm Springs Pueblo/Sands, he would
operate the Lake Arrowhead Lodge, the Del Mar Hotel, and the Bakersfield Inn. In the early 1970s, he
launched a turn-key design-build firm specializing in financial institutions called Bank Planning Associates , which
10
he operated for nearly twenty years in Sausalito. After May retired, he would split his time between his home
at The Springs in Rancho Mirage and Maui. He died in 2013.
In the fall of 1955, four additional hotel rooms were added. In April 1956, a building permit was issued for a
31-room hotel addition. This was a large stand-alone two-story, steel-framed stucco building, thirty feet tall,
situated on the property's southwest corner. The modernist structure was a flat-roofed, simple rectangular
structure, with sliding glass doors opening to patios on the ground floor and balconies on the second floor.
The fronts of the balconies had long, rectangular, multicolored floating privacy panels on the iron supports of
the railing.
Circa 1960 postcard showing the 1957 restaurant and lobby/office additions. Author’s collection.
In March of 1957, another permit was issued to add a 10’x30’ stucco addition to an existing coffee shop on
the southeast corner of the parcel, along Palm Canyon Drive. This modernist structure was joined to the
lobby structure to the north by an overhead wood trellis supported by vertical steel poles. In June, a branch
of the Uncle John’s Pancake House chain opened there.
Also in 1957, a wood-framed lobby/office building was constructed along Palm Canyon Drive. An elegantly
spare wood-framed glass box, the roof folded over on the street side into a flap with the signage “The
Pueblo” in gold on brown striated stucco.
11
In October 1959 the Desert Sun reported that three new swimming pools, totaling $32,000, were being built
at The Pueblo Hotel:
Three new pools, valued at $32,000 were installed at The Pueblo Hotel here in a mammoth
improvement project that will add 52 new units to the hotel by the first of the year. Hotel owner
Doran May said the three swimming (pools include a 75-by-30-foot pool for adults, a children’s pool
and a 35-fool therapeutic pool) May added that the old pool will be dismantled, along with four- older
hotel units, to make way for 52 units scheduled for completion by Jan. 1. May plans to start work next
year on a new hotel restaurant and cocktail lounge.13
Only the very large flag-shaped swimming pool was built in 1959; the other two pools weren’t built until 1961.
13 Three New Pools photo caption, Desert Sun, 2 October 19597.
12
1965 aerial photograph. Courtesy Geospatial Collection, UCSB Library, University of California, Santa Barbara.
1961-1982: PALM SPRINGS SANDS HOTEL
By 1959, Doran May was planning big things for the Palm Springs Pueblo. In September, May registered the
business at 1983 North Palm Canyon Drive under the fictitious name of “Palm Springs Sands.”
In late 1960, May announced his big plans for the hotel:
Representing an ultimate expenditure of $5,000,000, construction work has been started on one of
the desert resort area's largest and twist luxurious hotel-apartment developments. including a 3,000-
seat auditorium and two restaurants, it was announced today. Utilizing the North Palm Canyon Drive
site of the Palm Springs Pueblo, the elaborate spa will cover 18 acres of land when it is completed by
the start of next season, it was announced. The development, the largest in the history of Palm
Springs, has been in the planning stage for almost 10 years. Palm Springs Realtor John Williams has
played an important and outstanding part in the assembly of the necessary land for the development.
Williams has held much of the land since 1945 and most recently sold a total of eight acres of the land
to Doran May, a transfer recorded on Dec. 12 and recognized as one of the largest transfers of single
Iand holdings on Palm Canyon Drive. To be known as the Palm Springs Sands, a name that was
registered by owner May some 15 years ago. The new luxury hotel will have 401 hotel apartment
units, a snack bar building, bath house, two single family residence units, the convention hall, live
swimming pools and a series of decorative pools with waterfalls and night lighting. A unique sun-
bathing pool will float a raft which by means of a slowly circulating water will revolve sun bathers to
give them an even tan. Guests of the new hotel will have such features as direct dial telephones in each
room, individual heating and cooling, circulatory ice water, hi-fi music and television, a private patio,
13
Armet & Davis’s rendering for the Palm Springs Sands Hotel and Convention Center, most of which was unrealized.
From the book “Googie Modern: Architectural Drawings of Armet Davis Newlove” by Michael Murphy and Alan Hess.
and parking at the door. This development is the first step to bring large conventions to Palm Springs,
and make the desert resort a major contender for bigger conventions. The convention hall, or
auditorium, has been designed to afford almost any use. It will have prefabricated partitions which can
be installed or removed at a moment's notice to make any special room or rooms. The movable walls
are complete with electrical wall plugs and some have windows. The buildings will be of ranch-style
architecture, constructed of reinforced masonry and plaster, driftwood and native stone. Utilities will
be placed underground, and the units will be housed in one- and two-story buildings. Another unique
feature of the New Palm Springs Sands will be a closed-circuit TV system throughout the property,
which will allow the owner and managers to control the operation of the spacious structure. More
than ample parking has been arranged, with 1,000 parking spaces set for the convention hall alone. May
announced that the architecture of the 14-building project has been done by Armét and Davis, noted
Los Angeles architects, and that the architectural styling and interior motif will be tropical.14
14 CONVENTION HALL INCLUDED IN PLANS, Desert Sun, 24 December 1960, 1.
14
Eldon Davis, left, and Louis Armet, right, with a model of a proposed Huddle Restaurant.
