HomeMy WebLinkAboutItem 4A - 340 N Palm Canyon_HDEMO 2024-0022
HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE: February 4, 2025 NEW BUSINESS
SUBJECT: A REQUEST BY 340 N. PALM CANYON LLC FOR A REVIEW TO
DEMOLISH A CLASS 3 SITE LOCATED AT 340 NORTH PALM CANYON
DRIVE AND ASSOCIATED REVIEW FOR POTENTIAL RE-
DESIGNATION OF A CLASS 3 SITE TO A CLASS 1 OR 2 HISTORIC
RESOURCE (APN #513-081-016) (SY).
FROM: Department of Planning Services
SUMMARY
The applicant requests review for demolition of an existing structure on the 0.17 acre
parcel addressed 340 N. Palm Canyon Drive. This commercial property was listed as a
Class 3 site for further evaluation since its condition could not be determined. County
records list the construction year as 1930.
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 the demolition permit.
BACKGROUND AND SETTING:
The evolution of this site, based on an article in the Desert Sun, suggests it may have
started as a 5-room bungalow that was developed into a 38-room hotel.1 By the early
1940s, the El Morocco Hotel was located on this site with the Algiers Cocktail Lounge
operating out of the hotel. The original site had street frontage off Palm Canyon and Indian
Canyon. Historic photographs from the 1940s show the front elevation of the El Morocco
Hotel with an open courtyard in between the two-story structures. On the Indian Canyon
side of the property there appears to have been single-story cottages that were eventually
1 “Women Played Major Part Toward Progress in Area”, Desert Sun, November 7, 1977.
Historic Site Preservation Board Staff Report: February 4, 2025
HDEMO 2024-0022 – Demolition of Class 3 Site – 340 N. Palm Canyon Drive
Page 2 of 7
cleared to make way for the Greyhound depot in 1959 2. The main elevation of the El
Morocco Hotel was significantly altered from its original appearance with the loss of the
courtyard and articulated features. The site today remains mostly vacant and in a state of
deferred maintenance and disrepair.
AERIAL VIEW OF THE SUBJECT PARCEL.
INTERIOR VIEW OF THE EXISTING STRUCTURES LOOKING WEST.
VIEW OF SOUTH ELEVATION FROM THE ADJACENT PARKING LOT.
2 “Uphill Battle Over; Depot Completed”, Desert Sun, January 22, 1960.
Historic Site Preservation Board Staff Report: February 4, 2025
HDEMO 2024-0022 – Demolition of Class 3 Site – 340 N. Palm Canyon Drive
Page 3 of 7
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc…
January, 2025 Site inspection by HSPB accompanied by City Staff.
Ownership Status
February, 2021 Purchase by the current owner.
ANALYSIS:
Staff analysis is based on the application material and the site visit conducted in January
of 2025. The property fits within the following period:
Palm Springs Between the Wars (1919-1941)
Theme: Commercial Development between the Wars (1919-1941)
Sub-theme: Hotel and Resort Development (1919-1941)
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, including representing the original commercial core, early automobile-
related development, dude ranch development, or a direct association with
tourism, 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.
While a majority of the site remains vacant, there is a commercial tenant that is leasing a
small area of the building along North Palm Canyon. Once the building is completely
vacant, the applicant wishes to demolish the existing structure and plan for a new
commercial building. Plans to demolish a Class 3 or Class 4 site requires HSPB review
in accordance with the Municipal Code Section 8.05.130.
Criteria and Findings for Possible Re-designation of a Class 3 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:
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
Historic Site Preservation Board Staff Report: February 4, 2025
HDEMO 2024-0022 – Demolition of Class 3 Site – 340 N. Palm Canyon Drive
Page 4 of 7
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:
Originally built in a simplified Spanish Colonial Revival style of architecture, the
commercial building has been heavily altered from its original design with many character-
defining features lost over years of façade alterations. To determine if the site should be
reclassified, further evaluation of the criteria is necessary:
(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 in this application, no events associated with the site
appear to rise to this level of significance, therefore, 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 research provided in the application did not find an individual directly associated with
the site that would qualify under this criterion. Criterion ii is not met.
(iii) The resource reflects or exemplifies a particular period of national,
state or local history; or
The property was an example of hotel development in Palm Spring between the years of
1919-1941. Original design elements of the building, which were tied to its hotel use, were
removed to repurpose the building for a new commercial use. These insensitive changes
stripped the building of many character-defining features reflective of that period,
therefore, the site no longer meet this criterion.