ARMÉT AND DAVIS, ARCHITECTS
Known today as Armét Davis Newlove Architects, the architectural firm Armét & Davis, established in 1947,
is a prominent Californian architectural firm recognized as one of the leading practitioners of Googie-style
architecture. This distinctive style is epitomized by many iconic coffee shops and eateries throughout
Southern California, with notable designs including Pann's, the inaugural Norms Restaurants, and the Holiday
Bowl.
Founded by Louis Armét and Eldon Davis, the firm gained international acclaim for creating some of Los
Angeles’s most innovative postwar commercial structures. Their work has been pivotal in establishing “Coffee
Shop Modern” as a major popular architectural style, as noted by Alan Hess in his seminal 1986 book, Googie:
Fifties Coffee Shop Architecture, and most recently, with coauthor Michael Murphy, in the 2022 book Googie
Modern: Architectural Drawings of Armet Davis Newlove.
Architect Louis Armét was born in St. Louis, Missouri, in 1914. He moved to Los Angeles as a teenager and
graduated from the USC School of Architecture in 1929. Early in his career, he designed for the U.S. Navy.
The man who would become his partner in the firm, Eldon Davis, was born in Anacortes, Washington, in
1917. Davis graduated from the USC School of Architecture in 1942. They became partners in the firm Armét
& Davis in 1947.
Both founders initially intended to practice industrial architecture, but the flourishing opportunities in postwar
Los Angeles led them to focus on commercial designs. The firm is credited with constructing over 4,000
Googie-style restaurants and designing prototypes for major chains like Denny’s and Bob’s Big Boy, which
were replicated throughout the U.S. and abroad. Their work embraced postwar enthusiasm, creating eye -
catching structures that attracted the average American diner.
15
Armét & Davis rendering for a Googies Coffee Shop at Fifth and Olive Streets, downtown Los Angeles, 1955.
Design Characteristics
Armét Davis Newlove Architects is celebrated for its innovative and eye-catching designs that blend elements
of futurism with the car culture of Los Angeles. Key features of their work include:
• Undulating forms
• Dramatically angled roofs
• Dazzling signage
• Expansive glass facades
Despite their bold aesthetics, the firm prioritized functionality, offering practical solutions such as time -saving
open kitchens and economical material usage.
Significant projects by the firm include:
Pann's: Designed by Helen Liu Fong, who joined the firm in 1951, this establishment features tropical landscaping and
represents a significant piece of architectural history.
16
Holiday Bowl: A vital social hub that blended recreational, architectural, and cultural functions.
Johnie's Coffee Shop and Norms Restaurant: These projects exemplify the firm’s signature style and innovation.
17
Norm’s on La Cienega.
Armét & Davis’s coffee shops, including Norms La Cienega and Mel's, faced criticism during their time but
have since become beloved icons. Eldon Davis expressed surprise at the later preservation efforts for these
establishments, highlighting a shift in public perception regarding their lasting appeal.
The firm also designed various structures, including hotels, a Sheraton in Canada, a Lutheran church, an animal
shelter, and schools. L&B Manufacturing in Santa Monica produced custom seating for many coffee shops
designed by Armét & Davis.
Victor Newlove joined Armét and Davis in 1963, becoming a partner in 1972 when the firm was renamed
Armét Davis Newlove. The practice continues to thrive today under Newlove's leadership.
Louis Armét passed away in 1981 at 67, while Eldon Davis continued to practice architecture into his early
80s and ran marathons into his 90s. Davis died in West Hills, California, in 2011 at 94.
Armét Davis Newlove Architects has left an indelible mark on the architectural landscape of Southern
California and beyond. Their distinctive Googie designs reflect a unique era in American architecture and
continue to influence contemporary design and cultural identity. This historic designation recognizes their
profound contributions and enduring significance within the architectural community.
18
PALM SPRINGS SANDS HOTEL AND CONVENTION CENTER
Writing about Armét & Davis's plans for the much more ambitious Palm Springs Sands and Convention
Center May had originally planned, architectural historian Alan Hess has observed,
Two stages of the Palm Springs Sands Hotel show how Googie could apply to larger planning projects
such as a resort complex featuring a large convention center. Modern architecture could have been a
fragment of Frank Lloyd Wright’s ideal, decentralized Broadacre City (1934-1958). Though only
partially realized, the Sands was envisioned as a major spa hotel and apartments. A later plan included
the convention center with a roof suspended by guy wires. At the bottom right of the drawing above,
the large entry structure – consisting of two asymmetrical, hexagonal wings topped by decorative
finials – shares similarities with Wright’s 1958 Griffin House, in Dallas. It is not an imitation but rather
a use of Wright’s influential Organic design vocabulary.
The first phase of May’s large-scale plan was started in late 1960, when six of the original Pueblo-style
structures were demolished, leaving the westernmost 1937 hotel structure and the 1956 two -story hotel
addition. Building permits were issued in early 1961 to build two new hotel structures, designed by Arm ét &
Davis, valued at $260,000. The 1937 structure was remodeled to harmonize with the new contemporary
buildings, though it still retained some of its Pueblo-inspired features.15
Also in 1961, a small, triangular children’s wading pool was built adjacent to the large 1959 pool. Near the
new north building, a clover-shaped therapy pool was constructed; these were both built by Hoam’s Pools,
the contractors who had built the 1959 pool.
The hotel offered many services, as evidenced in a Desert Sun ad, which listed opportunities for: Barber Shop;
Beauty Shop; Drug Store; Gift Shops; Public Steno; Specialty Ladies & Mens Shops; Sundries; Restaurants.
Architects Armét & Davis used the original Pueblo-style building of The Pueblo Hotel as their inspiration for
their two contemporary hotel structures as well as influences from Frank Lloyd Wright’s Taliesen West. The
building to the north of the site was two stories, while the southern building was one story. Both buildings
had rooms back-to-back, serviced by an internal central hallway. The hotel rooms had sliding glass doors
opening to patios or balconies on both sides.
15 Photo caption in Desert Sun, 10 January 1961, 1.
19
Armet & Davis’s rendering for the modified site plan for the hotel renovation only, minus the Convention Center. From the Los
Angeles Times, October 30, 1960.
20
Two renderings from Armet & Davis of proposed plans for the Palm Springs Sands Hotel. The top rendering shows the
two-story hotel structure that was built at the north of the campus site. The lower rendering was unbuilt, and shows
the structure that would have replaced the 1937 Pueblo-style structure from the original Hotel Cahuilla. Note the
sawtooth façade of the rooms at one end of the one-story structure, which would have connected with this proposed
building. From the book “Googie Modern: Architectural Drawings of Armet Davis Newlove” by Michael Murphy and Alan
Hess.
21
Circa 1960 postcard of the Palm Springs Sands Hotel. Author’s collection.
Shortly after the hotel reopened as the Palm Springs Sands, owner Doran May began experiencing problems.
In September 1961, a $120,000 lawsuit and restraining order were filed against May by Nichaolas A. and
Thelma Lomando
for use of the same name as the Lomando's hotel. The Lomando suit asks $20,000 of the damages for
defamation of the name of the "Sands" or "Palm Springs Sands Hotel" at 496 Dominguez, and for
alleged opening of the hotel's mail. The added $100,000 is sought for exemplary damages. Lomando
charges that May changed the name of a hotel at 1983 North Palm Canyon Dr. to the "Sands" or "Palm
Springs Sands.” Lomando states his hotel, which he purchased in 1959, has been named the “Sands”
since April 24, 1954. May allegedly purchased a hotel previously known as the "Pueblo" in May, 1961,
and changed the name to the "Sands" or "Palm Springs Sands.”16
Newspapers didn’t report on the lawsuit's outcome, but the hotel continued to be named the Palm Springs
Sands. May’s troubles didn’t end there. In August of 1962, former owner John W. Williams and his wife Helen
sued Doran May,
asking possible foreclosure of a chattel mortgage against the Palm Springs Sands Hotel was filed in
Superior Court here Wednesday for John W. Williams and his wife, Helen, of Palm Springs. The suit
seeks payment of principal and interest of $452,399 reportedly due on a second mortgage held by
16 Hotel Owners Involved in $120,000 Suit, Desert Sun, 20 September 1961, 2A.
22
Williams, which is reportedly in default by $42,292. Williams’s suit, filed against hotel operator Doran
May, his wife L. Diane May, the Bank of America, National Trust and Savings Association, and 20 John
Does, asked payments of the entire balance of an original $480,896 second trust deed, according to
the complaint. Williams and his wife made the trust deed agreement with May on Nov. 1, 1960 for
household furniture, furnishings, fixtures and equipment and the trade name of the Palm Springs
Pueblo at 1983 N. Palm Canyon Drive. The hotel name was changed to Palm Springs Sands during
May’s operation. May recently received city zoning change approval for a three-story wing addition at
the Sands.17
In 1964, the Desert Sun reported “The first meeting of creditors under the bankruptcy proceedings of Doran
May, doing business as the Palm Springs Sands Hotel, will be held Oct. 20 at 11 a.m. in Los Angeles, it was
learned today. May was finally adjudicated bankrupt on Sept. 21. Claims not already filed against May and the
hotel must be filed within six months of the coming meeting .”18 The foreclosure sale was held on December
27, 1965, at City Hall.