(iv) The resource embodies the distinctive characteristics of a type,
period or method of construction; or
Conventional construction methods were used to construct and remodel the building. No
distinctive methods related to construction were found, therefore, this site does not qualify
under Criterion iv.
Historic Site Preservation Board Staff Report: February 4, 2025
HDEMO 2024-0022 – Demolition of Class 3 Site – 340 N. Palm Canyon Drive
Page 5 of 7
(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 land on which the hotel sits was first developed by Lillie Dawson Goff who joins the
group of early women pioneers in Palm Springs. She is the second sister of the Dawson
sisters: Zaddie Bunker and Henrietta Parker.3 It is unclear if the 38-room hotel later
became the El Morocco Hotel but the structure that remains on the site today is not an
exceptional representation of early hotel development. 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.
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 structure appears to occupy the lot in its original location but original features like the
street-facing courtyard were enclosed.
Design.
The original building exterior along Palm Canyon Drive exemplified a simple interpretation
of Spanish Colonial Style architecture and the internalized structures reflect ranch style
features, such as deep gable roof forms with wood shake shingles and covered porches.
The original building was well articulated with open courtyard spaces at the front of the
property and in the back for hotel guests. The front elevation is now a flat wall architectural
3 Gail Goff Kanter, “Palm Springs History: Dawson sisters forged path”, Desert Sun, October 10, 2013,
https://www.desertsun.com/story/travel/1/01/01/palm-springs-history-dawson-sisters-forged-path/2963067/
Historic Site Preservation Board Staff Report: February 4, 2025
HDEMO 2024-0022 – Demolition of Class 3 Site – 340 N. Palm Canyon Drive
Page 6 of 7
details that have been carried over with no real purpose or connection to the proposed
use. The hotel rooms at the rear of the property have been boarded up and taken out of
commission for many years. Remnants of the original design are visible in certain areas;
however, a majority of the design integrity no longer exists.
Setting.
The property is in the Central Business District (CBD) zone district and surrounded by
mostly retail uses. There are no adjacent hotels to the site and the lot itself has changed
from when it was first developed. The integrity of setting is lost.
Materials.
The building appears to be wood framed with stucco walls, clay roof tiles across the front
façade and wood shake shingles on the two-story portion of the building with the
abandoned rooms at the rear of the property. Some original material exists in poor
condition but most of the building materials have been replaced.
Workmanship.
Conventional construction methods and materials were used to construct the building.
Feeling.
The design integrity and site setting and context have been severely altered. The integrity
of feeling does not exist.
Association.
What was once a representation of a Spanish Colonial Style hotel from the period
between the Wars is now a building that has been stripped of its character-defining
features. The integrity of association to 1940s Palm Springs is not met.
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 at this time, therefore,
recommends the HSPB take no action and allows the applicant to move forward with the
proposed demolition.
Historic Site Preservation Board Staff Report: February 4, 2025
HDEMO 2024-0022 – Demolition of Class 3 Site – 340 N. Palm Canyon Drive
Page 7 of 7
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
340 N. Palm Canyon
ATTACHMENT B
Robert “Teddy ” Lee
Co-Trustee, 340 N Palm Canyon LLC
340 N Palm Canyon
Palm Springs CA 92262
December 20, 2024
City of Palm Springs
3200 E.Tahquitz Canyon Way
Palm Springs, CA 92262
Subject: Authorization to Submit Plans for Full Demolition of 340 N Palm Canyon, Palm
Springs, CA 92262
Dear Sarah Yoon,
As Co-Trustee of 340 N Palm Canyon LLC, the legal owner of the property located at 340 N
Palm Canyon Drive, Palm Springs, CA 92262, I hereby authorize the submission of plans for
the full demolition of the existing structures on the property.
This authorization grants the bearer permission to complete all necessary paperwork,
applications, and submissions to the appropriate departments of the City of Palm Springs
on behalf of 340 N Palm Canyon LLC. All submissions are made in accordance with local
regulations and ordinances governing demolition.
If you require any additional information or documentation, please do not hesitate to
contact me at 347-515-5600 or teddy@cramgt.com.
Thank you for your attention to this matter.
Sincerely,
Robert “Teddy ” Lee
Co-Trustee, 340 N Palm Canyon LLC
1
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00
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A
1A
1B
1C
1D A0.0
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COLUMN /GRID
IDENTIFICATION
WALL TYPE
WINDOW
DOOR
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
DIRECTION VIEWED
SECTION NUMBER
REVISION
PROPERTY LINE
w 3
P-1FINISH - ELEVATION
1A
1B
1C
1D A0.0
00
A0.0
0
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SHEET NUMBER
ELEVATION NUMBER
ELEVATION NUMBER
BUILDING SECTION
BUILDING SECTION
BUILDING SECTION
BUILDING SECTION
PL
AREA OF WORK:
340/332 N PALM CANYON DR
PALM SPRINGS, CA 92262
PALM CANYON
PROPERTY LINE
SIDEWALK12' - 0"PROPERTY LINE145' - 3"PROPERTY LINEPROPERTY LINE
50' - 0"
REVISIONS:
SHEET NO:
SCALE:
SHEET TITLE:
PRINT DATE:
STAMP
THE DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND
ARRANGEMENTS PRESENTED THEREBY ARE AND SHALL REMAIN THE
PROPERTY OF THE ARCHITECT. AND NO PART THEREOF SHALL BE
COPIED, DISCLOSED TO OTHERS, OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE
RECEDENCE OVER SCALED DIMENSIONS.
CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL
DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE
MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS
AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS
MUST BE SUBMITTED TO THE OFFICE FOR REVIEW BEFORE
PROCEEDING WITH FABRICATION.
*AS INDICATED*
NAME:TINA HOVSEPIAN
LICENSE NUMBER: C35908
PROJECT #:
PROJECT NAME
4/23/2023 5:05:44 PM
A0-0
00000.
PROJECT
INFORMATION340/332 N PALM CANYON DRPALM SPRINGS, CA 92262340 N
PALM
SHEET INDEX
A0-0 PROJECT INFORMATION
A1-01 EXISTING PLANS
A1-02 EXISTING ELEVATIONS
A1-03 DEMOLITION PLAN
PROJECT DIRECTORY
OWNER/ DESIGNER
C. CRUZ HOLDINGS LLC / ASTRID 13 LLC
210 S. ELLSWORTH AVE. #1421
SAN MATEO, CA 94401
PHONE: (347) 515-5600
CONTACT: TEDDY LEE
E-MAIL: teddy@cramgt.com
APPLICABLE CODES
2022 CALIFRONIA BUILDING CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFRONIA PLUMBING CODE
2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA GREEN BUILDING STANDARD
CODE
2022 CALIFORNIA ENERGY CODE
*NOTE* THE INTENT OF THE DRAWINGS AND SPECIFICATIONS HEREIN IS TO
CONSTRUCT REFERENCED PROJECT IN ACCORDANCE WITH THE 2022
CALIFORNIA BUILDING CODE AND CALIFORNIA CODE OF REGULATIONS TITLE
24. SHOULD ANY CONDITION DEVELOP NOT COVERED BY THE CONTRACT
DOCUMENTS WHEREIN THE
PROJECT INFORMATION
PROJECT ADDRESS 340/332 N PALM CANYON DR, PALM SPRINGS, CA 92262
APN 513081016
OCCUPANCY -
PREVIOUS
(E) B- FOOD SHOP
CONSTRUCTION
TYPE
III-B, NOT SPRINKLERED
BUIDLING SIZE 4,790 SF
BUILDING HEIGHT 2 STORY/ +/- 24'-0"
ZONE:CBD - CENTRAL BUSINESS DISTRICT
SCOPE OF WORK
COMPLETE DEMOLITON OF EXISTING STRUCTURE AT 340/332 N PALM CANYON
DR, PALM SPRINGS, CA 92262
PROJECT INFORMATION
SYMBOL LEGEND
SCALE1" = 10'-0"SITE - FLOOR PLAN2
1. ALL WORK SHALL CONFORM TO ALL APPLICABLE LOCAL, STATE AND
NATIONAL CODES AND ORDINANCES. IF CONFLICTS OCCUR THE MORE
STRINGENT
REGULATION GOVERNS.
2. CONTRACTOR SHALL VERIFY ALL EXISTING SITE CONDITIONS, THEIR
RELATIONSHIPS, DIMENSIONS AND LOCATIONS AND SHALL NOTIFY THE
ARCHITECT,
IMMEDIATELY OF ANY DISCREPANCIES WITH THESE DOCUMENTS. BEFORE
PRECEDING WITH WORK EACH SUBCONTRACTOR SHALL VERIFY AT THE
PROJECT
SITE, CONDITIONS AND MEASUREMENTS RELATED TO THEIR WORK.