It appears the hotel and land reverted to John Williams because in 1971, Williams’s wife and son deeded the
hotel property to the University of Redlands as a charitable gift. “One of the city's larger and better-known
hotels, the Palm Springs Sands is located at 1983 N. Palm Canyon Drive. The seven-acre hotel-restaurant
complex is valued in excess of $1 million. Donald E. Williams, member of the Palm Springs Board of Education
and well-known real estate developer whose parents acquired the hotel property in 1946, said the university
has already assumed management responsibilities. The Palm Springs Sands includes 132 units, convention
facilities and the Sandpiper Restaurant with seating capacity for 200 persons. Mrs. Williams, widow of the late
John Williams who was one of the city's early civic leaders, along with her three children, has deeded the
property to the university as a charitable gift in return for an annuity, it was explained. They designated a
substantial portion of the hotel's value as a cash gift. This will be used as a naming grant for a yet unspecified
building, which will carry the Williams family name.”19
CHANGES OVER TIME
The hotel remained much the same after the Williams family deeded it to the University of Redlands. Permit
history in the late 1960s through the early 1990s shows, besides a few name changes, very few changes. The
changes that did take place were primarily in the restaurant, which, after Uncle John’s Pancakes, became
Toby’s Restaurant (1969) and then the Sandpiper Restaurant (1970). The restaurant became Rick’s Café in
1987, which remained popular until the location closed in 2024.
17 Foreclosure Suit Filed on Sands, Desert Sun, 16 August 1962, 1.
18 Bankruptcy Hearing Set, Desert Sun, 3 October 1964, 11.
19 Williams Family Deeds Sands Hotel To Redlands University, Desert Sun, 21 May 1971, 13.
23
Toby’s - September 1969 ad from Desert Sun. Sandpiper – March 1971 ad from Desert Sun.
.
In 1982, the Palm Springs Sands became a branch of the Quality Inn chain of hotels. In 1987, it morphed into a
Rodeway Inn, and was briefly named the Palm Court Inn by 1991. The following year, the hotel advertised it
was selling off all of its furniture and inventory, and Greg Andrews changed the site’s use from a hotel to the
Palm Springs Language Institute in 1992. The Language Institute would have live -in facilities, and at this time,
the current iteration of the landscape was installed. Much of the asphalt-paved parking areas surrounding the
hotel buildings were removed, and a more formal landscape was designed, more appropriate to a campus than
a car-centric hotel. The old entry between the lobby structure and the restaurant was changed into a large
concrete circular form, with planting in the middle. From here, concrete double pathways lead back to the
swimming pool area and were planted with a formal allee of trees. The former parking lot between the 1956
hotel addition and the 1961 one-story volume featured concrete pathways forming a large “X,” with grass,
shade trees, and flowering shrubbery. New concrete block and stucco walls, 125 feet long and six feet high,
with twelve pilasters, were built to enclose the site. Various permits for these modifications exist and are in
the appendixes.
In 1996, a fictitious name request was submitted to change the Language Institute back into a hotel, with a
name registered as Palm Court LLC. The Palm Court Inn reopened as a hotel again that year. Since that time,
few permitted changes have taken place. The hotel has been the Days Inn since 2011.
24
Desert Sun, July 27, 1997
25
Circa 1960 matchbook cover. Author’s collection
SURVEY OF STRUCTURES
26
BUILDING 1
Year built: 1937
Designer: Unknown
Description: Building number 1 is sited to the westernmost portion of the site and sits slightly above the rest
on a low rise. Built in 1937 as an addition to the Pueblo-style Cahuilla Hotel, the “C”-shaped structure was a
heavy, flat-roofed building covered in heavily textured stucco, with faux round roof beams (vigas) protruding
through. There was a central volume with sloped walls framing an entrance to long arcaded loggias along the
front of the building. The front of these loggias featured very heavy , rounded orthogonal openings. Two wings
extended eastward from each end of the building.
This building was modified in 1961 to harmonize with the new Armét & Davis-designed structures. The two
wings were modified, one was removed, and the opening turned into a snack window. The other was chopped
off some and now joins the two-story Armét & Davis-designed hotel building. The heavily textured stucco on
the primary facade was simplified and made smoother, and the viga beams were removed. Decorative
stonework matching the rest of the complex was added along the bottom of the loggia walls, further tying the
old architecture to the new. The old heavily textured stucco remains along the back of the structure, which
still retains a few steel-framed casement windows, with a mix of later replacement doors and windows
elsewhere.
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BUILDING 2
Year built: 1957
Designer: Unknown
Description: This wood-framed glass box lobby structure was built along Palm Canyon Drive in 1957. The flat
roof folded over the building on the street side, creating a flap that had signage attached. Adjacent to the airy
glass lobby was a more enclosed office with smaller windows.
This building has been heavily altered, with nearly all the glass panels filled in with stucco, leaving a few upper
clerestory windows to the north. The rest of the doors and windows have also been replaced throughout.
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BUILDING 3
Year built: 1957
Designer: Unknown
Description: This building doesn’t have much documentation, and the permit history doesn’t seem complete.
The Cahuilla Hotel did have a coffee shop, but it isn’t clear if it was this freestanding structure along Palm
Canyon Drive. Permits in 1957 describe a large ten-foot by thirty-foot addition to an existing restaurant
building. A late 1950s postcard shows a flat-roofed contemporary structure with a stucco wall facing Palm
Canyon Drive, adorned with off-white and gold-painted vertical panels. A vertical pane of glass and a tall
masonry volume are on the southeast corner of the building. This building was attached to the lobby structure
by an overhead trellis supported by vertical steel pipes. Uncle John’s Pancakes opened here in 1957.
This building has been heavily modified over the years. A panel of the same decorative stonework applied to
the Armét & Davis buildings adorns the Palm Canyon facade, suggesting Armét & Davis may have done some
work to harmonize the existing restaurant building with their new design for the Palm Springs Sands remodel.
Later, a very heavy shingled mansard roof was attached to the top of the building, probably in a 1969 remodel
for Toby’s Restaurant.
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BUILDING 4
Year built: 1956
Designer: Unknown
Description: This steel-framed stucco contemporary building was part of a 1956 remodel of The Pueblo
Hotel. As originally built, this structure comprised two separate adjacent two-story buildings, with sliding glass
doors opening on the south facade to patios on the ground floor and balconies above. Balcony railings
featured rectangular privacy panels floating over the steel railings, painted in various colors.
Parking was provided on the north side of the building, which was adjacent to the doors of the hotel rooms.
Each building had an exterior staircase leading to the upper floors, each with similar railings with multicolored
panels.
In late 1960, a permit was issued to construct a wood frame and stucco storage room between the two
separate hotel buildings, which created a clumsy connection to the fa cade. The building remains somewhat
intact, though poorly maintained. But the interesting steel railings with their distinctive decorative
multicolored panels have been filled in completely with unattractive T1-11 plywood siding.
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BUILDING 5
Year built: 1961
Designer: Armét & Davis
Description: This is one of two Armét & Davis-designed buildings at the site, this one being a one-story
structure. An internal hallway, accessed from the ends of the building, lead s to hotel rooms on both sides.
Aluminum-framed sliding glass doors are opened to patios, and parking is directly adjacent.
Overall, the building was a simple orthogonal flat-roofed stucco box. Deep-angled stucco fascias featured
vertically striated detailing over every other room. The western portion of the building was only one room
deep and had an attractive sawtooth design with canted wooden beams protruding through the stucco along
the north.
The most exciting architecture was on the east facade, with hefty, canted walls covered in decorative
stonework. On this south building, the stone wall leans to the left, while on the adjacent two-story structure,
the much taller stone wall leans to the right. A dynamic, angled portico over the entrance to the central
hallway had jaunty, angled stucco support with an angled roof that matched the form of the canted walls.
More decorative stonework was used for low-canted walls and retaining walls for landscaped areas.
Besides a few insensitive door and window replacements, the building is mostly unchanged and retains many
of its character-defining features.
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BUILDING 6
Year built: 1961
Designer: Armét & Davis
Description: The other Armét & Davis building is two stories. Again, the building has an internal hallway,
accessed from the ends of the building, which leads to hotel rooms facing out on both sides. Aluminum -
framed sliding glass doors are opened to patios and balconies, and parking is directly adjacent.
Like the one-story building, this two-story building was a simple orthogonal flat-roofed stucco box. The
center of the south facade overlooking the pool area is cut back, so the rooms here are only one deep. Three
columns have a veneer of the same brown decorative stone was the rest of the complex. Heavy stucco fascias
featured vertically striated detailing over every other room. Railings on the upper floors are beautifully
detailed, with vertical steel bars triangulated outward along the base, every other flat bar extending down
beyond the floor, creating an energetic pattern.
Like its counterpart to the south, the most interesting architecture was on the east fa cade. Here, the
vivacious composition features another very heavy canted wall, covered in decorative stonework, this wall
two stories tall. Another canted stone wall, this one a single story, is built on the opposite end of this
elevation. Above this wall, a dynamic angled portico was positioned over the entrance to the central hallway
and again had a jaunty-angled stucco support with an angled roof matching the form of the canted walls. This
angled roofline extended beyond the building itself, appearing to levitate above the canted stone wall.
The building retains its character-defining features, except for some insensitive window and door
replacements.
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BACKGROUND / HISTORIC CONTEXT
The relatively short history of Palm Springs can be organized into several distinct periods, as defined by the
Historic Resources Group’s Citywide Historic Context Statement & Survey Findings. These include the following:
• Native American Settlement to 1969
• Early Development (1884-1918)
• Palm Springs Between the Wars (1919-1941)
• Palm Springs During World War II (1939-1945)
• Post-World War II Palm Springs (1945-1969)
It is within the context of the period “Post-World War II Palm Springs (1945-1969)” that Palm Springs Sands
Hotel will be evaluated. The following context statement is edited from Historic Resource Group’s Citywide
Historic Context Statement & Survey Findings:
EVALUATION OF 1983 NORTH PALM CANYON DRIVE:
Criteria for the Designation of a Class 1 Historic Resource:
Pursuant to the Palm Springs Municipal Code (PSMC) Section 8.05.070(C,1): A site, structure, building, or
object may be designated as a Class 1 historic resource or a Contributing Resource in a proposed historic
district by the Palm Springs City Council, provided both of the following findings are met. Refer to the US
Department of the Interior National Register Bulletin “How to Apply the National Register Criteria for
Evaluation” of potentially historic resources for further information.