PROCEEDING WITH THE WORK IS INDICATION OF ACCEPTANCE OF
CONDITIONS.
3. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS ON THE DRAWINGS
SHALL HAVE PRECEDENCE.
4. IN THE EVENT THAT ANY UNUSUAL CONDITIONS NOT COVERED BY THESE
DOCUMENTS ARE ENCOUNTERED DURING CONSTRUCTION, THE ARCHITECT
SHALL
BE NOTIFIED IMMEDIATELY.
5. THE CONTRACTOR SHALL MAINTAIN THE JOB SITE IN A NEAT AND SAFE
CONDITION AT ALL TIMES THROUGHOUT THE CONSTRUCTION PERIOD. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MEANS, METHODS,
TECHNIQUES, SEQUENCES, PROCEDURES, AND COORDINATION OF THE
WORK.
6. PROVIDE SAFETY GLAZING AT HAZARDOUS LOCATIONS, AND AS
REQUIRED BY CODES, INCLUDING BUT NOT LIMITED TO: DOORS, SLIDING
DOORS, MIRRORED WARDROBE DOORS, TUB AND SHOWER ENCLOSURES,
AND GLAZING WITHIN 12' OF A DOOR AND ANY PANEL IN EXCESS OF SQ. FT.
OR WITHIN 18" OF THE FLOOR.
7. MAINTAIN VISIBLE AND LEGIBLE ADDRESS NUMBERS FROM THE STREET.
8. WATER HEATERS AND INSTALLATION SHALL COMPLY WITH ALL THE UPC,
UMC, AND TITLE 24 REQUIREMENTS. PROVIDE SEISMIC STRAPS FOR WATER
HEATERS. WATER HEATER MUST BE STRAPPED TO WALL. ALSO PROVIDE
COMBUSTION AIR. ALSO PROVIDE AUTOMATIC EARTHQUAKE SHUTOFF
VALVE.
9. FIRE STOPPING AND DRAFT STOPPING SHALL BE INSTALLED TO CUT OFF ALL
CONCEALED DRAFT OPENINGS, BOTH HORIZONTAL AND VERTI CAL. PER
U.B.C. 2516(F)
10. ALL MATERIAL AND EQUIPMENT SHALL BE INSTALLED PER
MANUFACTURER'S INSTRUCTIONS.
11. SEALANT, CAULKING, AND FLASHING LOCATIONS SHOWN ON
DRAWINGS ARE NOT INTENDED TO BE INCLUSIVE. FOLLOW
MANUFACTURER'S RECOMMENDATIONS AND STANDARD INDUSTRY
PRACTICE.
12. PROVIDE BACKING FOR ALL TOWEL BARS, HANDRAILS, SINKS, TUBS, ETC.
13. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND
UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITIES
(POWER POLES, PULL-BOXES, TRANSFORMERS, VAULTS, PUM PS, VALVES,
METERS, APPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE
CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINES-
WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO
COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL
EXPENSES.
14. SEAL ALL EXTERNAL CRACKS, JOINTS, PENETRATIONS, EDGES, AND ENTRY
POINTS WITH CAULKING. WHERE OPENINGS CANNOT BE CAULKED OR
SEALED, INSTALL RODENT - AND CORROSION - PROOF SCREENS. PROTECT
EXPOSED FOUNDATION INSULATION WITH MOISTURE RESISTANT, PEST-PROOF
COVER.
15. USE POLYURETHANE AND BITUTHENE AT ALL FENESTRATIONS AND PIPE
PENETRATIONS.
16. AUTOMATIC HUMIDISTAT CONTROLLER IN EACH BATHROOM.
17. PROVIDE WEATHER STRIPPING AT ALL OPERABLE DOORS, WINDOWS AND
SKYLIGHTS.
18. PROVIDE AND INSTALL AIR TIGHT RATED RECESSED LIGHTS IN ALL
CEILINGS.
19. TAPE AND SEAL ALL AIR FILTERS AND VENTILATION DUCT WORK TO
CREATE AIR TIGHT SEALS.
20. SEAL ALL CRACKS AT THE BASE OF WALLS.
CONDENSATION
21. NEW PROPOSED IMPROVEMENTS SHALL NOT OBSTRUCT DRAINAGE OR
DRAIN INTO NEIGHBORING PRIVATE PROPERTIES.