FINDING 1: The site, structure, building, or object exhibits exceptional historic significance and meets one or
more of the criteria listed below:
CRITERION 1 – Significant Events - The resource is associated with events that have made a
meaningful contribution to the nation, state or community.
1983 North Palm Canyon Drive has not been associated with events that have made a meaningful
contribution to the nation, state, or economy. Therefore, the site and its structures do not qualify under
Criterion 1.
CRITERION 2 – Significant Persons - The resource is associated with the lives of persons who made
a meaningful contribution to national, state or local history:
1983 North Palm Canyon Drive is not associated with any persons who made a meaningful contribution to
national, state, or local history, and therefore does not qualify under Criterion 2.
ARCHITECTURE (Criteria 3 – 6)
CRITERION 3 - The resource reflects or exemplifies a particular period of national, state or local
history: The hotel campus at 1983 North Palm Canyon Drive, completed in in phases between 1936 and
1961, does exhibit some stylistic markers which place it within the historical context of Palm Springs’ “Post-
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World War II Palm Springs” period. Though the two Armét & Davis-designed structures help contribute to
the overall historic character of the hotel site, the campus as a whole does not " exemplify ” a significant
historic site from this period. Therefore, 1983 North Palm Canyon Drive does not qualify as a Class 1
Historic Site on the local registry under Criterion 3.
CRITERION 4 - The resource embodies the distinctive characteristics of a type, period, or method of
construction: The structures at 1983 North Palm Canyon Drive were built using standard materials and
building practices and do not rise to the level of a resource that would “embody” a type, period, or method of
construction. Therefore, 1983 North Palm Canyon Drive does not qualify for listing as a Class 1 Historic Site
on the local registry under Criterion 4.
CRITERION 5: (That (a): represents the work of a master builder, designer, artist, or architect whose
individual genius influenced his age; or (b): that possesses high artistic value).
5a: Work of a Master: A master is a figure of generally recognized greatness in a field, a known craftsman
of consummate skill. The property must express a particular phase in the development of the master's career,
an aspect of his work, or a specific idea or theme in his craft. The two buildings designed by architects Armét
& Davis do rise to the level of being works of master architects. The architects are known internationally for
their exuberant Googie style, and their work here reflects that. The other structures at the site could not be
linked to any known architect or designer and, therefore, do not rise to the same level.
5b: Properties possessing high artistic values: High artistic values may be expressed in many ways,
including areas as diverse as community design or planning, engineering, and sculpture.
The Armét & Davis structures do possess high artistic value. Because the other structures on the site are not
believed to be the work of a significant designer, their design does not rise to a level of “possessing high
artistic value.”
Because of this, 1983 North Palm Canyon Drive as a whole does not qualify for listing as a Class 1 Historic
Site on the local registry under Criterion 5a or 5b.
Criterion 6: (That represents a significant and distinguishable entity whose components may lack
individual distinction). This Criterion was created to address the resources contained within a potential
historic district. As such, it does not apply to this nomination. Hence, the residence does not qualify under
Criterion 6.
ARCHAEOLOGY
Criterion 7: (That has yielded or may be likely to yield information important to the national, state
or local history or prehistory.) 1983 North Palm Canyon Drive is not likely to yield information important
to the national, state or local history or prehistory. Hence, the residence does not qualify under Criterion 7.
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SUMMARY: This evaluation finds 1983 North Palm Canyon Drive is ineligible for listing as a Palm Springs Historic
Resource under 8.05.070 (C,1,a) paragraphs 1, 2, 3, 4, 5, 6, and 7 of the local ordinance’s seven criteria.
35
A P P E N D I C E S
Building Permits
Date Owner Permit Type Description of Work
1-9-47 PS Pueblo Plumbing 1 toilet
1-13-47 PS Pueblo Building Change existing room to bathroom; cut
window in wall
10-27-55 PS Pueblo Building Add 4 hotel rooms and renovate present
bldgs. Black top for parking to be installed per
plan.
4-21-56 Pueblo Hotel Building Hotel addition; Frame-stucco and steel frame
addition – 31 units; 30’ height
10-16-56 PS Pueblo Electrical Outlets, light fixtures, meter loop; 220 V
outlets; numbers illegible
9-24-56 PS Pueblo Plumbing 30 lavatories; 30 toilets; 3 showers; 4 water
heaters; 4 gas outlets
?-??-56 PS Pueblo Plumbing Cesspool, septic tank, sewer pipe
3-29-57 Pueblo Hotel Building Addition of a 10’x30’ frame & stucco ? room;
compo roof (addition to restaurant)
4-8-57 PS Pueblo Electrical Outlets, light fixtures – numbers illegible
10-14-57 PS Pueblo Sewer Illegible
11-21-57 PS Pueblo Plumbing Install misc fixtures – hard to read
2-21-58;
11-21-57
Uncle John’s
Pancake House
Plumbing Cesspool pumped
3-24-58 Uncle John’s
Pancake House
Plumbing Cesspool pumped
8-18-58 Uncle John’s
Pancake House
Building Installation of air conditioning
8-28-59 Palm Springs
Sands (Pueblo)
Job Record
Card –
Swimming
Pools
Construct 36’x75’ gunite swimming pool
9-10-58 Uncle John’s
Pancake House
Building Adding room? to existing restaurant kitchen
(very dark illegible permit)
11-29-59? Uncle John’s
Pancake House
Job Record
Card
Air conditioning
10-7-60 Pueblo Building Demolish 6(?) frame and stucco buildings
11-17-60 Pueblo Hotel Building Const. frame and stucco storage room
between two existing hotel buildings
12-22-60 Pueblo Hotel Electrical 2 temporary service
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12-30-60 Pueblo Hotel Plumbing Misc fixtures installed, too dark to decipher
1-5-61 Pueblo Building Construct 2 hotel buildings – frame and
stucco construction – compo roof
1-30-61 Sands Hotel Electrical 126 outlets; 246 light fixtures; 1 meter loop;
82 220 V outlets; 82 all fixed appliances
2-23-61 Palm Sp Pueblo Sewer Sewer Inspection
2-14-61 Pueblo Hotel Job Record
card
Swimming pool. Hoams Construction
2(?)-24-
61
Pueblo Building Very dark: Hoams Construction… hot pool,
all equipment to be underground
4-1-63 Palm Springs
Pueblo
Electrical 3 outlets; 2 220 V outlets; 6 all fixed
appliances
1-22-69 Toby’s
Restaurant
Job Record
Card
Remodel existing rest.
1-22-69 Toby’s
Restaurant
Building Remodel existing rest. Bldg.
3-10-69 Toby’s
Restaurant
Mechanical 1 air handling unit; 1 exhaust hood
3-11-69 Toby’s
Restaurant
Plumbing 2 sinks; 5 other drains; 5 gas outlets; 5 floor
drains
4-15-69 Toby’s
Restaurant
Electrical 3 220 V outlets; 1 fixed appliance 110 V
4-22-69 Palm Springs
Sands Hotel
Construct concrete block equipment housing
structure with wood and roof decking w/
compo roof covering 7x13
5-5-69 Toby’s
Restaurant
Mechanical 6 gas chiller units
5-19-69 Toby’s
Restaurant
Mechanical 1 evap cooler
5-21-69 Toby’s
Restaurant
Plumbing 1 sprinkler
5-22-69 Toby’s Mechanical 6 over 100,000 BTU
8-5-69 Sands Hotel Building Install frame and plaster lowered ceiling at
underside of existing front entrance canopy of
office lobby. Construct 20x30 storage shed of
masonry and frame construction attached to
south blank masonry wall of mech room of
apt. bldg. identified as “300” Bldg. (no elec. Or
plumbing)
9-10-69 Sands Hotel Building Const. maintenance yard (open)
…undecipherable… 7’ hi masonry walls
attached to south side of existing storage
37
building
9-10-69 Sands Hotel Electrical 5 outlets; 6 light fixtures; 2 220 V outlets
11-19-70 Sandpiper
Restaurant
Kitchen hood and sheetrock
11-19-70 Sandpiper
Restaurant
Mechanical Issuance of permit, 6.00
1-6-71 Sandpiper
Restaurant
Electrical 2 100 V appliances and misc wiring
1-6-71 Sandpiper Electrical 2 110 V fixed appliances
3-8-71 Sands Hotel Electrical 31 outlets; 72 light fixtures; 1 meter loop; 2
220 V outlets; 4 fixed appliances
12-1-72 Sands Hotel Repair fire damage
12-1-72 Sands Hotel Building Repair fire damage in existing hotel
1-5-73 Sands Hotel Electrical 40 outlets; 19 light fixtures; 4 fixed appliances
1-30-73 Sands Hotel Plumbing 7 lavatories; 9 toilets; 25 gas outlets
11-5-73 Sands Hotel Plumbing 9 bathtubs; 2 lavatories
1-30-74 Sands Hotel Demolish central partition within existing frm
and stucco hotel bldg (“400” building at rear
of property)
3-1-74 Sands Hotel Plumbing 4 urinals; 2 sinks; 1 water piping
3-5-74 Sands Hotel Job Card Remodel interior of existing hotel building to
form 2 meeting rooms and remodel of existing
bathrooms and new bar area and kitchen;
DEMO of 12 hotel units
3-21-74 Sands Hotel Mechanical 6 over 100,000 BTU; 6 to and incl. 15 h.p.
1-5-75 Sands Hotel Building Fire damage repair of two apartment units
(nos. 211 and 212) plus repair of adjacent hall
and peripheral areas
11-28-83 Quality Inn Building Re-roof per city code
10-15-85 Quality Inn Building Re-roof per city code
6-17-87 Pat Rose Assoc Building Permit to replace sliding glass door and
damage to stucco wall, damaged by auto
collision
7-15-87 Rick’s Café Building Install new electrical service including panels.
Upgrade throughout. Repair all roof mounted
electrical equip. plus provide manual
disconnects as needed.