22. WATER SHALL BE DRAINED AWAY FROM THE FOUNDATION AND SHALL BE
MITIGATED FROM PERMEATING INTO FOUNDATION WALL AND FOOTING OF
THE NEW PROPOSED
IMPROVEMENTS.
23. NO CONSTRUCTION DEBRIS SHALL BE SPILLED OR STORED ONTO PUBLIC
RIGHT-OF WAY.
24. NO RUNOFF OF SEDIMENT OR WASTES IS ALLOWED IN WATER LEAVING
GENERAL NOTES
AREA OF WORK:
340/332 N PALM CANYON DR
PALM SPRINGS, CA 92262
VICINITY MAP
NO. DESCRIPTION DATE
LEGEND:
(E) WALLS
REVISIONS:
SHEET NO:
SCALE:
SHEET TITLE:
PRINT DATE:
STAMP
THE DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND
ARRANGEMENTS PRESENTED THEREBY ARE AND SHALL REMAIN THE
PROPERTY OF THE ARCHITECT. AND NO PART THEREOF SHALL BE
COPIED, DISCLOSED TO OTHERS, OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE
RECEDENCE OVER SCALED DIMENSIONS.
CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL
DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE
MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS
AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS
MUST BE SUBMITTED TO THE OFFICE FOR REVIEW BEFORE
PROCEEDING WITH FABRICATION.
*AS INDICATED*
NAME:TINA HOVSEPIAN
LICENSE NUMBER: C35908
PROJECT #:
PROJECT NAME
4/23/2023 5:05:44 PM
A1-01
00000.
EXISTING PLANS340/332 N PALM CANYON DRPALM SPRINGS, CA 92262340 N
PALM
SCALE1/8" = 1'-0"LEVEL 1 - EXISTING PLAN1 SCALE1/8" = 1'-0"LEVEL 2 - EXISTING PLAN2
NO. DESCRIPTION DATE
LEVEL1
0' -0"
LEVEL2
9' -4"
ROOF PLAN
21' -4"
PARAPET
24' -0"
*NOTE*
COMPLETE (E) STRUCTURE DEMOLITION
LEVEL1
0' -0"
LEVEL2
9' -4"
ROOF PLAN
21' -4"
PARAPET
24' -0"
*NOTE*
COMPLETE (E) STRUCTURE DEMOLITION
LEVEL1
0' -0"
LEVEL2
9' -4"
ROOF PLAN
21' -4"
PARAPET
24' -0"
*NOTE*
COMPLETE (E) STRUCTURE DEMOLITION
LEVEL1
0' -0"
LEVEL2
9' -4"
ROOF PLAN
21' -4"
PARAPET
24' -0"
*NOTE*
COMPLETE (E) STRUCTURE DEMOLITION
REVISIONS:
SHEET NO:
SCALE:
SHEET TITLE:
PRINT DATE:
STAMP
THE DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND
ARRANGEMENTS PRESENTED THEREBY ARE AND SHALL REMAIN THE
PROPERTY OF THE ARCHITECT. AND NO PART THEREOF SHALL BE
COPIED, DISCLOSED TO OTHERS, OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE
RECEDENCE OVER SCALED DIMENSIONS.
CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL
DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE
MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS
AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS
MUST BE SUBMITTED TO THE OFFICE FOR REVIEW BEFORE
PROCEEDING WITH FABRICATION.
*AS INDICATED*
NAME:TINA HOVSEPIAN
LICENSE NUMBER: C35908
PROJECT #:
PROJECT NAME
4/23/2023 5:05:45 PM
A1-02
00000.