8-19-91 Palm Court Inn Building Remove damaged acoustic ceiling and replace
damaged areas
9-10-91 Palm Court Inn Building Reinstall window and door previously framed
in
9-10-92 Palm Springs Building 125 lf of 6’ high block & stucco includes 12
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Language
Institute
pilasters
10-21-92 Greg Andrews Building Landscape irrigation and lighting for language
institute
12-1-97 North End Bar
and Grill
Building Inspection for reinstallation of electrical meter
to replace damaged one
5-6-98 Rick Seidner Building Upgrade of existing restaurant per health
department
6-10-98 Palm Court
LLC
Building Install 4 light standards and 2 lights on
exterior of building
12-7-01 Rick Seidner Building Remodel restrooms to meet ADA standards.
1-24-03 Mike Patel Building Install three parking lot light standards per city
detail and approved plans
8-9-04 Mike Patel Building Install one 18’ high two light fixture standard.
39
Palm Springs Sands Hotel Brochure, Circa 1962.
The following images are from a Palm Springs Sands brochure, courtesy Peter Moruzzi. The artist for this brochure was
well-known Palm Springs artist Val Samuelson.
40
41
42
43
Contemporary Images (taken by the author November 2024)
Building 1
The 1937 building sits atop a slight rise. Here is the canted volume for what was once the center of the “C” shaped
building. That symmetry was altered when the 1961 hotel building was constructed.
44
This old snack window at poolside was once a wing of this structure.
The covered loggia still has the heavy Pueblo-style rounded rectangular openings. When the Armet & Davis buildings
were constructed in 1961, this building was modified to harmonize with decorative stonework along the base.
45
The rear of the structure still has the 1937 heavily textured stucco and a few steel casement windows.
Building 2
The lobby structure from 1957 was once an airy, elegant glass cube with a sunflap at the front. Most of the glass walls
have been stuccoed over.
46
The altered lobby structure is seen from the circular concrete pad.
The office portion of the lobby structure has had insensitive window and door replacements.
47
Building 3
The 1957 restaurant building suffered the worst of the later modifications, including this heavy concrete shingled
mansard roof that dropped on top of the otherwise modern structure.
The south façade of the restaurant building seen from the parking lot.
48
The primary façade faces Palm Canyon Drive.
This panel of decorative stone veneer was presumably added during the 1961 Armet & Davis remodel of the hotel.
49
The west façade of the restaurant building.
Building 4
The entry façade on the north side of the 1956 two-story hotel structure. The decorative multicolored rectangular
panels on the upstairs balconies have all been covered with T1-11 siding. Note the vertical striated stucco, which is a feature
throughout the site.
50
The 1990s landscape outside the 1956 hotel building.
One of two staircases which serve the upper floors. The clumsy addition to the right filled the void between the two
separate hotel buildings, and it was built in 1960 as a storage space.
51
The south façade of the 1956 hotel building. T1-11 siding covering balcony fronts, with sliding glass doors opening onto
balconies or patios facing asphalt parking areas. The building is not well-maintained.
52
Building 5
The one-story Armet & Davis hotel building has a very dynamic composition on the eastern façade, with a sizable,
canted wall covered in decorative brown stonework.
The dramatic portico over the entry to the central hallway serves rooms on both sides of the building.
53
The dynamic architectural composition of the one-story Armet & Davis structure features a low canted wall enclosing
the pathway to the hallway door.
54
The south façade of the one-story structure is raised slightly from the parking lot, with a sloping plinth of the same
decorative stonework found elsewhere at the site. Note the vertically striated stucco, which alternates over every other hotel
room.
55
Details of striated stucco. Note the original aluminum-framed sliding glass doors and diamond-shaped planting area.
Each stucco privacy screen between rooms has an incised cross pattern, a theme that carries through the rest of the Armet &
Davis structures.
56
The western portion of the one-story building terminates with a grouping of hotel rooms, one room deep, with sawtooth
facades with decorative beam ends facing the pool.
57
The 1990s landscape was developed for the Palm Springs Language Institute, with a more formal allee of trees
replacing what was once an asphalt parking area.
58
The canted stone wall on the west of the building.
Building 6
The two-story tall canted stonework wall leans to the right on the two-story structure.
59
Another powerful architectural assemblage on the eastern facades, the elevation facing Palm Canyon Drive.
60
61
A very spirited composition, with freestanding canted stonework wall, sculptural overhang which appears to levitate over
the stone wall.
62
The signature sloping rock-clad walls.
63
The south-facing facades of the two-story building are roughly in the “C” shape. The indented portion features three
stone-clad columns.
64
The indented portion near the clover-shaped spa. Note fascias that angle downward, repeating the theme of angled
shapes.
65
The very simple but elegant pattern of the second-floor balcony railings. Flat steel bars are triangulated at the base of
the rail, with every other bar extending beyond the floor line.
66
67
The balcony railings and stucco privacy screens between rooms, with a large cross pattern incised in the stucco. The
junction point is fitted with a patio light.
68
69
Interesting channel detail on the underhangs.
70
Armet & Davis’s masterful composition of sloping lines and volumes.
71
72
Detail of perforated steel tube can lights.
73