EXISTING ELEVATIONS340/332 N PALM CANYON DRPALM SPRINGS, CA 92262340 N
PALM
SCALE1/8" = 1'-0"EAST - DEMOLITION3SCALE1/8" = 1'-0"NORTH DEMOLITION1
SCALE1/8" = 1'-0"SOUTH - DEMOLITION2
SCALE1/8" = 1'-0"WEST - DEMOLITION4
NO. DESCRIPTION DATE
LEGEND:
(E) WALLS TO BE REMOVED
AREA OF WORK:
340 N PALM CANYON DR
PALM SPRINGS, CA 92262
*COMPLETE LEVEL 1 BUILDING DEMOTION*
AREA OF WORK:
340 N PALM CANYON DR
PALM SPRINGS, CA 92262
*COMPLETE LEVEL 2 BUILDING DEMOTION*
AREA OF WORK:
340 N PALM CANYON DR
PALM SPRINGS, CA 92262
*COMPLETE BUILDING DEMOTION*
PROPERTY LINE
50' - 0"PROPERTY LINE1743"REVISIONS:
SHEET NO:
SCALE:
SHEET TITLE:
PRINT DATE:
STAMP
THE DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND
ARRANGEMENTS PRESENTED THEREBY ARE AND SHALL REMAIN THE
PROPERTY OF THE ARCHITECT. AND NO PART THEREOF SHALL BE
COPIED, DISCLOSED TO OTHERS, OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE
RECEDENCE OVER SCALED DIMENSIONS.
CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL
DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE
MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS
AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS
MUST BE SUBMITTED TO THE OFFICE FOR REVIEW BEFORE
PROCEEDING WITH FABRICATION.
*AS INDICATED*
NAME:TINA HOVSEPIAN
LICENSE NUMBER: C35908
PROJECT #:
PROJECT NAME
4/23/2023 5:05:46 PM
A1-03
00000.
DEMOLITION PLAN340/332 N PALM CANYON DRPALM SPRINGS, CA 92262340 N
PALM
SCALE1/8" = 1'-0"LEVEL 1 - DEMOLITION PLAN1 SCALE1/8" = 1'-0"LEVEL 2 - DEMOLITION PLAN2 SCALE1/8" = 1'-0"LEVEL 1 - FLOOR PLAN3
NO. DESCRIPTION DATE
Subject Photos
View looking northeast showing the southern and
western building elevations.
View looking southeast showing the northern and
western building elevations.
View looking northwest showing the southern and
eastern building elevations.
View looking north showing the southern building
elevation.
View looking northwest showing the southern and
eastern building elevations.
View looking west showing the stairway.
View looking south along Palm Canyon Drive
showing the surrounding street scenes.
View looking north along Palm Canyon Drive
showing the surrounding street scenes.
Interior view showing the tenant improvements
within unit A (restaurant/bar).
Interior view showing the tenant improvements
within unit A (restaurant/bar).
Interior view showing the bar within unit A
(restaurant/bar).
Interior view showing the kitchen within unit A
(restaurant/bar).
Interior view showing the tenant improvements
within unit A (restaurant/bar).
Interior view showing the restroom within unit A
(restaurant/bar).
Interior view showing the walk-in cooler space
within unit A (restaurant/bar).
Interior view showing the tenant improvements
within unit B (retail).
Interior view showing the restroom within unit B
(retail).
View showing the roof terrace.
Interior view showing the tenant improvements
within unit 5 (SRO).
Interior view showing the tenant improvements
within unit B (SRO).
Interior view showing a shared bathroom (SRO).
Interior view showing the tenant improvements
within unit 4 (SRO).
Interior view showing the bathroom within unit 4
(SRO).
Interior view showing a shared bathroom (SRO).
Interior view showing the tenant improvements
within unit 6-2 (SRO).
Interior view showing the tenant improvements
within unit 8 (SRO).
Interior view showing a shared bathroom.
Interior view showing the tenant improvements
within unit 10.
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
1. Name of Entity
2. Address of Entity (Principle Place of Business)
3. Local or California Address (if different than #2)
4. State where Entity is Registered with Secretary of State
If other than California, is the Entity also registered in California? Yes No
5. Type of Entity
Corporation Limited Liability Company Partnership Trust Other (please specify)
6. Officers, Directors, Members, Managers, Trustees, Other Fiduciaries (please specify)
Note: If any response is not a natural person, please identify all officers, directors,
members, managers and other fiduciaries for the member, manager, trust or other entity
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
7. Owners/Investors with a 5% beneficial interest in the Applicant Entity or a related entity
EXAMPLE
JANE DOE
[name of owner/investor]
50%, ABC COMPANY, Inc.
[percentage of beneficial interest in entity
and name of entity]
A.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
B.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
C.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
D.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
E.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
I DECLARE UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF
CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT.
Signature of Disclosing Party, Printed Name, Title
Date
PENALTIES
Falsification of information or failure to report information required to be reported
may subject you to administrative action by the City.
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
1. Name of Entity
2. Address of Entity (Principle Place of Business)
3. Local or California Address (if different than #2)
4. State where Entity is Registered with Secretary of State
If other than California, is the Entity also registered in California? Yes No
5. Type of Entity
Corporation Limited Liability Company Partnership Trust Other (please specify)
6. Officers, Directors, Members, Managers, Trustees, Other Fiduciaries (please specify)
Note: If any response is not a natural person, please identify all officers, directors,
members, managers and other fiduciaries for the member, manager, trust or other entity
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
7. Owners/Investors with a 5% beneficial interest in the Applicant Entity or a related entity
EXAMPLE
JANE DOE
[name of owner/investor]
50%, ABC COMPANY, Inc.
[percentage of beneficial interest in entity
and name of entity]
A.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
B.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
C.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
D.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
E.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
I DECLARE UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF
CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT.
Signature of Disclosing Party, Printed Name, Title
Date
PENALTIES
Falsification of information or failure to report information required to be reported
may subject you to administrative action by the City.
Qualifications for a Historic Site
1.Resource is associated with the events that have made a meaningful contribution to the
nation,state,or community
None that we were able to find.
2.Resource is associated with the lives of persons who made a meaningful contribution to
the national,state or local history
None that we were able to find
3.Reflects or exemplifies a particular period of national,state or local history
None that we were able to find.
4.Resource embodies the distinctive characteristics of a type of period or method of
construction
No distinctive characteristics found,typical construction methods of that period were
used.
5.Resource presents the work of a master builder,designer,artist or architect whose
individual genius influenced his or her age or that possess high artistic value
None that we were able to find.
6.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
None that we were able to find.
7.Resource has yielded or may be likely to yield information important to national,state,or
local history
None that we were able to find.
1
Individuals Contacted for further research:
Sarah Yoon
Associate Planner /Historic Preservation Officer
Department of Planning Services
Direct:760.323.8245 x8768
Requested to see if we were able to provide a date for the postcard of the hotel,
(reference image 1 below).Also asked for a building permit of the original building,
(earliest permit we were able to obtain was from 1961 image 8 below).Recommended
contacting Ken for more information.Provided a link to reference some context from the
1919-1941 wars,found no images or information regarding our building.
Ken Lyon:
Principal City Planner
Department of Planning Services
T 760 322 8364 x 8786 or 760 323 8245 F 760 322 8360
He mentioned that he has the same access as Sarah Yoon for data and info on the
building.Also said I can contact Renee Brown at the Palm Springs Historical Society to
see if she may have any other info.Also suggested visiting the visitor center to see if
they had books that contained images of the property.
PS Visitor Center Rep
2901 N Palm Canyon Dr,
Palm Springs,CA 92262
(800)347-7746
The books they had were of modern and residential architecture/homes,I wasn't able to
find any pictures from our property.He recommended visiting the Palm Springs library.
Librarian
300 S Sunrise Way,
Palm Springs,CA 92262
2
760-322-7323
Told me I had better luck looking on “Access the past”and yellow pages but there will
be some pretty extensive research.I was able to find a couple of images in the phone
directory and high school yearbook (see images 5 and 12)
California Register Rep
1725 23rd Street,Suite 100
Sacramento,CA 95816
916-445-7000
Walked through the required criteria that makes a building historical on their webpage,
same as 7 items above.She mentioned that our building is not on the national or state
register,that I needed to talk to the city as to why they deemed it historical.She also
mentioned that many city’s will deem certain buildings historical just based on how old
they are.
3
Historical Research
1.1947 EL MOROCCO HOTEL
2.1939 PROPERTY OWNERS’ASSOCIATION
4
3.1941 REAL ESTATE OFFICE
4.1941 CURIO SHOP
5
5.1941 Telephone Directory
6
6.1944 EL MOROCCO COCKTAIL LOUNGE
7.1944 SWEDISH MASSAGE PARLOUR
7
8.1946 Image of 332 N Palm Canyon (Building on the left)
8.1960 Advertisement for Cocktail lounge
8
9.1961 Electrical Permit
9
10.1962 Job Card
10
11.1965 Job Card
12.1978 PS High School Yearbook
11
13.1980 Job Card
12
13
14.1983 Code Violation
14
15.1998 Certificate of Occupancy Hot dog stand
15
16.2006 Certificate of Occupancy J Dees Landing Restaurant and Bar
16
17.2006 Business License Application J Dees Landing Restaurant and Bar
J Dees Landing Restaurant and Bar
17
18.2008 Inspection of a Bar and Grill
18
19.2009 Image of 332 N Palm Canyon (Building to the left)
19
20.2011 Building Permit (Interior Demolition)
20
21
21.Reroof Permit 2011
22
22.Palm Springs life 2013
23
23.Palm Springs Art 2013 of 340 N Palm Canyon
24
24.(2013)Business License track sheet 340 N Palm Canyon
25
26
27
25.(2014)Electrical Permit and Plans
28
29
30
31
SUPPLEMENTAL HISTORIC RESEARCH BY STAFF
Desert Sun, Volume XXII, Number 26, 3 February 1939.
Desert Sun, Volume XXII, Number 30, 24 February 1939
Desert Sun, Volume XXII, Number 33, 17 March 1939
Desert Sun, Volume XXXIII, Number 18, 28 August 1959
Desert Sun, Volume XXXIII, Number 135, 22 January 1960
Desert Sun, 7 November 1977
TRAVEL
Palm Springs History: Dawson sisters forged path
Gail Goff Kanter
Renee BrownSpecial to MyDesert
If you look back in the history of Palm Springs many of the earliest pioneers were women.
Three that were partially responsible for the evolution of the downtown area were the
Dawson sisters: Zaddie, Lillie and Henrietta.
Zaddie, the oldest of the sisters, came to Palm Springs in 1910 with her husband Ed Bunker.
The couple had been visiting his parents in the San Jacinto/Hemet area when they heard
about a small desert town where people were going hoping to improve their health with dry
air and sunshine.
The Bunkers saw possibilities for work in this developing resort community and stayed. Ed
was a mechanic and Zaddie read his car repair books and learned to repair cars too. They
opened a garage and bought parcels of land in the downtown area.
Zaddie was the first woman in California to get her chauffer’s license. She drove a flatbed
truck out to the train station to bring freight and visitors into town. During World War I she
hauled supplies and the U.S. mail. They constructed buildings on Main Street, which would
later be renamed Palm Canyon Drive.
These buildings were leased to small businesses including a drugstore, two movie theaters
and the world famous Chi Chi nightclub. They also opened the first automobile dealership.
In the winter of 1914, the youngest sister Henrietta and her husband Ellis Parker moved
from Missouri with her parents Elijah and Sarah Dawson. They wanted to see why Zaddie
thought Palm Springs was so wonderful. Elijah Dawson promptly bought a piece of land on
the corner of Indian Avenue and Amado Road where he tended five dairy cows that
supplied milk to the community.
Ellis Parker worked as a carpenter. The Parkers built the De Anza Hotel, which still stands
on the corner of Tamarisk Road and Indian Avenue.
The middle sister Lillie, her husband Frank Goff and four children arrived in Palm Springs in
1921. They moved to Pasadena in 1911 and had been struggling to make ends meet. Zaddie
talked her younger sister into coming to Palm Springs to help her cook for a movie crew
filming here. Lillie and her family found opportunities for work and stayed too.
Lillie bought a five-room bungalow that had a kitchen and she began cooking and serving
meals to paying guests. She added more rooms and eventually a second story ending up
with a 38-room hotel. She built the Dawson Cottages on the land purchased by her father.
Later many of these cottages were sold and moved to locations around Palm Springs and
Cathedral City.
All of Lillie’s children lived in Palm Springs until their deaths.
When the Dawson sisters first arrived they worked at whatever they could find to provide for
their families including doing housework, washing, ironing and sewing. All three sisters
purchased parcels of land in the downtown area and built hotels and other businesses.
They became moneylenders making it possible for others to fulfill their dreams in this
desert community.
The Dawson sisters were strong and resourceful women who were able to create a good life
for their families and a better community in the city that they called home.
Published 4:56 p.m. PT Oct. 10, 2013
https://www.desertsun.com/story/travel/1/01/01/palm-springs-history-dawson-sisters-
forged-path/2963067/
HISTORIC PHOTOGRAPHS – SOURCE: PALM SPRINGS HISTORICAL SOCIETY
1946, 342 N. Palm Canyon Drive, Ted Reed Frigidaire, Reed’s Radio Shop
336 N. Palm Canyon Drive, 1946 El Morocco Hotel
El Morocco Hotel, 1940
Rogers Stables float in the Desert Circus Parade, 1938
336 N. Palm Canyon Drive, 2009
Google Street View, April 2014
Google Street View, November 2018
Google Street View, 2023
